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Home My WebLink AboutTransmittal - 4/17/2024ERIN MENDENHALL Mayor DEPARTMENT of COMMUNITY and NEIGHBORHOODS Blake Thomas Director CITY COUNCIL TRANSMITTAL iia to ve jilt love (Apr 17, 202410:43 MDT) Jill Love, Chief Administrative Officer TO: Salt Lake City Council Victoria Petro, Chair Date Received: 04/17/2024 Date sent to Council: 04/17/2024 DATE: 4/15/2024 FROM: Blake Thomas, Director, Department of Community & Neighborhoods SUBJECT: Consolidating existing commercial and mixed -use zoning districts STAFF CONTACT: Nick Norris, Planning Director, nick.norris@slcgov.com DOCUMENT TYPE: Information Only RECOMMENDATION: None BUDGET IMPACT: None BACKGROUND/DISCUSSION: The purpose of this transmittal is to introduce the City Council to a zoning amendment that would consolidate the existing mixed use and commercial zoning districts into as few as six new zoning districts. The goal of this project is to simplify the zoning code by removing redundant zoning regulations, improve the consistency of zoning regulations, and make the zoning code easier to understand and use. The Planning Division is proposing to follow a similar process with this text amendment as we do for updates to community plans and provide the Council with updates to the process periodically. This also allows the Council to help shape the engagement process, provide direction on key policy issues, and be informed regarding the proposal from the beginning. With this proposal, the Planning Division intends to provide several updates: 1. At the beginning of the project to introduce the proposal, to receive guidance from the Council on engagement activities, and to get general direction on key policy impacts. 2. Towards the end of the engagement process, but prior to finalizing the draft that will go through the adoption process with the Planning Commission. The Council can choose to SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.623o FAX 801.535.6o05 weigh in on any aspect of the proposal at this time and provide guidance to the Planning Commission on specific issues they want the commission to consider. 3. After the Planning Commission makes a formal recommendation to the City Council. The first two items are intended to be informational transmittals. It is at the Council's discretion to schedule an item for a briefing after receiving an informational transmittal. Currently this project is at the stage where the first period of draft code changes is nearly finished. The first draft of the proposal will be used to discuss the changes with the community, receive input from other city departments, and lead the creation of an updated version that will start the official adoption process. This proposal impacts three different Titles of the Salt Lake City Code that reference specific zoning districts and at least 25 different chapters of Title 21A Zoning will see some text changes. To date, the Planning Division has identified several key issues related to this project: • Not all zoning districts that are proposed to be consolidated have the same bulk and mass regulations. One of the guiding principles of this project is to limit the creation of non- complying buildings as much as possible. This could mean that some zones may see a decrease in a setback requirement or an increase in building height. When this occurs, the proposal errs on the side of preserving existing property rights, even in the face of potential regulatory changes. An example of this is in the CN and RB zones, where the CN zone allows a maximum height of 25 feet while the RB zone allows up to 30 feet. Instead of decreasing the height in the RB zone, the proposed height of the new consolidated districts is 30 feet. • The land use tables for the districts vary considerably. While there are some key land uses that are allowed throughout each of the districts, few of the land uses are allowed in the same manner even when the zones are essentially the same. The guiding principle is to limit the creation of new non -conforming uses as much as possible. • Most of the changes only need to change references from existing zones to the proposed zones and do not change what or how a regulation applies. • The most significant changes include: o Land use tables; o Design standards (some zones have few design standards); o Off-street parking; and o Signs. • Off-street parking