HomeMy WebLinkAbout05-08-17 City Commission Packet Materials - A2. UDC and Design Manual Updates
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Tom Rogers, Senior Planner Martin Matsen, Director of Community Development
SUBJECT: Initiation of Public Review of the Unified Development Code Update
MEETING DATE: May 8, 2017
AGENDA ITEM TYPE: Action
RECOMMENDATION: As determined by the Commission
The purpose of this presentation and discussion is to summarize the draft revised Unified Development Code (UDC) and announce the proposed adoption plan. This draft is a result of an
examination and recommendations on evolving and improving the usability and function of our
exiting development code. The recommendations are based on extensive public outreach and
involvement and best practices from similar City’s to Bozeman to preserve the unique character and promoting development of the City. These often divergent forces are illustrated in recent
development proposals.
The document, and the associated design manual, is available for review at the Planning
Department, City Hall, Bozeman Public Library reference desk, Montanan State University reference desk, and online as a PDF.
CHAPTER 38 - UNIFIED DEVELOPMENT CODE STRUCTURE
ARTICLE 1. General provisions (user guide, and purpose & authority)
ARTICLE 2. Permits, legislative actions & procedures (consolidates project applications,
review procedures, and approval criteria)
ARTICLE 3. Zoning districts & land use (introduces zones, permitted uses, and density
& dimensional standards)
ARTICLE 4. Community design (includes standards related to public and larger scale community design issues such as streets, block size & connectivity,
subdivision design, and parks)
ARTICLE 5. Project design (includes standards to apply to the design of individual
developments, including development frontages, site planning, building design, parking, landscaping, signage, etc.)
ARTICLE 6. Natural resource protection (mostly wetlands and floodplain regulations)
ARTICLE 7. Definitions
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These article titles are broad enough that future code amendments should easily be able fit within
one of the articles (without having to add new articles at the end – a common current practice).
Updated Chapter Hierarchy The pyramid to the right identifies the
updated hierarchy of the reorganized
code. The chart on pages 3-5 compares
the article organization of existing code with the proposed code (as in several cases, current articles may be
consolidated under one article as
separate “divisions.”
Staff is suggesting a robust 60-day facilitated public comment period
generally following the attached
schedule. These workshops and public
meetings are in addition to the meetings, open houses, workshops, advisory committee meetings, and studios previously held to develop the draft code. The majority of the proposed changes and
modifications have been reviewed by the Advisory Committee, Zoning Commissions, Planning
Board, City Commission, and presented at the City wide open houses over the past 18 months.
Following the outlined public outreach and participation process, the UDC will be brought back
before the City Commission for consideration and, if deemed appropriate, adoption.
The venues, times, and groups are intended to provide a variety of opportunities to learn about the
proposed changes and comment.
Notable outcomes contained in draft categorized by utility/purpose:
Legend
Clarity
Ease of use/understand
Simplification
Community & housing
Utility/purpose Outcome
Evolution from a largely land use-based (Euclidean) zoning code to a hybrid
form-based zoning code that will be more responsive to our growing
community by detailing standards needed to promote human scale
development
Elimination of Entryway Corridor Overlay District and integration of design
standards into development standards which requires one fewer document to read and understand
Improved transitions to address adjacent building forms with substantially
different sizes (see 38.320.060 and 38.520.030)
Chapter
(38)
Article
(1-7)
Division
(ex. 38.100)
Part
(some divisions have multiple "parts")
Section
(ex. 38.100.010)
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Organization based on the scope of the standard rather than the sequence of development of code
More visual cues on intent (see 38.300.100 for example)
More visual cues on intent (see 38.300.100 for example)
Clarification of definitions, phrasing, and standards
Greater transparency of expectations
Consolidation of classification of uses, greater focus on building form. If
the site and building works then the use is less important. More economic
development opportunity (see Table 38.310.040 for example)
Possible to eliminate Large Scale Retail as special use case
Eliminated requirement for Planned Unit Development in R-S Districts
Possible to eliminate Casino Overlay District. Design standards are
