HomeMy WebLinkAbout08182018 Planning & Zoning Work Session Packet Seward Planning & Zoning Commission
Work Session Packet
August 18, 2015
City Council Cllainhers Beginning at 7.00 p.m.
Sponsored by: Planning and Zoning Commission
CITY OF SEWARD, ALASKA
RESOLUTION 2015-030
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEWARD,
ALASKA, ADOPTING THE PLANNING AND ZONING COMMISSION
PRIORITIES FROM APRIL 2015 TO APRIL 2016
WHEREAS, at the January 20, 2015 work session the Planning and Zoning Commission
reviewed their Priorities List; and
WHEREAS, the Seward City Council Rules of Procedure, adopted March 14, 1994, state
that the Council should meet in an annual joint work session with the Commission to address
areas of mutual concern; and
WHEREAS, the Commission and Council held a joint work session, reviewed and
updated the Planning and Zoning annual Priorities List on February 3, 2015; and
WHEREAS, at the March 3, 2015 meeting the Planning and Zoning Commission
reviewed and approved the Planning and Zoning Priority List; and
WHEREAS, Council will address a resolution adopting these recommendations.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF SEWARD, ALASKA that:
Section 1. The following List of Planning and Zoning Priorities is hereby approved and
recommended to Council for their adoption:
Priorities
Short and Medium 'Perna
1) Continue to pursue compliance with the Seward City Zoning Code by prioritizing the
outstanding health and safety issues, such as snow removal, illegal camping,junk
vehicles, etc.
2) Help review Camping Code
3) Communication Tower Education/ Work Session
4} Parks & Recreation Master Plan Update 1 Work Session
5) Examine development of 30 by 100 foot lots within Seward City limits.
CITY OF SEWARD, ALASKA
RESOLUTION 2015-030
Continuing
1) Work with City Council to continue recruitment efforts for the Planning and Zoning
Commission
2) Seek additional funding for Planning & Zoning Commissioner training
• Search out and add funding to the budget
Maintain a Commissioner training calendar
3) City of Seward Comprehensive Plan Update
Section 2. This resolution shall take effect immediately upon its adoption.
PASSED AND APPROVED by the City Council of Seward, Alaska this 13"' day of
April, 2015,
THE CITY OF SEWARD, ALASKA
Mu canna Keil, Vice or
AYES: Casagranda, Terry, Squires, Butts, Darling, Keil
NOES: None
ABSENT: Bardarson
ABSTAIN: None
ATTEST:
JJI anna K CMC
y Clerk .••'" .•a,
•
(City Seal) Q • , '
a r
r �
h
.A �j •
w
•a++�gL Gba:'.
Council Agenda Statement
Meeting Date: April 13, 2015
To: City Council
Through: Ron Long, Assistant City Manager
Donna Glenz, Planner
Prom: Dwayne Atwood, Planning Technician
Agenda Item: Resolution Adopting the Planning and Zoning
Commission Priorities from April 2015 to April
2016.
BACKGROUND & JUSTIFICATION:
Annually,the Planning and Zoning Commission establishes their priorities. The Commission began
this year's process by reviewing their Priority List at their January 20, 2015 work session in
preparation of their joint work session with Council scheduled for February 3,2015. During the joint
work session,the Commission and Council reviewed and updated the Planning and Zoning Priorities
List.
At their March 3,2015 meeting the Planning and Zoning Commission approved Resolution 2015-05
recommending Council adoption of the Commission's April 2015 to April 2016 Priority List.
CONSISTENCY CHECKLIST: Yes No N/A
Comprehensive Plan: Most of the priorities which the Commission
1. wishes to work on are an outgrowth of goals and objectives established in X
the Comprehensive Plan.
2 Strategic Plan: The Strategic Plan also identifies many of the priorities X
addressed by the Commission.
Planning and Zoning Rules of Procedure: Rule 34 (c.) "The
3 Commission shall meet in a joint work session with the City Council in X
March of each year to discuss areas of mutual interest."
FISCAL NOTE:
The City will have no costs associated with the approval of the Planning and Zoning Priorities List.
Approved by Finance Department: xU=c•�_, r.c
[N_ TENT: Adopt the April 2015 through April 2016 Planning and Zoning Priorities List.
ATTORNEY REVIEW: No
RECOMMENDATION:
Approve Resolution 2015-030,Adopting the Planning and Zoning Commission Priorities from April
2015 to April 2016.
