Zoning Code ReWrite

1
Zoning Code Re-Write
City Commission Workshop October 5, 2005
2
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

3
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

4
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

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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
  applications
• Section 3 203. Determination of application
  completeness
• Section 3 204. Review by Development Review
  Committee (DRC)

6
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

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Actual Lot Sizes
8
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

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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

10
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

11
Increased Side Yard Setbacks
12
Building Envelope
75(w) x 110(d) Lot
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(No Transcript)
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2,887 sq ft, 1 story home
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Performance Standard
House rotated to increase side yards
16
Performance Standard
17
Performance Standard
18
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

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Neighborhood
20
Neighborhood
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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

22
Contextual Review
23
Contextual Review
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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

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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

26
Townhouse Standards
Not Permitted
27
Townhouse Standards
Permitted
28
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

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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)

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Night Time Uses

• Uses active between 800PM and 600AM
• Subject to discretionary administrative review
  and compliance with performance standards if
  adjacent to singe family residential area