Multi-family Transition Zones Study Session.ppt

Multi-family Transition Zones Study Session City Council and Planning Commission Public Information Meeting December 14, 2004 History of Multi-family rezoning program 2 rounds of workshops conducted last fall ‘03 and summer ’04 – 10 total workshops Two architect’s roundtable Purpose of Transition Zones Study First action resulted from the multi-family citywide rezoning program Council direction to focus on transition zones and evaluate downzoning properties adjacent to single family zones Additional Actions- Framework for Urban Design/Land Use Element Update Study Session Public Notice Notice was given to: All affected property owners All Boards and Commissions All interested parties who participated in previous workshops Home Owners Associations Chamber of Commerce/Business Groups Almost 800 notices were mailed What is a transition zone? Multi-family zoned properties that are adjacent/abutting to single family zones (ROS, R1R, and R1). Includes alleys, but not streets Program Framework Development Standards Design Guidelines Downzoning Variables used for analysis Age of structure Number of properties Average lot size Number of current units Potential Development (70%) Units that could be added – current zone Number of non-conforming lots Units that could be added – proposed zone Topography Urban Design Assumptions If an area has already developed to its max or more, then downzoning is ineffective (i.e. avoid creating more non-conformity) 70% Rule Areas for Proposed Downzoning See GIS Existing and Proposed Standards Proposed Height Standard Single Family Zone Multi-family Zone Proposed Setback Standard Abutting Side-by-Side Single Family Zone Multi-family Zone Street Proposed Setback StandardAbutting Back-to-Back Recommendation Revise Development Standards -Height -Setback Develop Design Guidelines For transition areas only As part of Land Use Element Downz