Transcript Slide 1
Draft City-wide Zoning Ordinance Update Discussion with Lindenville Property Owners February 9, 2010 General Plan & Zoning • General Plan (GP) – Adopted by the City in 1999 – Contains the policies used by the City to make landuse and development decisions • Zoning Ordinance – Last comprehensively updated in 1986 – Contains the rules and regulations used to implement the General Plan • The Zoning Ordinance is subordinate to the General Plan, and by State law the two must be consistent Lindenville Land Use Diagram • General Plan Land Use Designations in the area: – Business Commercial – Office – Mixed Industrial We’ve Heard Your Concerns • Office development is not feasible at this time • The City must maintaining the industrial land base • There must be flexibility for reuse of industrial buildings/sites • There must be more certainty in the review process • Response to concerns provided in writing So we’ve made the following changes… Office Development: Not Feasible At This Time • Business and Professional Office (BPO) Zoning now includes the following language: “Until 2024 or such time a program is in place for developing this essential infrastructure, whichever comes first, industrial, general service, warehousing, and related uses are permitted in order to maintain the economic viability of the area and provide a range of employment opportunities”. • Legally established industrial uses in So. Lindenville will no longer be considered “nonconforming” Industrial Land In SSF • Consistent with the adopted General Plan, the amount of Industrial land remains unchanged • Based on the adopted General Plan, much of the southeast corner of the City remains Industrial Flexibility: Landscape and Fence Ht. • Landscape Buffer for Open Parking Abutting an Interior Lot Line: – Used to be a 6’ landscape buffer requirement – Proposing a 3’ landscape buffer requirement • 8’ tall fence height allowed in rear yard with Minor Use Permit (20.300.005(A)(3)) – More than 6’ tall fence currently requires CUP Certainty: BPO Uses and Required Improvements • When is a Use Permit Required – Use Regulation Tables – More uses allowed in Industrial Districts – More uses permitted by right • Public improvements are required with new development or additions adding more than 25% of the gross FAR (20.300.009) Certainty: Parking and Warehousing • Nonconforming Parking or Loading (20.330.003(A)): – An existing use of land or structure shall not be deemed to be nonconforming solely because of a lack of on-site parking and/or loading facilities • Calculation of Required Parking (20.330.004(B)): • Parking Reductions (through CUP) • Standards for Freight/Truck Terminals and Warehouses (20.350.019) Certainty: General Terms • Warehousing, Storage and Distribution (Mixed Industrial Zoning) • Construction & Material Yards, and Industrial (interim Business Professional Office Zoning) • Standards and Requirement for Specific Uses – Ex. Outdoor Storage Certainty and Flexibility: Building Transparency • Building Transparency/Required Openings (MI Zone): – Certainty – The draft Code requires buildings within 20 feet of a front or street side lot line to include windows, doors, or other openings for at lest 40% of the building wall area between 2.5 and 7 feet above the level of sidewalk. – Flexibility – Reduction through Design Review (this is not a Use Permit) Certainty: Site Clearance • Site clearance application review: – Existing informal process, now it is written down for better understanding • No site clearance is required for the continuation of previously approved or permitted uses and structures, or the uses and structures that are not subject to any building or zoning regulations Certainty and Flexibility: Waivers and Exceptions • Waivers and Exceptions – Certainty: do NOT apply to: • • • • • Lot area, width, or depth Maximum number of stories Minimum number or dimension of required parking spaces Residential density Maximum FAR – Flexibility: 10%, based on Required Findings for: • • • • • • Minimum yards Fence and freestanding wall height Maximum building height Maximum lot coverage Minimum landscape requirements Required ground-floor building transparency Next Steps: Zoning Ordinance Update • Commence Public Hearings – Planning Commission – February 18, 2009 – City Council must take final action to adopt the Zoning Ordinance Discussion and Comments