Agenda - Environmental Policy Board - 10/17/2022

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Environmental Policy Board (EPB) 5.2. Meeting Date: 10/17/2022 By: Chris Anderson, Community Development Information Title: Discussion Item: Density Transition Standards Purpose/Background: Over the coming months, Planning Staff will be bringing forth various discussion topics to the Planning Commission to consider potential updates to the Zoning Code (needed to ensure that the Zoning Code successfully achieves the intended outcomes of the Comprehensive Plan). One such topic is Density Transitioning, which is required when a higher density development is proposed adjacent to an existing, lower density neighborhood. While there are multiple options to satisfy Density Transitioning, landscaping (or preservation of existing trees) is almost always the tool utilized. However, there are challenges with the current Density Transitioning standards and ideally, the standards could be modified to alleviate some of the more common issues. Notification: Notification is not required. Observations/Alternatives: This discussion will be broken down into segments, to help provide Staff detailed feedback on various aspects of the current regulations. Quantity of Plantings Depending on the zoning of the proposed and existing developments, the quantity of trees, which must be a mix of overstory, ornamental, and evergreen trees, varies. It can range from a minimum of six (6) trees per 100 feet of common boundary with an existing development up to forty-eight (48) trees per 100 feet of common boundary with an existing development, dependent on the zoning of the proposed development and that of the existing neighborhood. The width of this corridor also varies (again, dependent on the proposed and existing zoning), which helps somewhat finding more space to plant these trees. However, often, trees end up being planted too close together in an attempt to meet the minimum numbers. As the trees mature, there will not be sufficient space to grow, there will be significant competition for water, nutrients, and sunlight. Question: Should the City consider reducing the required number of plantings to satisfy the Density Transitioning standards? Common Ownership The intention is for the Density Transitioning area(s) to be held in common ownership, which does make sense if the proposed development is a multifamily project, as they generally have a Home Owners Association (HOA). However, when a proposed 'urban' single family development is proposed adjacent to an existing rural neighborhood, the common ownership standard is more difficult. Many single family developments do not have (or need) an HOA, thus, the common ownership standard cannot be achieved. While the City could require an HOA for maintenance of the 'common area', it is very likely that the HOA would dissolve, leaving no clear party responsible for maintenance. In a recent development, the Density Transitioning area ended up being divided into multiple outlots that were deeded to the City (with the intention of the City deeding the outlots to the adjacent, existing property owners). This puts more burden on the City to maintain these areas for the long term and requires the allocation of resources, which are already stretched thin.