REQUESTED REZONING 700 N. CARMICHAEL AVE. REQUESTED REZONING 700 - - PowerPoint PPT Presentation

REQUESTED REZONING 700 N. CARMICHAEL AVE.

REQUESTED REZONING 700 N. CARMICHAEL AVE.

BACKGROUND-

REQUESTED REZONE-NC to SFR-8 LOT SIZE-8,100 SF (MOL) PROPOSED USE-REPURPOSE AN EXISTING COMMERCIAL BUILDING FOR RESIDENTIAL USE

REQUESTED REZONING 700 N. CARMICHAEL AVE.

ANALYSIS-

SITE SUITABILITY-

• CONSISTENT WITH SURROUNDING ZONING AND

LAND USE.

• PROPERTY SURROUNDED BY RESIDENTIAL ON

NORTH, WEST, AND SOUTH. CARMICHAEL SCHOOL AND LEN ROBERTS PARK ON THE EAST.

REQUESTED REZONING 700 N. CARMICHAEL AVE.

ANALYSIS-

ABILITY TO SERVE-

• N. CARMICHAEL AVE.(1,559 ADT) AND TACOMA

STREET (888 ADT) ARE LOCAL RESIDENTIAL STREETS

• TYPICAL SFR GENERATES 10 ADT’S
• NO SIGNIFICANT VEHICLE IMPACTS

REQUESTED REZONING 700 N. CARMICHAEL AVE.

ANALYSIS-

COMPATABILE WITH SURROUNDING AREA-

• COMMERCIAL DEVELOPMENT CONSTRAINTS

(SETBACKS, BUFFERS, PARKING), NEGATIVE IMPACTS ON RESIDENCES

• HIGHEST, BEST, MOST COMPATIBLE USE IS

RESIDENTIAL

REQUESTED REZONING 700 N. CARMICHAEL AVE.

ANALYSIS-

CONSISTENT WITH GENERAL PLAN

• MEDIUM-DENISTY RESIDENTIAL LAND USE

DESIGNATION

• SFR-8 IS CLASSIFIED AS MEDIUM DENSITY

RESIDENTIAL

REQUESTED REZONING 700 N. CARMICHAEL AVE.

NEIGHBORHOOD MEETING-

• MEETING HELD ON SEPTEMBER 21, 2019.
• FOUR MEMBERS OF THE PUBLIC ATTENDED.
• CONCERN ABOUT BUILDING BECOMING A

HALF-WAY HOUSE OR GROUP HOME.

REQUESTED REZONING 700 N. CARMICHAEL AVE.

PLANNING & ZONING COMMISSION-

• UNANIMOUSLY APPROVED ON OCTOBER 15.
• NO MEMBERS FROM PUBLIC ATTENDED.

PUBLIC COMMENTS-

• THE CITY HAS NOT RECEIVED ANY PUBLIC

COMMENTS.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

BACKGROUND-

• Accessory dwelling units currently allowed

through a Conditional Use Permit process.

• Proposed amendments provide for objective

development standards.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

SECTION 151.02.004-DEFINITIONS

• Revised the definition of accessory dwelling

unit to include both attached and detached structures.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

SECTION 151.04.010-DEVELOPMENT STANDARDS

• Location-Added to principal structure. If

detached must be located entirely behind the principal structure.

• Subdivision- Not be subdivided or otherwise or

segregated in ownership from the principal structure.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

• Number of Occupants shall not exceed two.
• Shall be designed to be consistent with existing

roof pitch, siding and windows or the principal structure.

• For detached, building height shall not exceed

15 feet.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

• Orientation shall maintain the privacy of

neighboring properties to the maximum extent possible (screening, windows, fencing, etc.).

• Detached shall be a minimum of five feet from

the side and rear property lines.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

• Detached shall have a minimum building

separation of 5 feet.

• Habitable floor area shall not exceed 50

percent of the gross floor area of the principal structure or 800 square feet, whichever is less.

• Shall not contain more than one bedroom.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

Approval Process:

• One Accessory Dwelling Unit Per Lot
• Administratively Reviewed for compliance with

development standards.

• 30-day public comment period

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

Approval Process:

• Notification to all adjacent property owners
• Public Comments that are related to

development standards may require amendments to the application.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

PLANNING & ZONING COMMISSION

• Held three work sessions on September 3,

September 17, and October 1.

• Considered the item on October 15, where the

amendments were denied by a vote of 2-3. Two members not present at the meeting.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

PLANNING & ZONING COMMISSION

• Members not approving had two concerns:
• Maintain existing CUP process;
• Limit the number of addresses, utility

meters, and parking areas to one per site.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

PLANNING & ZONING COMMISSION

MAJORITY ARGUMENT

• ADU’s could change the nature and character of

the zoning district. (Air B&B’s short term rentals).

• Separate addresses, utility meters, and parking

areas amplify this issue.

• CUP’s provide the necessary oversight and public

input process.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

PLANNING & ZONING COMMISSION

MINORITY ARGUMENT

• ADU’s can be used for affordable housing and

family members;

• Proposed development standards provide

sufficient oversight. CUP process is over regulatory and may discourage ADU’s.

• Separate addresses and utility meters necessary

for independent affordable housing unit.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

RECOMMENDATION:

• Proceed with code amendments as written;
• Deny or deciding not to proceed with amendments

will keep CUP approval process with no development standards.

PROPOSED DEVELOPMENT CODE AMENDMENTS ACCESSORY DWELLING UNITS

ALTERNATIVE RECOMMENDATIONS:

• Include one or all the P&Z recommendations

which consists of the proposed amendments, 1) retaining the CUP process, and 2) limiting addresses, utility meters, and parking areas to one per site.