Sponsored by: Janice
Introduction date: July 12, 1999
Public Hearing: July 12, 1999
Enactment Date: July 26, 1999
CITY OF SEWARD, ALASKA
ORDINANCE NO. 99-10
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SEWARD,
ALASKA, AMENDING THE SEWARD CITY CODE SECTION 15.10.140
DEFINITIONS; 15.10.315.E. NONCONFORMING LOTS AND LOT
GROUPS; 15.10.220 DEVELOPMENT REQUIREMENTS; AND TABLE
15.10.220 DEVELOPMENT REQUIREMENTS
WHEREAS,it is in the best interest of the community to periodically review and update the
city zoning code to reflect community changes and needs; and
WHEREAS, it is recognized that developable land within Seward is limited, and
development requirements should reflect the need to allow more productive use of that limited land
without degrading the quality of community life; and
WHEREAS, this ordinance is in line with recommendations in the Comprehensive and
Strategic Plans; and
WHEREAS, the Planning and Zoning Commission held a public hearing on May 5, 1999
and recommended a proposed ordinance to the City Council for adoption.
NOW,THEREFORE,THE CITY COUNCIL OF THE CITY OF SEWARD,ALASKA.
HEREBY ORDAINS that:
Section 1. Seward City Code 15.10.140 Definitions is hereby amended as follows:
�ttotts and ovmed by the same person, pmtttership or .
Setback. The required minimum distance from right-of-way or lot line that establishes the
area within which only fencing, landscaping, driveways, parking and similar uses are permitted.
Any structure including, but not limited to decks, stairways, porches or other attachments to a
building are specifically prohibited in the setback. Building eaves are permitted to extend into the
setback a maximum of three two feet.
Section 2. Seward City Code Table 15.10,220. Development Requirements is hereby
amended as attached and incorporated herewith by reference.
CITY OF SEWARD, ALASKA
ORDINANCE NO. 99-10
Section 3. Seward City Code Section 15.10.220 Development Requirements C.
Setbacks-Yards is hereby amended by adding the following subsection:
5. All structures shall be designed and constructed to prevent roofs from shedding snow onto
ad'acent lots structures fences or other property.
Section 4. Seward City Corte 15.10.315 E. Nonconforming lots and lot groups is hereby
amended as follows:
F. Noneenforming lots and lot groups. Noneenfonnift9 lots and !Of 9"uPs are subjeet to
tile Foilowin-
4. provided all other provisions of this title are met, eaeh lot and eaek !at grl—
developed even though stieh lot or lot gretip fttils to meet minimum arett or width requifernents;
squat,'.,et may be ttsed e3teept in eot4brinity with all provisien"f this title; provided, thai in th
fntty
not be ttsed exeept in eonformity with all provisions of this tit!
ovmership in Plaee ofthe individual lots for zoning purposes,wtd the owiter shall exeettte a eevtFrmA
mtitting with4he lots w7hieh will provide that the lot group in eentmen ownershir will not be
disposed of tg1eunitofiffitd. Prior to initiation of use of the lot group provided tmde
E. Nonconforming lots. Nonconforming lots of record in existence on December 5 1978
which do not meet minimum lot size or width rgguirements for the district in which they are located
may be used for all uses permitted in the district, provided they are at least 3.000 SF and all other
provisions of this Title are met.
Section 5. Seward City Code 15.10.220 - Development Requirements - Notes, is amended as
follows:
r r ■�
CITY OF SEWARD,ALASKA
ORDINANCE NO,99-10
Table 15.10.220 - Development Requirements
Principally Residential Principally Commercial Principally Public
Zoning District RR I RI I R2 R3 I UR I OR AC I HC I CB 1 RM I ENS I P
Maximum Building Height(fl) 34 34 34 34 34 34 34 Varies 34 34 34 34 34
is cc Note I,next page] 26&
34*
Minimum Buildable Lot Size 20,000 Vanes Varies Vanes Vanes Varies Varies None Varies I U00 20,000 None None
(sq 0) [See Notes 2&7, 3,000 to 3,000 to 3,000 to 3,000 to 3,000 to 6,000 to 3,000 to
nextpage] 7,000* 7,000* 9,000* 9,000* 91000* 9,000* 9000•
Minimum Lot Width((L) 100 Varies Varies Varies Varies Varies 60 or 30 Vanes 100 100 None None
{See Notes 3&7,next page] 30 to 30 to 30 to 30 to 30 to 90* 30 to
60* 60* 90* 90* 90* 90*
Minimum Front Yard Setback 20 20 20 20 20 20 10 None None 20 20 20 20
(ft)[See Note 71 next page]
Minimum Side Yard Setback 10 5 or 5 5 or 5 10 5 5 5 5 None 10 10 IO 20
(B)[See Notes 4 and 7,neat in, min.
page) with 15 with 15
total* total*
Minimum Side Yard Setback 10 l0 10 l0 10 10 10 None None 20 10 10 20
Adjacent to Slrwl(11)(See
Note 7,next page]
Minimum Rear Yard Setback 10 10 10 10 10 10 10 Nonc.5 Nouc 10 10 15 20
(R)[See Notes 5 and 7.next and 10'
page]
Maximum Accessory Building 20 20 20 20 20 20 20 20 34 34 20 34 20
Height(fl)
Maximum Lot Coverage(%) 30 35 1 35 40 40 1 35 1 50 1 100* 1 100 t00- 30 50 10
[See Note 6,next page]
CITY OF SEWA.RD, ALASKA
ORDINANCE NO. 99-10
NOTE 1 Within the HC District,in the area bounded by Fourth Avenue,the boat launch ramp,
the harbor basin and J Float Ramp, building height is limited to 26 feet.
