Zoning Code Re-Write City Commission Workshop October 5, 2005
Status • Code has been re-organized into 8 articles • Format includes “way-finding” section numbering system • Headers and footers for easy location of sections • Increased use of charts and illustrations
Table of Contents • Article 1. General Provisions • Article 2. Decisionmaking and Administrative Bodies • Article 3. Development Review • Article 4. Zoning Districts • Article 5. Development Standards
Table of Contents • Article 6. Non-conformities • Article 7. Violations, Enforcement and Penalties • Article 8. Definitions • Appendix A Site Specific • Appendix B Mediterranean Design Guidelines • Appendix C Foundation Map
Sample Page Formatting Example Article 3 Development Review Division 2 General Development Review Procedures Section 3 – 201. Pre-application conference Section 3 – 202. Filing application for development approval/simultaneous Article Division applications Section 3 – 203. Determination of application completeness Section 3 – 204. Review by Development Review Committee Subsection(DRC)
Residential Districts • Draft consolidates existing R districts into 2 districts – “Old Gables” and “New Gables” (old districts differed only in terms of required minimum building area) • Site Specific Regulations are not changed and still apply • Draft consolidates A and D districts into 2 multifamily districts
Actual Lot Sizes
Single Family Districts • SF 1 • SF 2 – • SF 2 - Old Gables New Gables No material change in regulations governing the New Gables • Although modifications were considered, no changes to lot split provisions is proposed in either district
SF 1 District • Residences with a height of 16’ and an FAR of. 35 or less – Permitted As of Right • Residences with a height of more than 16’ and/or an FAR of more than. 35 – Discretionary administrative review subject to performance standards by Zoning
SF 1 District • Height reduced to 27 feet – measured from the mid-point of the gable • Incentives for porte-cocheres and freestanding garages (not counted as FAR) • Garages set back at least 5 feet from building line • Minimum rear yard increased to 10 feet • Reduced FAR for lot area in excess of 10, 000 square feet from. 3 to. 1
Increased Side Yard Setbacks
Building Envelope Rear Yard = 5’ Side Yard (20% of Lot Width) 7. 5’ each side Front Yard = 25’ 75’(w) x 110’(d) Lot
Maximum Coverage 35% = 2, 887 s. f.
2, 887 sq ft, 1 story home
Performance Standard House rotated to increase side yards Additional Side Yard Setbacks
Performance Standard
Performance Standard
Contextual Review Discretionary review of single family expansion or new construction” • Reviewed in context of existing houses in “neighborhood” • Neighborhood defined by block on which proposed development is located on either side of street, plus • Lots abutting rear property line
“Neighborhood”
“Neighborhood”
Contextual Review Board of Architects review of proposed expansion or new construction based on: • whether height, scale, mass and character is consistent with existing homes • impact on air and light of adjacent residences • compatibility with neighborhood character
Contextual Review
Contextual Review
Multifamily Districts • MF 1 -- Low intensity district (9 dus/acre) • MF 2 – Mid and high rise district (based on moratorium ordinance) • Reduced front yard setback for Low rise (duplexes, townhouses and apartments
Townhouse Standards • No required front yard in MF 1 District • Minimum front yard of ten (10) feet in MF 2 District for townhouses, attached residential and apartments • No individual unit garage entrances facing street in MF 1 or MF 2 • Minimum unit width of sixteen (16) feet
Townhouse Standards Not Permitted
Townhouse Standards Permitted
Commercial Districts • Consolidate CA, CB and CC Districts into 2 districts: – CL Commercial Limited –C General Commercial • Consolidate laundry list of uses into categories of use • Night-time uses
CL Commercial Limited • Commercial along major roads which are adjacent to single family residential with or without alley • Mandatory compliance for nonconforming nuisance-like conditions – outdoor noise, night use of unscreened parking areas and uncontrolled odors (cooking or waste storage)
Night Time Uses • Uses active between 8: 00 PM and 6: 00 AM • Subject to discretionary administrative review and compliance with performance standards if adjacent to singe family residential area
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