imbedded in code
Revised duties of wetlands review board
Adopted an affordable housing ordinance (see 38.380)
Adopted Cottage Housing ordinance (see 38.360.110)
Improved site plan review process for more efficiency and to provide better
outcome for developer and interested citizens
Adopted cash-in-lieu of infrastructure to allow greater flexibility in how
necessary infrastructure is paid for by development
Revised subdivision review process to meet state requirements
Adopted intersection level of service adjustments to better match service demand and development timing
Infill provisions including:
a) Alley-loaded ground floor ADU’s
b) Affordable housing
c) Accessory dwelling units (38.360.040)
d) Smaller lot provisions
e) Intersection level of service standard
f) Infrastructure improvement options
g) More housing types
h) Reduced drive access setback requirements (limited applicability)
i) Cottage housing
Special Use Permits (CUP) with administrative approval. Allows rapid
review and approval of certain projects with appropriate conditions to insure
compatibility (see 38.230.120)
Midtown planning effort that created and adopted two new zoning districts
to implement the North Seventh plan based on market evaluation of
development potential and constraints (Phase 1)
Relaxing of requirement for code compliance for minor site/building
improvements (see 38.500.020)
Removed split zoning district limitation (see 38.300.050)
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Adopted revised requirements for the maintenance and demolition of historic structures or sites (see 38.340.080
Reduced complexity of permitting accessory dwellings units by employing
a daylight plane provision achieving the same outcomes as previous code in a simpler manner (see 38.360.030.G)
N/A No proposed changes to the sign code
N/A With the exception of the new zoning districts of R-5 and B-2M, there are
no proposed changes to parking requirements
Created more flexibility in meeting required residential open space
requirements (38.520.060)
Integration of departures to allow creative and functional changes to
standards
Improved pedestrian connectivity standards for all ages and mobility levels
(see 38.520.040)
Greater screening of service areas and mechanical equipment (see
38.520.070)
Removed ADA parking standards in development code. This issue is better addressed as a building code requirement. Reduces redundancy and possible
conflicts between city documents
Addition of many illustrations and photos as examples to show how to meet
requirements of the code
Many more improvements and enhancements are included in the draft document.
UNRESOLVED ISSUES: None.
ALTERNATIVES: As determined by the City Commission
FISCAL EFFECTS: None identified.
Report compiled on: April 28, 2017 Attachments: DRAFT Chapter 38 (electronically)
Proposed adoption schedule
Cross reference chart
Project schedule Development review examples
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Commission Memorandum
REPORT TO: Mayor and City Commission
FROM: Rebecca Owens, Associate Planner Martin Matsen, Director of Community Development
SUBJECT: Initiation of public review of the Bozeman Design Manual update.
MEETING DATE: May 8, 2017
AGENDA ITEM TYPE: Action
RECOMMENDATION: As determined by the Commission
The purpose of this presentation and discussion is to summarize the current draft of and establish the public review schedule for the Bozeman Design Manual (BDM). The BDM revises and
replaces the current Design Objectives Plan (DOP) for Entryway Corridors. The adoption plan for
the BDM is contingent upon the Commission’s determinations for review and adoption of the
Unified Development Code (UDC) update. Previous presentations on the Commission agenda including the memorandum linked here convey additional project background
information. Coordination of the BDM and UDC update processes must continue in order to
ensure: consistency (with each other and other City references), clarity, ease of use and
understanding, simplification, flexibility, and predictability. The BDM working draft is available
for review at the Planning Department and online via http://www.bozeman.net/Projects/UDCCodeUpdate.
The BDM is a result of recommendations to provide modernized guidance for a fast-growing city
and expand the scope of design quality assessments to be citywide. The scope change retires the
entryway corridor overlay district by incorporating related design quality and character standards into the UDC. The BDM’s purpose is to facilitate applications that seek or warrant alternative
strategies outside of direct interpretation of the code by:
advancing direction for design quality in general;
providing measures that support the intent requirements for code departures;
encouraging measures for exemplary performance beyond base code; and
representing examples of well-implemented measures as well as impermissible
applications.