NOTE 2 A. Buildable/useable area- lot may have to be larger to have minimum buildable
area available.
B. In the R1,R2,R3,UR,OR and AC Districts, from the Seward Highway/Phoenix
Road intersection south - 6,000 SF and north, 7,000 SF with 60 and 70 foot
minimum frontages res ectivel , for single family residences
C. A single RR lot may be divided into two lots of less than 20,000 SF each if the
reduction below 20,000 SF is to accommodate required widening of an adjacent right
of way.
D. In the RI,R2,R3,UR, OR and AC Districts,individual originally platted 3:900;
4,500 and 5,000 8F lots of at least 3,000 SF in the Original Townsite, Federal
Addition, Laubner Addition, Cliff Addition and Bayview Addition may be
developed for single-family residence provided that they were eaeb a single tax
all other Go de development eon requirements of
this chapter are met; wtd no aditteent lots ttre in the same ownership. Mirtirntim lot
E. Multi-family developments with 3-4 units require a minium 9,000 SF in the R3,
UR, OR, AC and CB districts and 20,000 SF in the RM. District. All said districts
require an additional 1,200 SF per unit of 5 or more units.
Note 3 See Notes 2-D and 2-E above
Note 4 From Seward Highway/Phoenix Road intersection - south, a 5-foot setback, each
side; north, a minimum 5-foot setback each side as part of a combined 15-foot
setback total between both sides.
Note 5 In the HC District, parcels abutting mean high tide - no rear yard setback; parcels
abutting the waterfront boardwalk - 5 feet; and parcels not abutting the waterfront
boardwalk or mean high water mark- 10 feet.
Note 6 Excludes setbacks in HC and I
Note 7 In the Industrial District, no minimum lot size, with or setbacks are required for
unmanned electronic sites
CITY OF SEWARD, ALASKA
ORDINANCE NO. 99-10
i
Section 6. This ordinance shall take effect ten (10) days following its enactment.
ENACTED BY THE CITY COUNCIL OF THE CITY OF SEWARD,ALASKA, this
26 day of July, 1999.
THE CITY OF SEWARD, ALASKA
Lowell R. Satin, Mayor
AYES: Blatehford, Callahan, Gage, King, Orr, Shafer
NOES: None
ABSENT: Satin
ABSTAIN: None
ATTEST:
Patrick Reilly
City Clerk
(City Se' �`,k�1•��F.�.o ,
1,��
..+.— .% To
;
• SEAL = •
:•, ..yam.. �••• FF�� �t
Sponsored by: Planning and Zoning QQmmission
Introduction Date: 2/�4
Public Hearing Date: 02/28/94. 04/25/94
CITY OF SEWARD, ALASKA
ORDINANCE NO. 94-10 SUBSTITUTE
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA,
AMENDING SEWARD CITY CODE §15.10.135 CONFLICTS BETWEEN CODES
AND § 15.10.220 DEVELOPMENT REQUIREMENTS
WHEREAS, it is in the best interest of the community to periodically review and update
the city zoning code to reflect community changes and needs; and
WHEREAS, the addition of the Urban Residential district to the zoning code necessitates
reference corrections elsewhere in the code such as Development Requirements; and
WHEREAS, it recognized that developable land within Seward is limited, and
development requirements should reflect the need to allow more productive use of that limited
land without degrading the quality of community life; and
WHEREAS,the table of development requirements is a primary part of the zoning code
establishing lot sizes, building setbacks and heights; and
WHEREAS, the enforcement of subdivision covenants is not an appropriate government
function;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SEWARD,
ALASKA HEREBY ORDAINS that:
Section 1. Seward City Code &15.10.135 is amended to read as follows:
15 10.135 Conflicts between Fgdes. Whenever there is a conflict between this
chapter and other ordinances pertaining to regulation of property within the city,
the most restrictive regulation shall apply.
Section 2. Seward City Code$15 10 220 Development ftuiremenj is amended to read
as follows:
A. No yard or other open space provided about any building for the
purpose of complying with the provisions of this chapter shall be considered as
providing a yard or open space for any other building, and no yard or open space
on one lot shall be considered as providing a yard or open space on any other lot.
B. No yard or lot shall be reduced in size or area below the minimum
requirements set forth herein. Yards or lots created after December 5, 1978,
1
CITY OF SEWARD, ALASKA
ORDINANCE NO. 94-IOS
shall meet at least the minimum requirements established by this chapter.
C. Building Height - the purpose of building height standards is to prevent
loss of life or excessive property damage through the inability of the city fire
department to reach upper stories or roofs, and to help maintain the character of
neighborhoods.
