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HomeMy WebLinkAbout09292015 Planning & Zoning Work Session Packet y� Srda�iW -72 zvv /� a !•}. l"' f`r + �i•i,f r� } 1 r.. r �� d r; p.�� I � �'F• � A �y`1f�'�ti�.''e-'J`_` �r61i) .s 9b r. �'�� '•. �n�',"._ ;v, �r � r :r 4 SyGP 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, DE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SEWARD,ALASKA that: Section I. The following List of Planning and Zoning Priorities is hereby approved and recommended to Council for their adoption: Priorities Short and Medium Term 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 & Recrcation Master Plan Update/ Work Session 5) Examine development of 30 by 100 foot lots within Seward City limits. CITY OF SEWARD, AL,ASKA 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 13'1' day of April. 2015. THE CITY OF SEWARD, ALASKA - Y Ma canna Keil, Vice MVor AYES: Casagranda, Terry, Squires, Butts, Darling, Keil NOES: None ABSENT: Bardarson A13s,rAIN: None ATTEST: JL hJanna K y, CMC y Clerk +.••;l OF SI-1'7"yq""o (City Seal) V ••:��' ;.:, � '.� r o a 4. 4 r. .P. Council Agenda Statement Meeting Date: April 13, 2015 To: City Council Through: Ron Long, Assistant City Manager Donna Glenz, Planner From: 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. Yes No NIA CONSISTENCY CDECKLIST: 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. Strategic Plan: The Strategic Plan also identifies many of the priorities X 2. addressed by the Commission. Planning and Zoning Rules of Procedure: Rule 34 (c.) "The Commission shall meet in a joint work session with the City Council in X 3' March of each year to discuss areas of mutual interest." FISCAL NOTE: ted with the approval of the Planning and Zoning Priorities List. The City will have no costs associa Approved by Finance Department: INTENT: 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. a a 0 0 0 o O o d O d u z z .a Ln c c 0 O C) O Ln V O CL Z M O O N N <•- .^^ M Ln Z Z Q. O U V' O p O CD O O O CD O C M O 0.. 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W - Nme , / \ a \ / 7 I CL Sponsored by: Janke Introduction date: July 122,�1999 Public Hearing: July 12, 1999 Enactment Date: Jul 2Y -6.19_9_9 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: . 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 top revent roofs from sheddin snow onto adjacent lots structures, fences, or other property. Section 4. Seward City Code 15.10,315 E. Nonconforming lots and lot rou s is hereby amended as follows: 4. provided as of Deeeffiber the FOHOW'j E. Nonconforining lots Nonconforming lots of record in e 79 which do not rn,a minimum lot size or width requirements for the district_in which they are located may be used for all uses ennittcd in the districtprovided they are at least 3,000 SF and all other provisions of this Title are met. Section S. Seward City Code 15.10.220 - Development Requirements -Notes, is amended as follows: r M CITY OF SEWARD,ALASKA ORDINANCE NO.99-10 Table 15.10.220-Development Requirements Principally Residential Principally Commercial Principally Public Zoning District RR Rl RI R3 I 11R OR AC I HC I CB I RM INS I P Maximum Building Height([l) 34 34 34 34 34 34 34 Varics 34 34 34 34 34 [See Note I,next page] 26& 34, Minimum Buildable Lot Size 20,000 Varies Varies Varies Varies Varies Varies None Varies 10,000 20,000 None None (sq tl) [See Notes 2&7, 3,000 to 3,000 to 3,000 to 3,000 to 3,000 to 6,00010 3,000 to ncxtpage] 7,000* 7,OOD* 9,000* 9,000* 9,00D* 9,000* 9000* Minimum Lot Width(II) [00 Varies Varicg Varies Varies Varies 611or 30 Varies 100 100 None None jSee Notes 3&7,next page] 30 to 3010 30 to 3010 30 to 90* 30 to 60* 60* 90, 90* 90* 90* Minimum Front Yard Setback 20 20 20 20 20 20 10 None Nonc 20 20 20 20 (ft)[See Nate 7,next page] Minimum Side Yard Setback 10 So r 5 5 Or 5 10 5 5 5 5 None to 10 10 20 (Il)[See Notes 4 and 7,next min. min. page] with 15 with 15 total* total* Minimum Side Yard Setback 10 t0 10 to 10 10 10 None None 20 10 10 20 Adjacent to Street(ft)[See Note 7,next page] Minimum Rear Yard Setback 10 10 10 l0 10 10 10 None,5 None 10 10 15 20 (ft)[See Notes 5 and 7.next and I0* Pagel Maximum Accessory Building 20 20 20 20 20 20 20 20 34 34 20 34 20 Height(tl) Maximum Lot Coverage(%) 30 35 ' 35 40 40 35 50 lov l0o IDO* 30 50 10 [See Note 6,next page] CITY OF SEWARD, 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 1 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 Rl,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 respectively, 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 R1,R2, R3, UR,OR and AC Districts,individual originally platted 1,400; 4;,W�- .5;�'F lots of at least 3,000 F in the Original Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed for single-family residence provided E "--were eaeb pmee!on Deeemb-+97.8 all other Eede development etm�s requirements of this chapter are met; 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 wets. 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 1 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 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: Blatchford, Callahan, Gage, King, Orr, Shafer NOES: None ABSENT: Satin ABSTAIN: None ATTEST: Patrick Reilly City Clerk ,.� ®f SE (City Sea!, Q,��1 Zr- ?�)` i f p� a°®�i7PPr �SEA _ _ O 20 r a �� 1 Sponsored by: mission Introduction Date: 02/14 4 Public Hearing Mateo 02/28/24 04/25/94 CITY 1 OF SEWARD, LiLHS11A 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 REQUI ENTS W1IEREAS, 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 SEAS, 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 §15.10135 is amended to read as follows: 15 10.135 Cgnflipts between de . 