In most cases, development application review will not require reference to the BDM to achieve a code-compliant project. Another distinction between the code and BDM is that the latter is a
dynamic document that can be updated on a regular basis when opportunities for more appropriate
examples or direction are identified. As part of the final stage of edits and following adoption of
the BDM, the Community Development Department will develop a supplement that deepens the
pool of examples in the adopted document, and by extension, figures in the code as well. This
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“visual reference library” will be a weblink in the BDM appendix to a project page on the
department’s website. The new web management system now being implemented facilitates the
new image library. The online resource will allow staff to integrate new examples tagged by BDM
topic. The objectives of building such a portfolio that includes illustrations from Bozeman and beyond are to:
Guide departures - highlighting opportunities for successful code departure
implementation
Inspire performance - encouraging quality and innovation through samples of implemented exemplary measures, some of which are only blueprints now but may be on the ground this
time next year
Improve communications - equipping staff and design professionals with diverse, readily
available, and increasingly appropriate/compliant references during development reviews
Enable continuous improvement - empowering community engagement with an online feedback form that accepts suggestions for additions to the reference portfolio
Next Steps:
It is with this vision that the current working draft of the BDM is presented to the Commission for consideration. The draft provided by the project consultant is under ongoing review by Community
Development Department staff to incorporate recent UDC updates. The next step is to initiate
advisory body and decision authority review, a public comment period and associated staff editing
of the BDM. During the public review period, staff will complete integration of cross-references
to the UDC update, ensure consistent language and formatting, and identify a final set of in-text visuals.
In order to proceed with coordination of the BDM and UDC updates, a synchronized review
schedule is proposed. The schedule identifies workshops and public meetings to be organized in
addition to previously completed community engagement opportunities. Following the public participation process and concurrent edits, the BDM will be brought back before the City
Commissions for consideration and, if deemed appropriate, adopted by resolution. Modifications
will be tracked between the current and final proposed documents.
Key changes and improvements in BDM: Clarity o Provides relevant definitions by chapter section.
o Improves clarity for interpretation of design
requirements by shifting overall imperative building design and character requirements to
the UDC. The BDM still retains content related
to many of these requirements in order to
provide alternative design strategies for
departures and “beyond code” criteria for encouraged best practices.
o Clarification and simplification of “must” versus “should” guidance.
o More clarity on what qualifies as “permanence” and “quality”
o
Ease of use and understanding o New title “Bozeman Design Manual” replaces Design Objectives Plan to reflect its role as
a tool.
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o More closely matches the UDC’s topic structure, per the document organization hierarchy
graphic shown at right.
o Adds new cross-references to the updated UDC for ease of using the documents together. o Adds a new guideline reference format for more user-friendly citations of the document. Simplification o Eliminates duplicative content between BDM sections and with the UDC.
o Shifts content emphasis to provision of examples. o Eliminates chapters specific to signage and entryway corridor character to match the UDC and apply character guidelines citywide
Community & housing
o Supports community growth policy and responds to public engagement feedback by
expanding the scope to be citywide and increasing direction for: o Adaptive reuse and infill
o Urban patterns of development
o Water management
o Transition strategies o Place-making o Treatment of outdoor spaces
o Four-sided architecture
o Site and community connectivity
o Residential development
For City Commission Direction: At this time, staff seeks Commission comments on the working draft of the Bozeman Design
Manual and direction regarding next steps for the project schedule. For example, feedback is
sought regarding:
Address of the project’s objectives for improved user-friendliness, etc.
Clarity of the BDM’s application
Organization of the document
Compatibility with the updated UDC
Effectiveness of examples (with the understanding that the current set is not staff-
recommended)
Proposed visual reference resource supplement
UNRESOLVED ISSUES: None.
ALTERNATIVES: As determined by the City Commission
FISCAL EFFECTS: None identified.