D. Setbacks - yards. Setbacks are required to insure sufficient open area
for snow accumulation, sunlight, views, privacy, fire separation and visual relief
between structures.
E. Table 15.10.220, Development Requirements, is incorporated herewith by
reference, and restrictions contained therein, including footnotes, are mandatory
unless otherwise modified by this chapter. The following code abbreviations are
provided for information and interpretation (see also §15.10.210).
ZONINQ DISTRICT IGNATIONS
RR Rural, very low density &ingle family residential
R1 — Single family, low density residential
R2 — Single and two family, medium density residential
R3 Single, Two and Multi-Family, high density residential
UR Urban residential, a mix of residential uses and low impact
home professional offices
OR Office residential
AC -- Auto and neighborhood oriented, light commercial
HC — Harbor commercial
CB — Central Business District - dense downtown commercial
I — Industrial
RM — Resource Management - partially developable lands subject to
flood plains and steep slopes
INS Institutional, public, quasi public uses
P = Parks
SectLon 3. Seward City Code Table 15.10.220 - Development Requirements is
amended to read as follows:
2
CITY OF SEWARD, ALASKA
ORDINANCE NO. 94-IOS
TABLE 15.10.220 DEVELOPMENT REQUIREMENTS
7ao� Principally ResidentiaER3
Principally Commercial Principally Public
1)latrkm
Mink�aum RR RI R2 OR AC H CB I RM INS P
Re1uir- e
meets 1
MwXiminn 34 34 34 34 M 34 34 34 M M U 34 34
Building or
Height(ft) 26
9!
Minimum 20,0 varied varies varies varies varie varies No varies 10,00 20,0 Non Non
Buildable 00 3,000 3,000 3,000 3,000 a , 6,000 no 3.000 0 00 e e
Lot Size to to to to 3,000 to 10 7!
(sq M 1/ 51 7,000 7,000 9,000 9,000 to 9,000 9,000
21 61 -2/ 6/ + + 9,000 + +
2/6/ 2/61 + 2/61 7/
71 71 2161 N
71
Minimum 100 varies varies varied varies varie 60 or 30 30 to 100 too Non Non
Lot Width 30 to 30 to 30 to 30 to 130 90 90 e c
(ft) 60 60 90 90 to 90 61 7/ 11
6/ 6/ 6171 6/7! 61 71
Minimum 20 20 20 20 20 20 to No Now 20 20 20 20
Front Yard no
3ctback
(ft)
Minimum 10 5 or 5 or 10 5 5 5 5 None 10 10 10 20
Side Yard 5 mm 5 min
Setback w1 15 w/15
(ft) total total
31 3I
Minimum 10 10 10 10 10 10 10 10 None 20 10 to 20
Side Yard
Setback
Adjaomt
to Street
(ft)
Minimum 10 10 10 10 10 10 10 No None 10 10 15 20
Rau Yard ne,
Setback S.
4
10
gr
MAXIMUM 20 20 20 20 20 20 20 20 34 34 20 34 20
Accessary
Building
Height(ft)
Maximum 30 35 35 40 40 35 50 10 100 100 30 50 10
Lot 0 11
Coverage 41
3
CITY OF SEWARD, ALASKA
ORDINANCE NO. 94-IOS
11 Buildableluseable area-lot may have to be larger to ha
ve minimum buildable area available.
2/ From Seward Hwy/Phoenix Rd intersection- south,6,000 SF and north 7,000 SF for single family and duplex residences
3/ From Seward Hwy/Phoenix Rd intersection- south, a 5 foot setback each side; and north it minimum 5 foot setback each side
as pan of a combined 15 foot setback total between both sides.
4/ Excludes setbacks in HC and 1.
5/ A single RR lot may be divided into two lots of less than 20,000 SP each, if the reduction below 20,000 SF is to
accommodate required widening of an adjacent right-of-way.
6/ Individual originally platted 3,000, 4,500 and 5,000 square foot lots in the Original Townsite, Federal Addition, Gaubncr
Addition, Cliff Addition and Hayview Additions may be developed for single family residences provided they were each a
single tax parcel December 5, 1978,all other code conditions arc met, and no adjacent platted lots are in the same ownership.
Minimum lot widths would be 30, 45 and 50 feet respectively.
71 Multi-family developments with 3-4 units require a minimum of 9,000 SP in the R3, UR, OR, AC and CB zones;and 20,000
SF in the RM zone. All said Zones require an additional 1,200 SF per unit for 5 or more units. Minimum lot width in said
zones is 90 feet for developments with 3 or more units.
a/ Parcels abutting mean high tide-no rear yard setback; parcels abutting the waterfront boardwalk-5 feet; and parcels not
abutting the waterfront boardwalk or mean high water mark- 10 feet
9/ In the area bounded by Fourth Avenue, the boat launch ramp, the harbor basin , and J Float ramp, building height is
limited to 26 feet.