is one of the more complicated chapters of this proposal because the existing districts that are suggested to be consolidated are often in different contexts. Putting them all in the same context will result in either an increase in minimum parking requirements or a decrease in minimum parking requirements depending on the district. The division is analyzing multiple scenarios to address this. • The sign code is one chapter of the code that has many inconsistent regulations, often conflicting, with some signs having regulations found in different sections. The billboard section of the sign code does reference some existing districts that will be deleted. The changes to this section will be limited to only changing district titles. Noticing costs. This proposal includes rezoning thousands of properties. To comply with all required noticing in both Utah Code and Title 21A of the City Code, there could be a significant cost when using direct mail. This will be determined as the process continues. The division plans on using some year-end money within the division's budget to cover some of the noticing costs. It is possible that there may be a request for a budget amendment in the next fiscal year depending on the remaining costs to fulfill the noticing requirements. Attached is a summary that identifies the reasons for the proposal, how each of the districts will be grouped for consolidation, the chapters of code impacted, the status of drafting each text change, a summary of each of the new districts including comparison charts of key development regulations, and maps that show the locations of each of the existing districts to be consolidated. PUBLIC PROCESS: There has not yet been any public process associated with this proposal because it is still under development. A public engagement plan will be created in late April/early May with the target start date for late May or June. The engagement process is anticipated to go through the summer months, and the adoption process will likely begin in late summer or fall. The goal is to transmit a recommendation from the Planning Commission by the end of the calendar year. EXHIBITS: 1) Zoning District Consolidation Project: Commercial and Mixed Use Districts Summary EXHIBIT 1 Zoning District Consolidation Project: Commercial and Mixed -Use Districts Summary Zoning District Consolidation Project Commercial and Mixed -Use Districts Introduction The Salt Lake City Zoning Code groups zoning districts based on category. Each category has multiple zoning districts. The categories and number of individual districts include: • Residential (18 districts) • Commercial (15 districts) • Form Based (5 districts) • Manufacturing (2 districts) • Downtown (4 districts) • Gateway (1 district) • Special Purpose (17 districts) In total, there are 62 base zoning districts. In addition, there are 15 overlay zoning districts. Each zoning district contains basic zoning standards (such as setbacks, building height, lot size requirements, and others) plus additional standards found in other chapters of the zoning code. These include: • General provisions, which include requirements for buildings and lots fronting public streets, how many buildings can be on a lot, and requirements for specific types of land uses; • Design Standards; • Accessory Uses, Buildings, and Structures; • Temporary Uses; • Off -Street Parking; • Signs; and, • Landscaping. Each of the additional chapters listed above contains hundreds of regulations to account for the 62 base zoning districts. In addition to all these standards, the 15 overlay zoning districts include additional standards that apply to certain geographic areas of the city. All the regulations in each of these chapters establish the land use regulations for the city. The 62 zoning districts, seven chapters of additional regulations, and the 15 overlay zoning districts are supposed to work together to help achieve the adopted land use goals of the city. The adopted land use goals are identified in Plan Salt Lake, the Urban Design Element, 10 community plans, and 24 small area plans. All these plans, as well as other citywide plans, collectively establish the city's General Plan. It is not hard to imagine how complicated and resource intensive it is to manage and administer the number of plans, zoning districts, and regulations that have been adopted over the years. This project is intended