Transcript Subdivision Ordinance Revision Update CBJ Planning Commission Presentation November 9, 2010 Proposed Subdivision Changes Housing & Development Forum Presentation February 25, 2015

Subdivision Ordinance Revision
Update
CBJ Planning Commission Presentation
November 9, 2010
Proposed Subdivision Changes
Housing & Development Forum
Presentation
February 25, 2015
Proposed Subdivision Changes
What is proposed?
Revisions to the Land
Use Code regarding the
subdivision of land
History
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Existing Code originates from the 1960s
Many amendments since then
Piecemeal approach to subdivisions
Some sections conflict
Out of date
Repetitive
Proposed Goals
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Make process more predictable
Easier to understand
Easier to use
Encourage orderly development
Reflect current subdivision practices
Fairly balance and distribute development costs
Proposed Subdivision Changes
Applications in General:
• Application cancellation – new section that
provides for applications to be cancelled due to
inactivity
• Application withdrawal – new section that
provides for applications withdrawn by applicants
Proposed Subdivision Changes
Common Wall Development Changes:
• Revised the approval process for common
walls for clarity purposes
• Parking and access section expanded to allow
more room for alternative parking scenarios
• Utilities required to be separate
• Minimum side yard setback section clarified to
reduce confusion
Proposed Subdivision Changes
Minor Subdivision Changes:
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Current: 1 to 4 lots
Proposed: to 13 lots
Director approval
Two-step process – preliminary and final plat
Notice of Decision issued after preliminary plat
Pre-application meeting required
Public notice required
Proposed Subdivision Changes
Major Subdivisions:
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Current: 5 or more lots
Proposed: 14 or more lots
Planning Commission approval
Two-step process – preliminary and final plat
Pre-application required
Sketch plat required
No longer reviewed like a conditional use
permit
• Public notice required
CBJ 49.15.330 Conditional use permit.
(a) Purpose. A conditional use is a use that may or may not be
appropriate in a particular zoning district according to the character,
intensity, or size of that or surrounding uses. The conditional use
permit procedure is intended to afford the commission the flexibility
necessary to make determinations appropriate to individual sites. The
commission may attach to the permit those conditions listed in
subsection (g) of this section as well as any further conditions
necessary to mitigate external adverse impacts. If the commission
determines that these impacts cannot be satisfactorily overcome, the
permit shall be denied. The procedures and standards established in
this section shall also be applied to major subdivision preliminary plat
approval pursuant to section 49.15.430.
Proposed Subdivision Changes
Other Changes:
• Public ways/easements vacations – expands
vacation process to include easements and other
types of rights-of-way
• Right-of-way acquisitions –
• will be reviewed through the minor subdivision
process with director approval
• Has less standards than a full subdivision
• Planning commission approval needed for any
creation of substandard parcels
Proposed Subdivision Changes
Other Subdivision Changes:
• Remote subdivisions – four sections of Code
consolidated into one location
• Lot consolidations – reviewed as a minor
subdivision
• Public and Quasi-public use lots – lot design
requirements can be waived by the director for
minors and the PC for majors when the lot serves a
public purpose, like a park
• Panhandle lots – limitation added to length of
panhandle
Proposed Subdivision Changes
Proposed Street Standards Changes:
• < 250 ADT – sidewalks, curb & gutter, and
pavement not required, lights at intersections
with external street
• 251 – 499 ADT– sidewalk and curb & gutter
required on one side, pavement required, TIA
may be required, lights at intersections
• 500 + ADT – sidewalk and curb & gutter on
both sides, pavement required, lighting
required, TIA required
Proposed Table of Roadway Standards
Table 49.17.525 Table of roadway construction standards
Average (Adopted) Sidewalks Curb and
Travel Way Width
Street Lights ROW
Paved
(Draft)
Roadway
Daily
Traffic
Subsurface
Width
Roadway
Subdivision
Classification
Trips
Impact
Drainage
Process – by
(ADT)*
Analysis
# of Lots
Required?
Created
≥___
Yes
Both
Both Sides 26 Feet
Continuous
60 Feet**
Required
Major
Collector
Sides
500-___ Yes
Both
Both Sides 26 Feet
Continuous
60 Feet**
Required
Major
Sides
251Maybe
One Side One Side
24 Feet
All
60 Feet**
Required
Major
Intermediate
499
Intersections
Volume
≤ 250
No
Not
Not
22 Feet for Public
Intersections 60 Feet**
Not
Minor
Low Volume;
Required Required
Maintenance; or,
of
Required***
or, Driveway
As Required by CBJ 19.10
Subdivision
in Right-ofAppendix D: Fire Apparatus Streets with
Way****
Access Roads for Driveway
External
in Right-of-Way (private
Street
maintenance)
System
* Relationship between ADT and number of single-family dwellings (SFD) created based on 9.57 average weekday trip ends per dwelling unit; Trip Generation, 7t
Edition, Institute of Transportation Engineers, Use 210
** ROW Width may be reduced as prescribed at CBJ 49.17.525(a)(1)(i)
*** Paving of roadway required for any street type within the area within the PM-10 Non-Attainment Area Map. [map needs to be created, based on
http://dec.alaska.gov/air/doc/JNU_pm10_map_dec08.pdf]
**** Driveway in Right-of-Way street classification requires private maintenance agreement; see CBJ 49.15. Article IV, Driveways in Public Rights-of-ways for
restrictions and procedures.
Proposed Subdivision Changes
Right-of-way minimum width reductions –
• the director may reduce the required right-ofway width
Driveways in rights-of-way expanded –
• the director may permit up to 13 lots or
dwellings on a driveway in a right-of-way
• agreement required for lot owners to construct
road if future subdivision/expansion occurs
For more information or questions:
CBJ Staff Contact:
Laura Boyce, Planner
(907) 586-0753
Significant Changes
Summary of Changes:
• Minor subdivisions increase – 1 - 13 lots
• Major subdivisions increase – 14 + lots
• Right-of-way acquisition plat process
• Street standards
• Review for major subdivisions changes from
conditional use permit review
• Common wall section refined
• Construction plan review and approval added
Significant Changes
Summary of Changes:
• Notice of Decision issued for approval of
preliminary plat – minor subdivision
• Application cancellation
• Driveways in rights-of-ways
• Definitions expanded and added
Subdivision Ordinance Update
Minor
Subdivision
(1-4 lots)
Pre-application/Sketch
Plat
Draft Plat
Preliminary Plat
Construction Plans
Final Plat
Public Notice
Proof of availability of
water
Certificate of
Appropriation of Water
Shadow plat in
transition area
Intermediate
Subdivision
(5-12 lots)
Major
Subdivision
(13+ lots)
More History
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First part of changes went to PC in 2009
Public improvements section
Part II began in 2010
SRC began reviewing in January 2011
Law review in 2012 & 2013
Changes made per Assembly direction
Change in leadership
Continued SRC review in 2014
Existing Code
Proposed Code
Ch. 15 – Minor & Major Subdivisions
Ch. 35 – Public Improvements
Ch. 40 – Access
Ch. 70 – Remote Subdivisions
Title 4 – Monumentation, Surveying,
& Platting Standards
Chapter 17