Section 4. This ordinance shall take effect ten (10) days following its enactment.
ENACTED BY THE CITY COUNCIL OF THE CM OF SEWARD, ALASKA, this 9th
day of May, 1994.
0 THE CITY OF SEWARD, ALASKA
k"
. 0""',
DAVE CRANE, MAYOR
AYES: Anderson, Bencardino, Crane, Darling, Krasnansky, O'Brien
NOES: Sieminski
ABSENT: None
ABSTAIN: None
ATTEST: APPROVED AS TO FORM:
WOHLFORTH, ARGETSINGER, BRECHT AND
JOHNSON, Attorneys for
the City of Seward, Alaska
�u (P 14-1
in S. urphy, MC City Attorney
0 City Clerk
(City Seal)
4
KENAI PENINSULA BOROUGH CODE OF ORDINANCES
20,30.200. -Lots—Minimum size.
Except in cities where zoning and subdivision regulations establish different minimums, lots must be
designed to meet the following area requirements:
A. Lots shall contain at least 6,000 square feet if served by public wastewater disposal and water
systems.
B. Lots shall contain at least 40,000 square feet if both the well and wastewater disposal are to be
located on the lot unless it can be demonstrated to the satisfaction of the commission that a
smaller lot size is adequate for the safe location and operation of an on-site well and
wastewater disposal system.
C. Subdivisions designed to be served by public wastewater disposal and water systems but not
yet served by such systems may be permitted to contain lots of less than 40,000 square feet if
the following conditions are met:
1. The available area may be reduced to 20,000 square feet when public water or wastewater
disposal system is available, complying with KPB 20.40;
2. A statement from an engineer affixed with his seal and signature attesting that the
proposed lot design and associated building restrictions will assure adequate area is
available to each building site for safe on-site well and wastewater disposal, including area
for a replacement wastewater disposal system.
(Ord. No. 2014-02, § 1, 2-11-14)
Page 1
15.05.025. -Land use districts—Established,definitions.
(b)
49. Lot. A parcel of land of at least sufficient size to meet minimum zoning requirements for use,
coverage and area and to provide such yards and other open spaces as are herein required. Such lot
shall have frontage or access on a public street or on an approved private street and may consist of:
A. A single lot of record;
B. A portion of a lot of record;
C. A combination of complete lots of record, or complete lots of record and portions of lots of
record,or portions of lots of record; or
D. A parcel of land described by metes and bounds, provided that in no case of division or
combination shall any residual lot or parcel be created which does not meet the requirements of
this chapter and that, in the case of multiple lots or portions thereof, the property be replatted to
eliminate interior lot lines.
a. Lot area. The total horizontal area within the lot lines of a lot, exclusive of streets and
alleys.
b. Lot, buildable or useable area. That portion of a lot that a prudent person would use to
construct a building and provide required parking.This excludes lakes and rivers,creeks,
cliffs, marshes and other similar natural obstacles to development with the property
counting toward minimum required size,
c.Lot, corner. A lot situated at the intersection of two or more streets having an angle of
intersection of not more than 135 degrees.
d. Lot coverage.The area of a site covered by building or roofed areas, including covered
porches,decks and accessory buildings, but excluding allowed projecting eaves.
e. Lot depth.The horizontal distance between the front and rear lot lines measured on the
longitudinal centerline.
f. Lot, interior. A lot other than a corner lot.
g. Lot line, front. In the case of an interior lot, a line separating the lot from the street. In
the case of a corner lot, the owner may choose which street he shall designate as the front
of the lot. Once the choice of frontage has been made, it cannot be changed unless all
requirements for yard space are met.
h, Lot line, rear. A line opposite and most distant from the front lot line and, in the case of
irregular or triangular shaped lots, a line not less than ten feet in length within the lot,
parallel to and at the maximum distance from the front lot line.
i. Lot line, side. Lot boundary not a front lot line or a rear lot line.
j. Lot line, zero.The mean horizontal line whereby two adjacent buildings from adjacent
lots can be constructed with a common party wall providing a proper fire wall rating. All
other aspects are the same as in conventional development.
k, Lot width.The average horizontal distance separating side lot lines of a lot and at right
angles to its depth.
86. Setback.The required minimum distance from a right-of-way or lot line that establishes the area
within which only fencing, landscaping, driveways, parking and similar uses are permitted.Any
structure including, but not limited to, decks, stairways, porches or other attachments to a building are
specifically prohibited in the setback. Building eaves are permitted to extend into the setback a
maximum of two feet.
Development of corner (30 by 100 foot) lots...