to simplify the zoning code by combining as many as 26 of the existing commercial and mixed -use zoning districts. The goal is to reduce the total number of regulations within the code, which will make the code easier to administer and use. This report outlines the changes that will have to happen to consolidate zoning districts, information regarding how zoning districts were grouped to be consolidated, the general work plan and timeline, and what resources will be needed to accomplish the task. Project Parameters Consolidating zoning districts has the potential to change the regulations that apply to thousands of properties within the city. Each zoning district contains regulations that include things like setbacks, building heights, lot coverage, and others that are intended to align with city land use goals. However, most of these regulations vary between zoning districts, sometimes only slightly. The Planning Division established the following parameters to guide decision making as decisions are made regarding consolidating zoning districts: 1. Minimize the reduction of existing property rights. 2. Minimize creating new nonconforming uses and noncomplying structures. 3. Group districts based on building scale, starting with building height. 4. When modifying setbacks, push setbacks closer to the street in favor of appropriate buffering in rear yards. 5. Maintain regulations that trigger planned developments or design review. 6. Review conditional uses so uses that create similar impacts to permitted uses are listed as permitted. 7. When districts that are to be consolidated have different allowed land uses, allow the uses based on how most of the districts to be consolidated list the use. 8. Keep the regulations that are demonstrated to work and modify or eliminate those regulations that do not. 9. Simplify the sign code and eliminate conflicting and outdated regulations. Districts Proposed to be Consolidated This proposal considers the commercial and mixed -use zoning districts found in chapters 21A.24 Residential Districts, 21A.26 Commercial Districts, 21A.27 Form Based Districts, and one district found in 21A.32 Special Purpose Districts. A total of 26 zoning districts are included as indicated in the table below. PROPOSED DISTRICT CURRENT DISTRICTS TO BE CONSOLIDATED MU2 CN, RB, SNB MU3 CB, RMU-35 MU5 FB-UN2 (50' hei ht areas), CC, CS, FB-SE, RMU-45, TSA-UN-T, MU MUG FB-UN2 (65' height areas), TSA-UC-T, TSA-SP-T, TSA-MUEC-T, CSHBD2, RO, FB-SC U TSA-MUEC-C, TSA-SP-C, TSA-N-C, RMF-75, RMU CG, TSA-TTC-C, CSHBDI The RMF-75 zoning district is not considered a mixed -use district. However, it has been included because several property owners have approached the city over the years about converting ground floor space to some form of commercial. Doctor's offices tend to be a common ask. There are also a relatively small number of RMF-75 zone properties in the city. The proposal includes utilizing a new chapter of the zoning code that the City Council adopted as part of implementing the Ballpark Station Area Plan. Chapter 21A.25 was drafted to implement the station plan and included one district, MU8. However, the chapter was numbered and set up in preparation for this consolidation. In addition to MU8, there would be five additional MU zones. The number in the title corresponds to the number of stories that are allowed in each district. The MU zones follow the template of the form -based codes and include regulations for each building type that is allowed in the zone. This proposal utilizes the existing FB-UN2 zone as the base zoning for the MU5 and the MU6 zone. The only difference will be in building height, with MU5 allowing buildings up to 50 feet in height and MU6 allowing buildings up to 65 feet in height. The Council also recently adopted FB-UN11 to apply to the Fleet Block. The name of FB-UN11 will be changed to MUii under this consolidation. With that, four of the six proposed districts are already written and adopted into the code. Only the MU2 and MU3 districts would need to be created. Following is a general description of each of the MU districts. Code Sections Needing Modifications: The Planning Division has developed a workplan that outlines each action that must be taken to complete the project up to the transmittal. The workplan includes more detail, including status, responsibility, due date, and issues identified. The work plan