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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.

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multi family transition zones study session

Multi-family Transition Zones Study Session

City Council and Planning Commission

Public Information Meeting

December 14, 2004

history of multi family rezoning program
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
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
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
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
Program Framework
  • Development Standards
  • Design Guidelines
  • Downzoning
variables used for analysis
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
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
slide14
Proposed Height Standard

Single Family Zone Multi-family Zone

2nd story

1st story

6’

10’

slide15
10’

Proposed Setback Standard

Abutting Side-by-Side

Single Family ZoneMulti-family Zone

Street

10’

6’

10’

15’- (R1R)

25’- (R1)

20’- (R-2250, R-1650, R-1250)

25’- (R-3050)

proposed setback standard abutting back to back
Proposed Setback StandardAbutting Back-to-Back

6’

10’

10’

50’

Street

Street

50’

Varies

10’

6’

Front Setback:

15’- (R1R)

25’- (R1)

Front Setback:

20’- (R-2250, R-1650, R-1250)

25’- (R-3050)

recommendation
Recommendation
  • Revise Development Standards

-Height

-Setback

  • Develop Design Guidelines
    • For transition areas only
    • As part of Land Use Element
  • Downzone
upcoming hearings
Upcoming Hearings
  • Planning Commission February 14, 2005
  • City Council March 8, 2005
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