Report compiled on: April 26, 2017 Attachments: WORKING DRAFT Bozeman Design Manual (electronically)
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UDC Final Adoption Schedule *
Group/Board General Audience Location Date Time Notes Working Draft 1 City Commission Public draft available Commission room May 8 6:00 pm
2 Workshop #1 General overview Library May 11 6:00 – 8:00 pm
3 Advisory Committee Alfred Still Building May 16 12:00 – 1:30 pm Rescheduled from May 9
4 ZC/PB joint workshop Commission Room May 16 6:00 – TBD
5 Workshop #2 Neighborhoods related deep dive Library May 18 6:00 – 8:00 pm
6 Workshop #3 Design Professionals deep dive Library May 25 12:00 – 2:00 pm
7 Workshop #4 Engineering & planning deep dive Library June 1 6:00 – 8:00 pm
8 ZC/PB Joint Workshop Commission Room June 6 6:00 – TBD
9 Workshop #5 General summary of progress Library June 8 6:00 – 8:00 pm Advisory Draft 10 ZC/PB adoption hearings Will ask ZC/PB for special meeting(s) Commission Room June 20 6:00 – TBD Final Draft 11 Commission #1 Commission Room July 10 6:00 – TBD Time delay due to budget
review and July 4th
12 Commission #2 Commission Room July 17 6:00 – TBD
13 Additional hearings if
needed TBD TBD TBD
* Staff will attend other regularly scheduled advisory boards including the DRB, CAHAB, INC, HPAB, etc. during the comment period.
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Comparison between Existing/Proposed Organization
Existing Organization
(proposed new location in code re-org) New Code
Re-Organization
(current code location)
Article 1: General Provisions
Article 1: In General
(proposed Division 38.100)
Article 1: General Provisions
38.100 In general (current Article 1)
38.110 Adopted plans, standards & resolutions (new)
Article 2: Permits, Legislative Actions & Procedures
Article 2: Subdivision And Platting Administration
Procedures
(proposed Divisions 38.240 Part 1)
Article 2: Permits, Legislative Actions & Procedures
38.200 Jurisdiction & scope of authority (existing Article 34)
38.210 Development Review Committee (DRC), Design
Review Board (DRB), Administrative Design Review
Staff (ADR), Wetlands Review Board (WRB), Board
Of Adjustment (BOA) Jurisdiction & Scope of
Authority (existing Article 33)
38.220 Applications & noticing (existing Articles 38, 40 & 41)
38.230 Plan review
(existing Article 19)
38.240 Subdivision procedures (existing Articles 2-6)
38.250 Appeals, deviations & variance procedures
(existing Article 35)
38.260 Text & zoning map amendments (existing Articles 36
& 37)
38.270 Improvements & guarantees (existing Article 39)
38.280 Nonconforming situations (existing Article 32)
Article 3: Review Procedures For Subdivisions
(proposed Division 38.240 Part 2)
Article 4: Land Subdivisions Created By Rent Or
Lease (proposed Division 38.240 Part 3)
Article 5: Subdivision Exemptions
(proposed Division 38.240 Part 4)
Article 6: Subdivision Certificate (proposed Division
38.240 Part 5)
Article 3: Zoning Districts & Land Uses
Article 7: Zoning Districts And Zoning Map
(proposed 38.300.010)
Article 3: Zoning Districts & Land Uses
38.300 Zones, maps & designations (existing Article 7)
38.310 Permitted uses (related portions of existing Articles 8-
14)
38.320 Form & intensity standards (related portions of existing
Articles 8-14)
38.330 Zone specific provisions (related portions of existing
Articles 9-15 that don’t fit in 38.320)
38.340 Overlay district provisions (existing Articles 16-18)
38.350 General land use standards & requirements (most of
Article 21)
38.360 Index of supplemental use criteria
(existing Article 22)
38.370 Wireless facilities
(existing Article 29)
38.380 Affordable housing - temporary (existing Article43)
Article 8: Residential Zoning Districts (proposed 38.310
and 38.320)
Article 9: Residential Emphasis Mixed-Use Zoning
District (proposed 38.310-330).
310 includes the permitted uses, 320 includes the form and
intensity standards, and 330 includes the other special design
standards; Some of the design standards here might be
unnecessary if applicable Citywide Commercial/Multi-household
design standards are developed as a part of Article 5 Project
Design in next phase of code update.