is considered an internal, working document to help manage the project. The list of actions from the workplan (absent the detail) is provided below. Most of the changes in each chapter replace references to the existing zones with references to the new zones. Some regulations are proposed to be deleted if the regulation is no longer needed, outdated, or proven to be unnecessary. The bulk of the changes will be in the new chapter 21A.25 Mixed Use Zoning Districts; 21A.33 Land Use Tables, 21A.37 Design Standards, and 21A.46 Signs. The changes in these chapters require changing a lot of the text and reconciling district specific regulations that may currently only apply to one district and not the other districts being consolidated. CHAPTER STATUS % COMPLETE 5.04.07o Enhanced services ioo % �4.36.oloNews racks i00% 14.36.04o News racks ioo % 14.38.010 street artists Underway, working with Arts Council, io% Econ Dev, Trans . 21A.10 delete noticing for i00% TSA 21A.22 Modify as needed 100% 21A.24 Residential Zones: i00% Delete zones being replaced 21A.25: Draft MU2 Zone Started 2/26 80 % 21A.25 Draft MU3 Zone Started 2/26 80 % 21A.25 Move FB-UN2 to Complete, need to check issues and 75% MU5 references. 21A.25: Move FB-UN2 65' to Complete, need to check issues and 75% MU6 references. 21A.25: MU8: update as In draft, MU district needs to monitor 85% adopted by City Council process and changes. 21A.25: Move FBUN11 to Complete, need to check issues and 75% MUi1 references. 21A.26: Create ordinance ioo % deleting 21A.26 Commercial zones 21A.27Form based districts i00% delete districts 21A.32.130: Create ioo % ordinance deleting existing MU zone 21A.33: Create MU land use Finalizing 95% tables Delete 21A.34.030 100% Transition Overlay 21A.34.o90: Delete South 100% State St. Overlay 21A.34.100: Relocate MiH 100% Overlay Standards 21A.34.110: Delete 100% Downtown Main St Overlay 21A.36: Update General 100% Provisions 21A.37: Create MUDesign Started3/20 70% Standards Table 21A.38 Nonconforming uses 100% U21A.40: Accessory Use for 100% MUzones 21A.42 Temp Uses for MU 100% zones 21A.44 Parking: Update for Started 3/26 10% MU zones Update 21A.46 Signs for MU Started 3/20 70 % zones 21A.48 Landscaping: 100% Update for MU zones 21A.52 Zoning Incentives: Started 4/1 20% Update for MU zones 21A.55 Planned 100% Developments: Update for MU zones 21A.59 Design Review 100% Create MU zoning map Started 3/28 0 % Zoning Map The zoning map will also be updated by replacing the districts that are proposed to be consolidated with the corresponding MU districts. This project is not analyzing the zoning map but may make some changes when properties are split zoned or there is an isolated properly that ends up being zoned to a specific MU zone but is surrounded by a more intense MU zone. Timeline The goal of this project is to have a recommendation from the Planning Commission by the end of the 2024 calendar year. The purpose of the timeline is to pave the way for updating the future land use designations in the community plans and add policies related to land use and water planning. This is in anticipation of updating the City's general plan to include land use and water planning policies and actions, which under Utah Code must be complete by the end of 2025. Simplifying zoning and the future land use designations improves the ability to forecast future water needs and establish policies that align with water needs. May- July- ......... �........ August 0..... September Finalize draft Finalize Engagement Planning changes engagement plan Commission (60% complete) The above timeline has built in contingencies to account for changing workloads, additional priorities, staff availability, and commission agendas. Inevitably there will be issues that are identified during the process. A target date in September provides some leeway to achieve the goal of having the Planning Commission make a recommendation by the end of 2024. This project does not have a specific budget allocation and will be done by staff. Other than staff time, the next biggest resource need is noticing budget. The Utah Code requires certain mailed notices to all property owners of pending zoning changes. This project includes thousands of properties that will have to receive mailed notice. The timing of the project is split between two budget years. This allows us to cover the cost of some noticing within the current budget year and the remaining costs being spent in the next budget year. Summary of Proposed MU Zones: District Specific Information A summary sheet of each of the MU zoning districts can be found on the following pages. The information in each table is the starting point. It is likely that some regulations will change based on input received and more detailed analysis. The summary sheets include information about: 1. the general requirements of each zone. 2. comparison tables of the bulk regulations of the existing zones that are to be consolidated. 