Currently there is a 10 foot setback for properties with a side street(in several zoning districts). A 30 foot by 100
foot lot is nearly rendered undevelopable by this requirement. A 10 foot side street setback combined with an
additional 5 foot side setback gives a developer 15 feet of width to place a structure. Allowing a 5 foot side street
setback would increase the developable width of a 30 foot by 100 foot lot to 20 feet. In order to control the density
of the development,the structural height for a side to a street could be reduced to 26 feet.
a v
°- re) O O ON NO O O o O
v
z z
c c o a o o Ln IT o
0- Z_ M O O N N r M L['l
T Z Z
(a CDa
•U O p O O O CD Cl O O
C M C) r !V CV r r N M
� N
d
O CD
s
M CD0 O O O O O M 0
0
V M M O o 0 O O O O O M
-U) > � M Z Z Z Z Z
C M
L a a a a 1 x
N U O rz O MO O O Ln O C C O 0 O
O
j N M Z Z Z Z z Ln `^ r
6 a
L
�1 E •L' o 00 0 0 0 0 ,n o a o 0
/•y% 0 M O O Q r r t-• N Ln
LL V a `0
++ 10
a N — * Ln
a 0 0 a t CD o CD O 0
Q C D enra CD QO O � N N N Ln
O L 7 Lr 7 M
d M
N �' Oo � � o CD o O 0 O
0 O M ro 0 0 0 fir. N N r r C V v
O Q `J M
M
N Ln O O `� O
a 0 0 a 0 O C] 0 0 ON 0
® � M 00 roppO• N N
r > 0 > M
O Ln
N d' a 0 0 to CDO L C m co O Ln
ce M � O .a O N N O a� 0 N M
is > M ea - Ln 3. +'
(� z a
L C
r LO
BCD
O O e CD In r .
L C m Co O O Ln
OO a O O O O ' r N M
T 7 M n o — Ln �+
� O
•� M p ® O O CD O O O O
r r r N M
•� O
on N
� N
�-+ ton l OU rtU co
U C o
_ xJ N C a -6 Ln N
fu ' Val C: t� N ��+ ro ro
�--! -0fo -0 O L L L
...+ r [a O Z'.7 N C �" Q r pn �•• La } "tm O O a
a -O z [a a co C U 0. a a a - a a U C
o a O M O p O L v , T3 O C7 + a 0 u O
cc z Cc a' _j 0 LL Z Li N c ro wx Ln z iA o x z Q ^. _r .o
E Ems + E a; E uJ E L ° E u uan E = c E u on Ew E
a z � CL E ° � ~ E �' a u � Evfl. E � EZ
a 4� a O a +� a .� . on a E E x E an c u c •' c x c `° 4 c X x x a
o � � � a � ro Sx 0 � , v o va < O va
N � � c L a � a � � �-LnVz � c Paz c � T �
u) i U U
LL C U (o a)
Q �_ -0 ? L
�i0 a) ❑ v LL
E C)CD 0
m N I O
C 0 U � O m
fn Qi 2, C: C w 3 C
O « LL m 7 'E m
O m U m C
C) E 3 (D -0CDC m c 3
o U) 6 O p 0 u, o
N .rn a) ,C U m
(n coQ7 C C) E C a)
(D C) � a) _ m m 0 m
O a N �
G a) � () a)7 L O y cc
� LL
+ x I m O LL N m
QD E a) O7 L O O C) c co E N
m O c �� m C) v c
a 'fn "- O o N O U 2 ` rOn
> ° m O o 5 aci o
c a� m :. o v
c cr cu c LL E E =
q) o c T v o E. o
E Q T o f� E w
E m m
L > O N ?y En @ m m > p N
(U a) t us O m m •j A v
O tn m -0
m L 6 U p a
O
O Q cm E O N »r c (n O -0 O c
t� o ;YO p C Cn c zI m O N
O cn I - c
p N 3 m u) ''d C t7 O a) E -2 .O N
0 L- a E o a Q ar o ,r 0 3 N m
Eli E 0 U 7 U
O N •C O N a] I N U — U Y
.- C O Q .0.� O N 3
N C) C) Cro O c c Cf)
a Q 0 m a .° 4(5 Y m a
O E o aa) •� -0 m u_ o n E o a°i
p m -D -a a) m Q 3 � c 2
J c > -o � " a ❑ X N c 0 E a) Y
-0a�
a) D (D > > E o 0 r m m m o o m
U @ LL ... O .0 LL N a) m "' .0 'U
O N O N y= O 'a Cl) -a L C Q rn N ir) c0 Co
o
0 3 o CC Qco
o ❑
o o .- -o E o o c m@ m
E ro m m Cl O C\lL) N v, ❑ E
o `�' c�i "- m 0 c c °? a>'i O U c u> -o o Q?
sn m c d m LL a m b = N ❑ rn
m as a) m c
a)LM a) O N ` O
.a) 0 LL m � a W
a)
ti N Q m C� ❑ W rj 4 o L6 ca co
W S W l ti s ti m ti ti ti a
o 3 o o 0 o z x
�
�
{
\ �
� 7
� §
�
\ k
§ 3
� � [
- m %
0 2 \ k $
m \ / K
0 \ 0 0 § 7
0) §
n % - \
E J r [
❑ $ n \ a
U 0
/ 4 �
0 � k
} m \ lu
CL CL -0f
m E � ®
@ ts
N E � � � 0 / 4
@ \ \ 2 7 \ / /
\ \ ® E
k / \ § / \ \ t
2 § « g u o
, � [ /
$ ' ( = y s o § a tu
f 2 ■ Q
/ u
\ _ \
. ± / / \ , ca.