Article 10: Commercial Zoning District (38.310 and
38.320)
Article 11: Urban Mixed-Use Zoning District (38.310-
330)
310 includes the permitted uses, 320 includes the form and
intensity standards, and 330 includes the other special design
standards; Some of the design standards here might be
unnecessary if applicable Citywide Commercial/Multi-household
design standards are developed as a part of Article 5 Project
Design in next phase of code update.
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Existing Organization
(proposed new location in code re-org)
New Code
Re-Organization
(current code location)
Article 12: Industrial Zoning District (38.310 and
38.320)
Article 13: Public Lands And Institution District
(38.310-330)
Article 14: Northeast Historic Mixed-Use District
(38.310-330)
Article 15: Requirements For Creation Of A Historic
Mixed-Use District (38.330.060)
In Phase 2 consider whether other articles or chapters might be
more appropriate.
Article 16: Neighborhood Conservation Overlay
District (38.340 Part 1)
Consider other options in Phase 2 as there are a lot of procedural
type elements.
Article 17: Bozeman Entryway Corridor Overlay
District (38.340 Part 2)
In Phase 2, we might be able to delete this entirely depending on
how the guidelines project evolves. We had suggested these
provisions could be addressed as a part of the Citywide
Commercial and Multi-household Design Standards – proposed for
Article 5.
Article 18: Casino Overlay District (38.340 Part 3)
Staff noted that content could be soon deleted entirely.
Article 19: Plan Review (38.230)
Considerable organizational changes might be considered in Phase
2.
Article 20: Planned Unit Development (38.430)
Alternative locations could be considered depending on the nature
of changes in Phase 2.
Article 21: General Land Use Standards And
Requirements (38.350)
Content is integrated with the zone dimensional standards.
Article 22: Standards For Specific Uses (38.360)
Some may obviously be updated or deleted with Phase II update.
Article 4: Community Design
Article 23: Development Standards (38.320,420 & 570).
This is a mix of subdivision related content that can go into
38.420 and other provisions that apply to other non-subdivision
projects that fit better elsewhere. Fence provisions fit well in .320.
Storage and trash enclosures can also go in .320 in the interim,
but probably belong in Article 5 in Phase 2 with commercial/ multi-
household design standards. Loading provisions can go with
parking provisions in .540. Lighting standards fit into .570.
Article 4: Community Design
38.400 Transportation facilities & access (existing Article 24)
38.410 Community design & elements (existing Article 23)
38.420 Park & recreation requirements
(existing Article 27)
38.430 Planned unit developments (existing Article 20)
Article 24: Transportation Facilities And Access
(38.400)
Consider in Phase 2 whether any material should be split out.
Some content changes are likely in Phase 2.
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Existing Organization
(proposed new location in code re-org)
New Code
Re-Organization
(current code location)
Article 5: Project Design
Article 25: Parking (38.540) Article 5: Project Design
38.500 Introduction
38.510 Block frontage standards (existing Article 44)
38.520 Site planning & design elements
(new chapter)
38.530 Building design (new chapter)
38.540 Parking
(existing Article 25)
38.550 Landscaping
(existing Article 26)
38.560 Signs (existing Article 28)
38.570 Outdoor lighting (mostly from 38.23.150 – but also
from components of existing Articles 9, 16, 19, 21 & 22)
Article 26: Landscaping (38.550)
Article 27: Park And Recreation Requirements
(38.420)
Some of it – particularly design standards associated with multi-
household and mixed-use buildings should eventually end up in
Article 5 in Phase 2.
Article 28: Signs (38.560)
Article 29: Telecommunications (38.370)
Article 6: Natural Resource Protection
Article 30: Wetland Regulations (38.600) Article 6: Natural Resource Protection
38.600 Wetland regulations
(existing Article 31)
38.610 Floodplain regulations (existing Article 30)
Article 31: Floodplain Regulations (38.610)
Article 32: Nonconforming Situations (38.280)
Article 33: Development Review Committee (Drc),
Design Review Board (Drb), Administrative Design
Review Staff (Adr), Wetlands Review Boards (Wrb),
Board Of Adjustment (Boa) (38.210)
Compile as is at least in the interim.
Article 34: Administration, Fees And Penalties
(38.220)
Larger Phase 2 adjustments are possible.