3. key points about each of the existing zoning districts. The key points include unique aspects of the existing zones, areas where the existing zones that have been grouped together conflict, and regulations that must be reconciled. Proposed New District: MU 2: Mixed Use 2 Zoning District Existing Districts Replaced: RB, SNB, CN General Regulations: • Allowed Building Types: o Storefront o Mixed Use o Townhomes o Multi -dwelling • Where building types would be allowed: o Storefront and Mixed Use: on any property within the zone. o Multi -dwelling and Townhomes: on local streets as designated in the zone, when commercial uses are included, and on properties that are currently used for residential uses. • Land Use Tables: Mostly uses CN zone land use table. • Design Standards: Ground floor height requirements would likely limit this zone to 2 stories. • Parking Context: RB and CN zones are in the Neighborhood Context. SNB is in the General Context. If this zone is placed in Neighborhood context, the SNB would see a decrease in parking requirements. This impact would be very isolated due to few properties being zoned SNB. • Signs: CN sign regulations • Affordable Housing Incentive: TBD Existing Zoning Districts Notes • The minimum lot size is based on use, 8,000 sq. ft. minimum is for duplexes. • District includes a maximum district size. In the SNB zone max district size is 16,500 sq. ft. In the CN zone the max district size is go,000 square feet. • The minimum lot width is based on use. Most land uses require a minimum lot width of 50' in the RB and SNB zone. • The minimum front yard and corner side yard were reduced to bring buildings closer to the sidewalk. • The RB zone limits commercial uses, but the SNB zone is the most restrictive of the three. Comparison Chart between MU2, RB, SNB, CN Regulation MU2 RB SNB CN Minimum Lot Size None o-8,000 sq ft., o-8,000 sq ft., none Maximum Lot Size None None None 16,500 Sq ft2 Minimum Lot Width None 0-50'3 0-50'3 none Maximum Lot Width TBD None None None Building Height 30' 30 25 25 Front Corner Side Yard4 5' 15 20 25 io Interior Side Yard None (buffer required) 8 7 0 Rear Yard None (buffer required) 30 25 10 Lot Covera e5 TBD 50% NA NA Maps of MU2 Areas: The following maps show the location of the existing CN, RB, and SNB zones. The city is split into two maps, so they are legible. Zoning Districts CN dr RS 41 SNB Zoning Districts dp CN 41 RB df SNB Proposed New District: MU 3: Mixed Use 3 Zoning District Existing Districts Replaced: R-MU-35 and CB General Regulations: • Allowed Building Types: o Storefront o Mixed Use o Townhomes o Multi -dwelling • Where building types would be allowed: o Storefront and Mixed Use: on any property within the zone. o Multi -dwelling and Townhomes: on local streets as designated in the zone. when commercial uses are included, and on properties that are currently used for residential uses. • Bulk Requirements: TBD • Land Use Tables: Mostly used CB land use table but need to reconcile some uses (including gas stations, drive-throughs, etc.). • Design Standards: TBD • Parking Context: Neighborhood Context (Both RMU35 and CB are in same context) • Signs: TBD • Affordable Housing Incentive: TBD Existing Zoning Districts Notes • The CB zone includes special provisions for design review. • The R-MU-35 zone has varied minimum lot sizes based on use. Commercial uses have no minimum lot size, residential uses require 2,500 sq ft. per dwelling, while places of worship require 12,000 square feet. • District includes a maximum district size. In the SNB zone max district size is 16,500 sq. ft. In the CN zone the max district size is go,000 square feet. • Height can increase to 45' through design review if property is not abutting a single- or two-family zoning district. This provision would be eliminated under this proposal. • RMU35 