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§151p 220 Develonmene Requirements 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 mini urn requirements set forth herein. Yards or lots created after December 5, 1978, 1 CITY OF SEWARD, AL.ASKA ORDINANCE NO. 94-lOS 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). ZONING DISTRICT L)ESIGNAUMNS RR = Rural, very low density sin& 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 DR 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 Y — Industrial RM — Resource Management - partially developable lands subject to flood plains and steep slopes INS = Institutional, public, quasi public uses P = Parks SmtLon 3. Seward City Code Table 15.10.220 - Development Requirements is amended to read as follows: i 2 CITY OF SEWARD, ALASKA ORDINANCE NO. 4-1 TABLE 15.10.220 DEVELOPMENT REQUIREMENTS zotring Principally Residential Ptinowly conumicial principally Public Dlattide--0 Mlnimmn RR Rl R2 R3 UR OR AC 13 CB 1 RM INS P �� C Mtn" d Maximum 34 34 34 34 34 34 34 34 34 34 34 34 34 Building 26 HeiSht(ft) 9! Minimum 20,0 Vanes varies varies Yampa varia varica No vanes 10,00 20,0 NOR Non Buildable 00 3,000 3,000 3,000 300 a , 6,000 no 3,000 0 00 e e Lot Size to to to to 3,000 to to 7! (9q ft} 1! 5/ 7,000 7,000 9,000 9,000 to 9,000 9,000 21 61 -21 61 + + 9,000 + + 2161 2161 + 4/61 71 71 71 z/61 71 7! ]liinimum 100 varica varies varies varies vane 60 or 30 30 to 100 100 Nan Non Lot width 30 to 30 to 30 to 30 to a 30 90 90 a a (ft) 60 60 90 90 to 90 61 71 71 61 61 617! 617/ 6171 Minimum 20 20 20 20 20 20 10 No Nona 20 20 20 20 Front YatdRo Setback (R} Minimum 10 5 or 5 or 10 5 5 3 5 Naaa 10 10 t0 20 Side Yard 5 min 5 min Setback w/15 wl 15 (ft) total total 31 3! Minimum 10 10 to 10 10 10 10 10 None 20 to 10 20 Side Yard Setback Adjacent to Sow (ft) Minimum 10 10 !0 10 10 t0 10 No Nona 10 10 15 20 Rear Yazd no, Setback 5, (g) an d 10 S! Maximum 20 20 20 20 20 20 20 20 34 34 20 34 20 Acomory Building Hai&(ft) Maximum 30 35 35 40 40 35 50 10 100 100 30 $0 10 IAA 0 41 Coverage 41 3 CITE' OF SEWARD, ALASKA ORDINANCE NO. 94-10 ea area-lot may have to be larger to have minimum buildable area available. 11 $uildablelus ble y 2/ From Seward Hwy/Phoenix Rd intersection- south,6,000 SF and north 7,000 SF for single family and duplex residences 31 From Seward Hwy/Phocnix Rd intersection-south, a 5 foot setback each side;and north a minimum 5 foot setback each side as part of a combined 15 foot setback total between both sides. 4/ Excludes setback@ in HC and I. 5/ 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. 61 Individual originally platted 3,000, 4,500 and 5,000 square foot lots in the Oriy,ieal'fowes;ta, federal Addition, [.aubner Addition, Cliff Addition and Sayview Additions may be developed for single family residences providers the were each a single tax parcel December 5, t'97R, all other code conditions are met, and no adjacent platted lots are in the same awner�ahip. 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 SF 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. 81 Parcels abutting mean high tide-no rear yard setback; parcels abutting the waterfront boardwalk-5 feet;and parcels not abutting the waterfrontan boardwalk or me high water mark- 10 feet 91 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 CfTY OF SEWARD, ALASKA, this 9th day of May, 1994. THE CITY OF SEWARD, ALASKA DAVE CRANE, MAYOR AYES: Anderson, Bencardino, Crane, Darling, Krasnarlsky, O'Brien NOES: Sierninski ABSENT: None ABSTAIN: None ATTEST- APPROVED AS TO FORM.- WOHLFORTH, ARGETSINGER, BRECHT AND JOHNSON, Attorneys for the City of Seward, Alaska i nAS. urphy, MC City Attorney City Clerk 7 (City Seal) 4 KENAI PENINSULA BOROUGH CODE OR 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 I00 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. Puget Sound Regional Council li�,�� Housing Innovations proyr.m 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 in jurisdictions and neighborhoods dominated by single-family housing ° Expensive Housing Markets types on large lots.Allowing small lots in areas where the value of land is ° Innovative Single Family Techniques high can reduce the per-unit land costs,making housing more affordable. Housing Types © Single Family Where is small lot development most applicable? ° ownership o 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 u 80 to 120%AMI below maximum density where large or adjacent lots could be subdivided a Less than 80%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 ats, lot size averagin& planned unit developments, cottage housing, cluster development and master planned communities. Case Studies What do 1 need to know about usingsmall lot development? ° Mil!Creek Small Lot Development: p Amberle+ h&Vineyard s 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 F69el Sound Regional Ceonal 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 desiEn 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? o 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? a 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 fools, 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 parking 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. Pugel Sound Regbnol Council 2 Steps to Developing and Implementing a Small Lot Ordinance Assess community capacity fur small lot clevelopmew Determining where and how small lot homes would fit into your jurisdiction 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 inptit. 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 Zonin 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 DensitV and Site Design Vancouver, B.C.: Increasing Housing Density in Single Detached Neighbourhoods Puget Sound RegionoTobmil 3