Article 35: Appeals, Deviations And Variance
Procedures (38.250)
Article 36: Text Amendments (38.260 Part 1)
Combine in the interim with zoning map amendments in 38.260.
Article 37: Zoning Map Amendments (38.260 Part 2)
Article 38: Supplementary Documents (38.220 Part 2)
Article 39: Improvements And Guarantees (38.270)
Article 40: Noticing (38.220 Part 3)
Article 7: Definitions
Article 41: Submittal Materials & Requirements
(38.220 Part 1)
Article 7: Definitions
38.700 Terms & interpretation (existing Article 42 –
38.42.010)
38.710 Definitions (existing Article 42)
Article 42: Definitions (38.700)
Article 43: Affordable Housing (38.380)
Appendix A: Illustrations And Design Objectives
(Integrated in all applicable articles)
Article 44: Block Frontages (38.500)
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Bozeman UDC Code Update Review & Adoption Schedule May 3, 2017
Component & Sub-category Ref #
%
Compt. Lead/2nd ReOrg Ord #
Notice
dates
Other
Advisors
Advisory
Committee
Zoning
Commission
Planning
Board CC
Effective
Date
Midtown area zoning provisions (ZCA) 1942 100% TR/CS Yes 1942 June 8
Midtown Zoning district changes (ZMA) 1943 100% TR/CS Yes 1943 June 8
Entryway corridor revisions 1946 100% TR/CS Yes 1946 June 8
Site plan process changes (concept review, etc.) 1944 100% TR/CS Yes 1944 June 8
Wetland Review Board revisions 1945 100% TR/CS Yes 1945 June 8
Cottage Housing ordinance 1952 100% CS Yes 1952 May 9 June 21 June 27 Aug 10
Chapter 38 reorganization N/A 92% BB/TR Yes June 14 Aug 2 Aug June 27
& Aug 15 Aug 15
Chapter 38 reorganization and numbering N/A 100% BB/TR Yes Legal June 14 Aug 2 Aug 2 June 27
& Aug 15 Aug 15
Parks – general procedures& guidance & cash-in-lieu 2A 72% CS/CP No Aug 9 Sept 6 Sept 6 Sept 26 N/A
Maintenance of property & Demolition of Historic
Structures 2C 100% CS/TR No 1920 Aug 9 Sept 6 Sept 6
Jan
30/Feb
13
3/15/17
Subdivision Process Changes 2F 100% CS/Legal No Sept 13 Oct 4 Oct 4 Oct 24 RR
Cash-in-lieu of Infrastructure 1915 100% MW/CS No 1915 Sept 13 Oct 4 Oct 4 Oct 24 Dec 7
Intersection level of service modification 1959 100% MW/CS No 1959 Sept 13 Oct 4 Oct 4 Oct 24 Dec 7
Covenants / Condos 2I 100% MR/CS No 1916 Sept 13 Oct 4 Oct 4
Nov 7
Nov 21
Mar 6
RR
Affordable Housing Lot Size Averaging 100% CS 1971 Feb 21 N/A Mar 6 Mar 20
Water (part 1) 2D 95% RO/BK No Oct 16 Nov 15 Nov 15 Nov 21 RR
Misc corrections Nov 15 Nov 15 Nov 21
B2-M & R-5 sign code application MR/TR No 1962 Nov 15 Nov 15 Nov 21
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Bozeman UDC Code Update Review & Adoption Schedule May 3, 2017
Component & Sub-category Ref #
%
Compt. Lead/2nd ReOrg Ord #
Notice
dates
Other
Advisors
Advisory
Committee
Zoning
Commission
Planning
Board CC
Effective
Date
R-5 group living MR/TR No 1963 Nov 15 Nov 15 Nov 21
B1 note MR/TR No 1964 Nov 15 Nov 15 Nov 21
Parks as allowed use MR/TR No 1965 Nov 15 Nov 15 Nov 21
Infill Provisions – Missing Middle
Accessory Dwelling Units 2J.1 MR/MW Dec 13 Dec 20 Dec 20 Jan 9
Density & dimensional standards 2J.2
Small lot provisions 2J.3
Article 5 – Project Design 2K Jan 10 Feb 7&21.