has different setback requirements based on use. This comparison uses the setbacks for multi -family, commercial, and mixed -use buildings. • The setback is 1o' when adjacent to single- or two-family zoning district and increases one additional foot for every foot of building height over 25'. The additional setback for height would be eliminated with this proposal because the height is only 7' greater than the max height in single- and two-family zoning district. Comparison Chart between MU3, R-MU-35, and CB (refer to R-MU-35 and CB zones for specific requirements) RegWation MU3 R-MU-S5 CB Minimum Lot Size None 0-12,000 sq ft. None Maximum Lot Size None Footnote None Minimum Lot Width None 0-50' 0-50' Maximum Lot Width TBD None None Building Height 35' (40' with design review) 35' 25 Front Corner Side Yard 5' 5'1 None Interior Side Yard None (buffer required) 0-10' 1 None Rear Yard None (buffer required) 25% of lot depth u to 30' 10 Lot Coverage I TBD 1 20% open sace requirement NA Maps of MU3 Areas: The following maps show the location of the existing CB and R-MU-35 zones. The city is split into two maps, so they are legible. Zoning Districts dF tB dpi R-MU-35 Zoning Districts dfl CB dfl R-MU-35 Proposed New District: MU 5: Mixed Use 5 Zoning District Existing Districts Replaced: FB-UN2, FB-SE, CC, CS, RMU45, TSA-UN-T, MU General Regulations: Allowed Building Types: o Cottage o Townhome o Multi -dwelling o Mixed Use o Storefront • Where building types would be allowed: o Storefront and Mixed Use: on any property within the zone. o Multi -dwelling and Townhomes: on local streets as designated in the zone. • Bulk Requirements (Uses FB-UN2 zone) • Land Use Tables: Mostly follows FB-UN2, but some uses are not allowed in all the existing zones. • Design Standards: TBD • Parking Context: Need to reconcile because the existing zones are in different parking contexts. FB-UN2 is in Transit Context; MU is in Urban Center Context; RMU45, FB- SE, TSA-UN-T and some CC is in Neighborhood Context; CS is in General Context. Each context has different parking requirements. • Signs: TBD • Affordable Housing Incentive: TBD Existing Zoning District Notes • The CC zone allows buildings up to 45' in height through the design review process. • The MU zone is mostly found along the 300 West corridor, north of West High School. • There is a large range in minimum lot widths requirement in this group, from no requirement up to 150 feet. • The CS zone requires planned development approval for all expansions, new construction, and when a development is near residential development. This is a problematic provision because the planned development process is discretionary with the Planning Commission. Comparison Chart between MU5 and zones being replaced. Please note, MU5 is the same as the current FB-UN2 zoning district. Regulation MU5 (FB- FB-SE CC CS RMU- TSA MU UN2) 45 UN-T Minimum None 4,000 lo,000 sq. 60,000 0-5,000 2,500 0-6,000 Lot Size Sq. ft. ft. sq. ft. sq. ft. Sq. ft. sq. ft. Maximum None None None None None None None Lot Size Minimum None 50 75' 150' 0-50 40 0-50' Lot Width Maximum None None None None None None None Lot Width Building 50' 45' 30' (45' 45' 45' (55' 50' 45' Height w/ DR) w/ DR) Front/Corner lo' for 0-25 ft 15' 30' S' for all 0-10 ft 10' Side Yard ground floor dependin uses dependi residential. g on ng on No street street. minimum type. for most commercial uses. Interior Side 6' Minimum 0-25' 0 15' None, None, None Yard of 15' when except except adjacent to a 10' when 25' zoning next to when district with single- or adjacent a minimum two- to some height Of 35' family zones. or less. May district. be modified. Rear Yard 10' except 0-25' 10' 30' None, 25% Of when the except lot depth rear yard is 25' up to 30' adjacent to a when district with adjacent a max height to some of 3O' or zones. less, then the minimum is 10' Lot Coverage g0% Based on Based on Based on Based on 10% up 20% setbacks setbacks setbacks setbacks to 2,500 s ft Maps of MU5 Areas: The following maps show the location of the existing CC, CS, FB-SE, FB-UN2 (50' max building height), MU, RM-45, and TSA-UN-T < zones. The city is split into two maps, so the maps are legible. mmtq m Diene � cc � cs dr re. dIF u dr a 4F 0-- Zoning Districts �7 r re : � uu� s —T — Proposed New District: MU 6: Mixed Use 5 Zoning District Existing Districts Replaced: FB-UN2, FB-SC, RO, TSA-UC-T, TSA-SP-T, TSA-MUEC- T, CSHBD2 