§ f §
/ \ � ~ \ � 0
\ / \ \
m a "i
\ % } w @ / \ k - «
@ 7 = 0 2 ) § E § E \ a '
/ \ / / \ \ c S % d
) 2 \
\ � a
7 \ n
2 \ k J t \ $ §
LA / \ / / \ / 'A / 2
„
E J 2 J \ 0 / / / J 3@inL
Pugef Sound Regional Council
Housing Innovations
ia
program
Featured Tool: Small Lot Development
Small lot development allows single family homes to be built on lots that are smaller than typically allowed in
single family zoning districts, generally ranging from approximately 1,500 to 5,000 sq ft. Development is permitted
by ordinances that reduce or relax minimum lot size, setback or lot coverage regulations to allow greater density.
Ordinances can be written to apply to specific zoning or overlay districts.
What issue does small lot development address? Tool Profile
Small lots have great potential to encourage density and housing diversity Focus areas
• Expensive Housing Markets
in jurisdictions and neighborhoods dominated by single-family housing • Innovative Single Family Techniques
types on large lots. Allowing small lots in areas where the value of land is
high can reduce the per-unit land costs, making housing more affordable. Housing Types
• Single Family
Where is small lot development most applicable? • ownership
• Market Rate
Small lot development can be used in all sizes of cities and in a variety of Subsidized
situations. It is effective in developed residential zones with fragmented
lots that,under present land use regulations,are undevelopable but Affordability Level
would make good home sites. It can also be applied effectively in areas • 80to l20%AMI
below maximum density where large or adjacent lots could be subdivided • Less than s0%AMI
to create denser development. Small lot development may also be used in Goal
greenfield development, and is often deployed in combination with short . Diversity
Ip!ga ,lot size averaging, planned unit-developments cottage housing,
cluster development and master planned communities.
Case Studies
What do 1 need to know about usingsmall lot development? • Mill Creek Small Lot Development:
p AmberleiRh&Vineyards
Tailoring Small Lot Ordinances. Small lot development begins with an • Sumner small Lot Development
ordinance or changes to your jurisdiction's development standards.While
model ordinances exist, the code needs to be tailored to the zoning and lot requirements that fit with the targeted
zones or neighborhoods. Relative to the density and existing standards of the district, appropriate"small" lot sizes
may range from 1,500 sq ft in dense neighborhoods to 5,000 sq ft in districts characterized by large lots. Some
communities have experimented with "right-sizing"their ordinances through enacting trial ordinances that can be
renewed and amended as they approach their sunset date.This allows a jurisdiction to try out a set of regulations,
monitor the results, solicit external review and adjust accordingly.
Small lot ordinances are flexible in their application. Most commonly they apply only to certain zones or are
implemented as an overlay/floating zone.
Planning staff should determine which neighborhoods or zones are best suited for this type of development,
paying attention to the development standards and lot sizes in the areas of interest. Are there many lots larger
than the zoned minimum lot size?These lots could be subdivided into small lots.Are there many undeveloped lots
smaller than the minimum lot size?The ordinance could address infill on these lots.
Development Standards. Setback and lot coverage requirements will dictate the size of the unit constructed on
the lot. Since diversity and density are the goals of the ordinance,these requirements should ideally permit a
number of different sized units to reflect the needs of the target population. Because of the smaller lot size, lot
coverage requirements and square footage demands may put upward pressure on building height. It might be
helpful to specify density requirements using floor-area ratio(FAR)instead of dwelling units-per-acre. FAR takes
Puget Sound kionol Coco d 1
the bulk and height of a building into consideration,and this will be important for ensuring that the homes are
sized in proportion to the lot size and fit in with surrounding single-family development.
Understanding the developer's point of view is essential to creating a sound ordinance. If the small lot ordinance
does not allow developers to build homes at sizes and configurations suited to the target population,or if it directs
development to neighborhoods with weak demand, it may not be successful.
Privacy. Privacy among neighbors within small lot developments can be a concern. Implementing design
guidelines with small lot development assures that appropriate fences, landscaping, house placement,and other
features are included to respect privacy while knitting the new development into the neighborhood.
Transitions. Creating smooth transitions between traditional and new neighborhoods can alleviate tension over
characteristics of small lot development that differ from traditional single-family neighborhoods. Consider the
neighborhoods where new developments may be sited.