PH 3/7
Feb
7&21. PH
3/7
Ws 2/27.
Ph 3/6
Arterial setbacks and Entryway application.
Remove Entryway Corridors and integrate into
zoning code through Block Frontage.
BB Yes
Residential Open Space requirements BB Yes
Transitions BB Yes
Bozeman Urban Design Manual (DOP). By
resolution.
Article 3 – Zoning Districts & Land Uses 2K
Lot size BB Yes
ADU BB Yes
Other BB Yes
Definition modifications 2L BB/TR Nov 8** Dec 6 Dec 6 Dec 19
Required Map Amendments 0 TR
Remove Entryway Corridors 2R1 MR/MW Dec 13 Dec 20 Dec 20 Jan 9
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Bozeman UDC Code Update Review & Adoption Schedule May 3, 2017
Component & Sub-category Ref #
%
Compt. Lead/2nd ReOrg Ord #
Notice
dates
Other
Advisors
Advisory
Committee
Zoning
Commission
Planning
Board CC
Effective
Date
Final comprehensive edit revisions (see Comprehensive
List of Changes sheet) 2S 5% TR/CS See adoption proposed schedule
Final Adoption TR/BB See proposed adoption schedule
Amendments not to be included with Phase 2 of UDC
update
Transit language improvements 2M BK
NCOD integration 2Q.2 CS/TR
Floodplain Regulation changes & amendments 2T PW
Signs (legal requirements only, no substantive
changes) Legal
Water Part 2 - Adequacy
Water Part 3 – Conservation effort (irrigation,
consumption, management, etc.)
Legal
PW
Improvement Agreement requirements and
standards modifications Legal
Notes:
* Excluding noticing, public meetings, and adoption.
RR - To be included with final complete repeal and replace
Legend:
BB Bob Bengford, Makers Architecture
BK Brian Krueger
CP Carolyn Poissant
CS Chris Saunders
MR Mayana Rice
MW Mitch WerBell
RO Rebecca Owens
TR Tom Rogers
PW Public Works
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Development Proposal Example Mid-sized mixed-use commercial building
General Process
Process – determine opening date. Work back from open date to determine drop date submittal date for development approval.
Land use – based on use determine areas within City where use is best. Also establishes
general dimensional standards associated with use (zoning classification)
Community design –focused on subdivision and site development to establish blocks, environmental constraints, community wide pedestrian connectivity, etc.
Site design – How the building and development interacts with the street. Block
frontage, internal circulation, parking, etc.
Building design – Transparency, entrance/egress, materials, weather protection, etc.
Review process will generally flow from front to back in Chapter 38
A. Article 2 – Permits and procedures
a. Process to follow to gain approval b. Submittal requirements under 38.220 c. Questions such as:
i. Do you need to create a parcel?
ii. Does a building exist?
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iii. Construct a new building?
iv. Or tenant improvement?
B. Article 3 – Zoning districts and land use a. Determine appropriate zone for use. See our Zoning Check web site.
b. Find form and intensity standards, i.e. building height, setbacks, and any special use
issues
C. Article 4 – Community design a. Transportation and access
b. Parking
c. Residential open space
d. Parkland
e. Commercial open space
D. Article 5 – Project design
a. Block frontage standards
b. Site design:
i. Parking location, joint use, off-site, reductions ii. Access
iii. Circulation in site
iv. Utility locations
v. Neighborhood connections
c. Site design: i. Parking location, joint use, off-site, reductions
ii. Building transparency
iii. Weather protection
iv. Blank walls
v. Building articulation vi. Special districts – NCOD or historic
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Development Proposal Example – single residential building
General process to develop a single residential structure:
1. Check zoning classification to insure proposed building is permitted on property.
38.310.030
2. Sufficient lot size for use. 38.320.030
3. Lot coverage. 38.320 4. Accessory building? If yes, then see 38.360.030 and 040.
5. Parkland required? Check the plat for how much, if any, parkland was dedicated with
subdivision. 38.420
6. How many bedrooms? Dictates number of parking spaces needed.38.4
That’s it, submit your building permit!
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