General Regulations: Allowed Building Types: o Cottage o Townhome o Multi -dwelling o Mixed Use o Storefront • Where building types would be allowed: o Storefront and Mixed Use: on any property within the zone. o Multi -dwelling and Townhomes: on local streets as designated in the zone. • Bulk Requirements (Uses FB-UN2 zone) • Land Use Tables: Mostly follows FB-UN2, but some uses are not allowed in all the existing zones. • Design Standards: TBD • Parking Context: Need to reconcile because the existing zones are in different parking contexts. FB-UN2, FB-SC are in Transit Context; all TSA-T zones and CSHBD2 zones are in Urban Center Context; RO is in General Context. • Signs: TBD • Affordable Housing Incentive: TBD Existing Zoning Districts Notes • FB-SC is only mapped along the S Line. The three TSA zones are essentially the same. The TSA zones require different setbacks on different streets, which makes consolidating them with other districts more challenging. The TSA zones include design standards in the base district in addition to design standards in chapter 21A.37. CSHBD2 requires design review for buildings over 3o' and for buildings over a certain total square footage. CSHBD2 also contains regulations not found in other districts, such as limits on non-residential uses, special park strip requirements, and minimum sidewalk widths. Determining which parking context to apply to this consolidation will result in some zones having a decreased parking requirement. Comparison Chart between MU6 and zones being replaced. Please note, MU6 is the same as the current FB-UN2 zoning district. Regulation M - FB-SC TSA- TSA- TSA- CSHBD2 RO UN UC-T SP-T MUEC- T Minimum Nonj 4,000 2,500 2,500 2,500 sq None o- Lot Size sq. ft. sq ft. sq ft ft 12,000 s ft. Maximum None None None None None None None Lot Size Minimum None 50' 40' 40' 40' None 0-100' Lot Width Maximum None None None None None None None Lot Width Building 50' 60' 60' 60' 60' 30', 60' 0-60' Height W DR Front/Corner lo' for 0-15' Nome None none No 20-25' Side Yard ground minimum, floor max Of 25' residential. No minimum for most commercial uses. Interior Side 6' 0-25' None, None, None, None 10-15' Yard Minimum based on except except except Of 15' when adjacent 25' next 25' next 25' next adjacent to zone. to some to some to some a zoning zones zones zones district with a minimum height of 35' or less. Rear Yard 10' except 0-25' None, None, None, none 25% of when the based on except except except lot rear yard is adjacent 25' next 25' next 25' next depth adjacent to zone. to some to some to some up to a district zones zones zones 30' with a max height of 30' or less, then the minimum is 10' Lot Coverage go% 9 Based Up to Up to Up to 100% 6o% on 2,500 2,500 2,500 setbacks sq. ft. sq. ft. sq. ft. open open open space space space required required required Maps of MU6 Areas: The following maps show the location of the existing CSHBD2, FB-SC,FB-UN2 (65' height areas) RO, TSA-MUEC-T, TSA-SP-T, and TSA-UC-T < zones. The city is split into two maps, so the maps are legible. ZDn,� o,�� Ir=7 Q� � Ao QT +—sPT 4P — - T Zoning o�weota =" �Appoxirr�e baton alFB-I1N285'aeas Q fS 5� � RO T If T SPT 41 TSPUL.T General Regulations: • Allowed Building Types: o Townhome o Multi -dwelling o Mixed Use o Storefront • Where building types would be allowed: o Some of these zones have specific ground floor use requirements on some streets. This would have to be reconciled. o Multi -dwelling and Townhomes: on local streets as designated in the zone. • Land Use Tables: proposed MU8 zone but may include some modifications. • Design Standards: TBD • Parking Context: Need to reconcile because the existing zones are in different parking contexts. The TSA zones and RMU are in Transit Context; RMF is in General Context. • Signs: Utilizes the proposed MU8 regulations. • Affordable Housing Incentive: TBD Existing Zoning Districts Notes: • The three TSA zones are essentially the same. The TSA zones require different setbacks on different streets, which makes consolidating them with other districts more challenging. The TSA zones include design standards in the base district in addition to design standards in chapter 21A.37. • The RMU zone has different standards for different types of uses. • The RMF-75 zone has been included because the allowed density should include a mix of uses to help achieve city goals related