Agenda - Planning Commission - 10/15/2015

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where the R-1 district has a minimum lot size of 6,000 square feet and a maximum lot size of 9,999 square feet (§18.12.040). Creating development standards for small -lot develop- ment may also promote infill development. Moving oddly sized lots from nonconform- ing and "unbuildable" to built out not only works in the service of water conservation, but it also fills holes, rips, and tears in the community development fabric and may also increase surrounding property values (Filling in the Spaces 2003). Smaller lots can also be created in an existing neighborhood through the establish- ment of a process that permits the resubdivi- sion of lots in areas that have been developed with larger lots than the zone district's mini- mum size. For example, San Diego permits resubdivision of larger lots to smaller lots in multifamily districts that have developed as single-family neighborhoods, with the goal of keeping the new development design in context with the existing neighborhood 0143.0365). Development on smaller lots also be cre- ated through the subdivision process through duster development subdivision standards. Compact Development. In addition to providing standards specifically for small - lot, single-family residential development, revising zoning standards to encourage more compact development with increased density through multifamily and mixed use structures also appears to have a positive impact on overall water use. While the relationship be- tween increased density in development and water conservation does not appear to have been proven through any large-scale testing and analysis, the theory, as explained in the California Water Plan, seems measurable in terms of overall reduced landscaping de- mands on residential water use. Not all communities, however, agree that this assumption is persuasive. For example, the EPA, Denver Water, and the city of San Diego have all used the California Water Plan compact development theory to model a locational shift of residents choosing homes with smaller lots and less landscaping over traditional suburban development patterns, reducing per capita water demand and there- by slowing the growth of total volume of water consumed. Phoenix, Arizona, by comparison, assumed that a design change to encourage compact development over traditional density patterns would result in a net overall increase — Roofline is oriented primarily to the street to minimize shade/ shadow impacts on adjacent properties - Transparent windows/ doors occupy at (east 15% of the facade Clear building entry with weather protection at least 4' deep along the width of the entry Garage is set back behind the front face of the house and/or porch Q An illustration of small -lot development from Tacoma, Washington's development regulations. in projected population that will increase overall water demand. In other words, Phoe- nix assumed that providing a more compact housing option will lure new residents who would otherwise choose to live in other com- munities, in addition to those people already expected to live in Phoenix (Bush 2007). Whether or not Denver is correct or Phoenix is correct in its long-term use assumptions, designing development within a more com- pact pattern will have a positive impact on the infrastructure necessary to take water to our homes. Once a community has appropriate small lot/increased density zoning in place, local officials may also consider incentives to encourage the use of that district or develop- ment option. This might include a density or square -foot bonus for small -lot development, water or impact fee reductions or waivers, or expedited plan and permit approval. San Antonio, Texas, allows impact fee waivers for specified new development and redevelop- ment that takes place within the city's Inner City Reinvestment and Infill Policy Target Area (San Antonio n.d.). Water Conservation Site Development Standards Most modern zoning regulations, both tradi- tional and form -based, include any number of standards designed to address specific site development requirements such as parking, lighting, and building design. Water conserva- tion standards can be added to this list, either as a specific group of regulations or incorpo- rated throughout the other standards. Landscaping Standards. Existing land- scaping standards are typically a good subject for revision to better encourage water conser- vation. Turf grass is the current poster child for water -driven change. Planning lore tells us that turf grass became popular through a combination of our desire to emulate the Brit- ish—with their ancestral homes and sufficient staff to maintain a lawn—the invention of the lawn mower, and the establishment of the 40 - hour work week. This was followed by country clubs, golf courses, and suburbs. Rolling turf grass lawns maintained their status and ap- peal regardless of where in the country we built our homes. The impact of our preference for lawns is measurable in terms of both water ZONINGPRACTICE 9.15 AMERICAN PLANNING ASSOCIATION I page 4