• Are uses that fit well with small lot development,like parks and open space, mixed use and neighborhood
commercial,located nearby?
• Would development be served by transit?
Is land available close to areas where the built-out capacity is near the zoned maximum?
Could development bridge a gap between a commercial center and single-family development?
Are there non-residential properties within the zone available for residential redevelopment?
Density Bonus. Many communities pair small lot development with other tools to encourage density. Granting
density bonuses to developers building small lot homes may be effective because building cost per square foot on
small lots can be higher than traditional single-family designs.Additionally, density bonuses can be awarded to
include an extra incentive to include affordable units in a small lot project.
Communities can create de facto small lot development by providing density bonuses that allow construction of
single-family homes on lots smaller than what is allowed under zoning.Similarly, master planned communities and
planned unit developments frequently include small lot housing developments.Success in these types of
developments could build support for a separate ordinance.
Combining Tools. In addition to the aforementioned examples, small lot ordinances are tied to other tools like
cottage housing and short plats.Combining these tools will increase the options builders have to build dense,
diverse homes. For example, combining cottage housing with a small lot ordinance can create dense clustered lots
exempt from setback and building orientation regulations that would apply under a small lot ordinance alone. A
small lot ordinance could permit individual ownership possibilities for cottage homes that would otherwise
operate as condominiums.
Parking. Generally, household size is smaller in small lot developments,so the need for parking spaces may be less
than in traditional single-family neighborhoods. Consider parkinp,reductions from what the zone would otherwise
mandate.Additionally,the higher density of small lot developments makes them more transit-supportive,further
reducing the need for large parking requirements. Follow the link to read more about transit oriented
development.
Education and Outreach.Communication with residents in the areas being considered for small lot development,
as well as with developers and builders, is vital to ensure a successful ordinance. Receiving community input
before and after the ordinance is implemented, as well as when a development is proposed will help reduce
resistance.Adopting design guidelines or a design review process specifically for these developments can help ease
community concerns about how developments fit community character and address congestion, parking and open
space concerns. Design guidelines can be woven into the ordinance or exist as a related document.A design review
process can keep the public engaged as development plays out. Developers can provide important feedback on the
feasibility of building the types of housing for the target population under the ordinance.
Nget Sound Regional Dail 2
Steps to Developing and Implementing a Small Lot Ordinance
Assess community capacity for small lot development. Determining where and how small lot homes would fit
into yourjurisdiction is the first step in creating your ordinance. Depending on your community,small lots may
best be applied to specific zones or neighborhoods, or through combining the concept with other tools that
increase housing density and diversity, like planned unit developments.
Assemble stakeholders,including resident, business owner,and developer/realtor representatives for guidance
and input on the ordinance.Supplement your initial findings with input from stakeholders.Stakeholders are key
resources that can help throughout the process of implementing the ordinance. Input and feedback on specific
development standards in the ordinance will ensure new standards will create marketable,attractive homes that
fit with the character of the community. Learn the variety of concerns that may exist among the different
segments of your community. Later on in the process,stakeholders can be key in community outreach or
marketing the ordinance to developers.
Determine the specifics of the ordinance. Consider how small lots could be implemented with other strategies
such as lot size averaging flexible setbacks, cottage housing or density bonuses. Including these incentives may be
key to generating more affordable housing for low-income households.Small lot housing may be less expensive
than traditional single-family development, but, at market rates,still out of reach for many. Speak with
stakeholders in the development community concerning the levels of incentives that would allow affordable small
lot homes to be built.
Put the ordinance out for public comment and input. Revise as necessary.After considering the key issues in
designing a small lot ordinance and weighing them out with staff and stakeholders,draft the ordinance and begin
the planning board and public comment processes to get the ordinance adopted.
Adopt changes to the development/zoning code. Amend documents to include language that updates standards
allowing small lot housing.
Educate staff and market the ordinance. Ensure that building officials and planning staff working with builders are
up-to-date on the requirements and intent of the ordinance. Staff should be able to point out incentives and
advertize the program in conversation with developers and applicants. Monitoring the progress of the program, in
terms of units constructed, median sale price,neighborhood opinions, and intensity of development, after the
ordinance has been enacted, can provide information on whether the ordinance needs adjusting to make it more
successful.
Model Policies, Regulations, and Other Information
Everett: Small lot single-family dwelling and duplex development infill standards
Marysville: Small lot residential design guidelines and examples
Mountlake Terrace: Housing Choices Ordinance
Duvall: Single-family.Residential Zoning Districts--Zones R6 and up allow small lot single-and two-family attached
and detached homes.Cottage homes and other higher density forms are allowed in R8 and up.
Kirkland:Small lot single-family zoning requirements
Eugene, OR: Small Lot Development in Eugene A Study of Density and Site Design
Vancouver, B.C.: Increasing Housing Density in Single Detached Neighbourhoods
Rgef Saufld kiond Council 3