to walkability and supporting small businesses. • RMF-75 and RMU allow single family detached dwellings. MU8 does not. • All the zones will see an increase in building height of 15'. This allows for one additional story compared to what is allowed now. Comparison Chart between MU8 and zones being replaced. MU8 is pending adoption by the City Council. Regulation TSA TSA- TSA- RMF-75 RMU MUEC-C SP-C UN-C Minimum • 2,500 sq 2,500 2,500 0-20,000 o-8,000 sq ft Lot Size ft. sq ft. s ft s ft Maximum • - None None None None None Lot Size Minimum • 50' 40' 40' 0-140' 0-50' Lot Width Maximum • None None None none None Lot Width Building • • • 75' 75' 75' 75' 45' for Height nonresidential; 75' for residential. Front/Corner • 0-25' 0-25' 0-25' 25' 0-15' Side Yard Interior Side • • None, None, None, 4-15' 0-10' Yard except 25' except except next to 25' next 25' next some to some to some zones zones zones Rear Yard • None, None, None, 25% of 25% of lot except 25' except except lot depth depth up to 30' next to 25' next 25' next up to 30 some to some to some zones zones zones Lot Coverage Up to Up to Up to 6o% 8o% 2,500 sq. 2,500 2,500 ft. open sq. ft. sq. ft. space open open required space space required required Maps of MU8 Areas: The following maps show the location of the existing RMF-75. RMU, TSA-MUEC- C, TSA-SP-C, and TSA-UN-C < zones. The city is split into two maps, so the maps are legible. Doni.q Didle t. del . 11 4F Wu dr TS4UCCC Sw UHC IN Z.Ma DI td LV wur 75 41 auu dI Tsns- 41 rs"uw{ General Regulations: • Allowed Building Types: o Townhome o Multi -dwelling o Mixed Use o Storefront • Where building types would be allowed: o Some of these zones have specific ground floor use requirements on some streets. This would have to be reconciled. o Multi -dwelling and Townhomes: on local streets as designated in the zone. • Land Use Tables: Uses FB-UN11 but may include some modifications. • Design Standards: TBD • Parking Context: Need to reconcile because the existing zones are in different parking contexts. The FB-UN11 and TSA zones in Transit Context; CSHBDI is in Urban Center Context; CG is in General Context. This would need to be reconciled. • Signs: Utilizes the proposed FB-UN11 regulations. • Affordable Housing Incentive: Uses FB-UN11 incentives. Existing Zoning Districts Notes • The TSA zones require different setbacks on different streets, which makes consolidating them with other districts more challenging. The TSA zones include design standards in the base district in addition to design standards in chapter 21A.37. • The CSHBD zone has regulations that are specific to that zone, such as upper level stepbacks, design standards, triggers for design review, limitations on nonresidential uses on upper floors, and streetscape (sidewalk and parkstrip) requirements that would need to be addressed. The CG zone allows the broadest range of uses, some of which may no longer be appropriate in areas where the CG zone is currently mapped and would not be appropriate (due to impacts) in the other zones that are considered for consolidation. The TSA-UC-C and CG zones (except as indicated) will see an increase in height (25-35 feet) to accommodate buildings up to 11 stories. The CG zone allows buildings up to 150' on the fleet block. This is 25-6o' higher than the FB-UN11, CSHBDI, and TSA-UC-C. The private petition to create the CSHBD-SUS complicates this consolidation. Comparison Chart between MU11 and zones being replaced. MU 11 was adopted as FB-UN11. Regulation TSA-UC- CG CSHBDI C Minimum 2,500 sq 1o,000 sq ft None Lot Size ft. Maximum • - None None None Lot Size Minimum • - 40' 60' None Lot Width Maximum • None None None Lot Width Building • • go' 75'; up to 105' with 30'; up to 75' for Height DR; up to 150' in residential/mixed use; up to some areas. 105' if parking is in a parking structure. Front/Corner • - 0-25' S' None Side Yard Interior Side • - None, None None Yard - • except 25' next to . • • some • zones • Rear Yard • None, io' None - • except 25' next to . • • some • zones • Lot Coverage •' Up to 1o0% 100 2,500 sq. ft. open space re uired Maps of MU1i Areas: The following map shows the location of the existing CG, CSHBDi, and TSA-UC- C zones. The CG zone on the left-hand side of the map is located within the Airport Flight Path Overlay Zone, which restricts residential uses. This project may propose rezoning this strip to M-1. IDninB Diatlicb �w