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.

• Article 2.

General Provisions Decisionmaking and Administrative Bodies • Article 3.

• Article 4.

• Article 5.

Development Review Zoning Districts Development Standards

Table of Contents

• Article 6.

• Article 7.

and Non-conformities Violations, Enforcement Penalties • Article 8.

Definitions • Appendix A Site Specific • Appendix B Mediterranean Design Guidelines • Appendix C Foundation Map

Sample Page Formatting Example

Article 3 Division 2 Development Review General Development Review Procedures Section 3 – 201.

Pre-application conference Section 3 – 202.

ArticleDivision

Section 3 – 203.

Filing application for development approval/simultaneous applications Determination of application completeness Section 3 – 204.

Review by Development Review Committee (DRC)

Subsection

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 Old Gables • SF 2 – New Gables • SF 2 - 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 free standing 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 75’(w) x 110’(d) Lot Front Yard = 25’

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 non conforming nuisance-like conditions – outdoor noise, night use of unscreened parking areas and uncontrolled odors (cooking or waste storage)

Night Time Uses

• Uses active between 8:00PM and 6:00AM • Subject to discretionary administrative review and compliance with performance standards if adjacent to singe family residential area