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PAZ PAZ Plat Annexation and Zoning I July 1, 2009 Plat Annexation and Zoning I July 1, 2009 ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Today Today Density calculations Density calculations Small lot issues Small lot issues RM1.5 RM1.5 Cluster/Conservation Cluster/Conservation Others if time Others if time – Building height Building height – Bulk and mass Bulk and mass – Bed and breakfast Bed and breakfast ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Previous Name Title 19 Previous Name Title 19 New Name Title 20 New Name Title 20 SRR SRR R215 R215 LSR LSR R80 R80 RLD RLD-1 R40 R40 RLD RLD-2 R20 R20 RLD RLD-4 RT10 RT10 RR RR-I R8 R8 A R5.4 R5.4 R-I R5.4 R5.4 R-VIII VIII RT5.4 RT5.4 No existing equivalent No existing equivalent R3 R3 R-IIII RT2.7 RT2.7 R-XII XII RM2.7 RM2.7 MU MU RM2.7 RM2.7 No existing equivalent No existing equivalent RM1 RM1 R-III III RM1.5 RM1.5-35 35 R-IV IV RM1.5 RM1.5-35 35 B RM1.5 RM1.5-45 45 RH RH RM0.5 RM0.5 R-VI VI RMH RMH ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Residential building types Residential building types Existing Existing One family dwellings One family dwellings Single Single-family residences family residences Single Single-family residential family residential dwelling dwelling Two family dwelling Two family dwelling Triplexes and Triplexes and fourplexes fourplexes Apartment house Apartment house High High-rise multiple rise multiple dwelling dwelling Multiple dwellings Multiple dwellings Proposed Proposed Detached house Detached house Lot line house Lot line house Townhouse Townhouse – 2-unit townhouse unit townhouse – 3+ 3+-unit townhouse unit townhouse Two Two-unit house unit house Multi Multi-unit house unit house Multi Multi-unit building unit building ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Residential building types Residential building types Detached house Townhouse Two-unit house Multi-unit house ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Residential building types Residential building types Multi-unit building ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Density Density Current ordinance uses variable Current ordinance uses variable (bedroom count) approach to density (bedroom count) approach to density Draft ordinance proposes simplified Draft ordinance proposes simplified density measure: minimum parcel area density measure: minimum parcel area per dwelling unit (regardless of per dwelling unit (regardless of bedrooms) bedrooms)—straight forward and straight forward and transparent transparent ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Density Calculation Density Calculation Planning Board Recommendations: Planning Board Recommendations: – Approve the approach for measuring density based Approve the approach for measuring density based on parcel area per unit on parcel area per unit – Revise the parcel area per unit measurement for Revise the parcel area per unit measurement for multi multi-dwelling districts (existing B, R dwelling districts (existing B, R-III and R III and R-IV) to IV) to 1,500 square feet per unit 1,500 square feet per unit – No change to density calculation for larger No change to density calculation for larger-lot districts lot districts – Increased density in RM0.5 (existing RH) district Increased density in RM0.5 (existing RH) district – “Rounding” difference in some districts RLD “Rounding” difference in some districts RLD-1, 1, RLD RLD-2, RLD 2, RLD-4 convert to R40, R20 and R10, 4 convert to R40, R20 and R10, respectively) respectively) ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Minimum parcel area per unit (square feet) Minimum parcel area per unit (square feet) R-XII XII R-III III R-IV IV B RH RH RVI RVI 2.7 2.7–3.6 3.6k 1–2.5k 2.5k 0.75 0.75–1k 1k 1–2.5k 2.5k RM2.7 RM2.7 RM1.5 RM1.5 RM1.5 RM1.5 RM1.5 RM1.5 RM0.5 RM0.5 RMH RMH 2,700 2,700 1,500 1,500 500 500 1,500 1,500 ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Density: Break it down Density: Break it down For R215 District For R215 District – 1% increase when converting from acreage approach 1% increase when converting from acreage approach to square footage approach to square footage approach For Large Lot Districts (new R80, R40, R20, and For Large Lot Districts (new R80, R40, R20, and R10) R10) – Potential 8% increase Potential 8% increase – However, existing districts allowed flexible parcel size However, existing districts allowed flexible parcel size if cluster as part of Subdivision. if cluster as part of Subdivision. – Current approach for Conventional development is Current approach for Conventional development is fixed parcel size of 10,000, 20,000 etc. fixed parcel size of 10,000, 20,000 etc. – As subdivision with conventional development As subdivision with conventional development - applicant could not maximize density because applicant could not maximize density because infrastructure would have to be factored out. infrastructure would have to be factored out. ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Large Parcel Density example Large Parcel Density example Current Ordinance: Current Ordinance: – RLD4 with 10 acres = 40 units RLD4 with 10 acres = 40 units – Parcel size can drop to less than 10,000 square feet and thereby Parcel size can drop to less than 10,000 square feet and thereby accommodate infrastructure (roads, parks, etc) without loosing accommodate infrastructure (roads, parks, etc) without loosing density density Proposed Approach: Proposed Approach: – R10 with 10 acres R10 with 10 acres – Conventional Development = 43 units but all units have to be Conventional Development = 43 units but all units have to be 10,000 square feet. Infrastructure can take about 20% of 10,000 square feet. Infrastructure can take about 20% of development. Eight acres remain for platting 10,000 sq ft development. Eight acres remain for platting 10,000 sq ft parcels = 34 units parcels = 34 units Conventional Development compared to the existing Conventional Development compared to the existing code is not an increase code is not an increase – Cluster Development Option requires 30% Open Space in Cluster Development Option requires 30% Open Space in addition to Infrastructure, the applicant could develop 43 units addition to Infrastructure, the applicant could develop 43 units but is also contributing greater open space. but is also contributing greater open space. ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Density: Break it down Density: Break it down For smaller single For smaller single-family districts (RR family districts (RR-1, A, R 1, A, R-1, and R 1, and R- VIII) VIII) – No change No change For two For two-dwelling unit district (R dwelling unit district (R-II) II) – No change No change For multi For multi-dwelling unit district (R dwelling unit district (R-XII and MU) XII and MU) – Existing Code: density varied between 3,600 and 2,700 sq. ft. Existing Code: density varied between 3,600 and 2,700 sq. ft. per unit depending on meeting certain criteria per unit depending on meeting certain criteria – Proposed Code: density based on 2,700 sq. ft. per unit Proposed Code: density based on 2,700 sq. ft. per unit For multi For multi-dwelling unit districts R dwelling unit districts R-III, and R III, and R-IV) IV) – Existing Code: density varied based on bedrooms with up to Existing Code: density varied based on bedrooms with up to 1,000 square feet for no bedroom units (efficiency) 1,000 square feet for no bedroom units (efficiency) – Proposed Code: density based on 1,500 sq. ft. per unit Proposed Code: density based on 1,500 sq. ft. per unit ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Minimum parcel area Minimum parcel area Current minimum parcel area requirements in Current minimum parcel area requirements in two two-dwelling and multi dwelling and multi-dwelling districts larger dwelling districts larger than required for zoned density, which serves than required for zoned density, which serves as disincentive for single as disincentive for single-dwelling residential dwelling residential New ordinance proposes reduced minimum New ordinance proposes reduced minimum parcel area requirements in RT2.7, RM2.7, parcel area requirements in RT2.7, RM2.7, RM1 and RM0.5 RM1 and RM0.5 ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Minimum parcel area Minimum parcel area R-IIII R-XII XII R-III III R-IV IV B RH RH R-VI VI 5,400 sq. ft. 5,400 sq. ft. 3,500 3,500–3,600 sq. ft. 3,600 sq. ft. RT2.7 RT2.7 RM2.7 RM2.7 RM1.5 RM1.5 RM1.5 RM1.5 RM1.5 RM1.5 RM0.5 RM0.5 RMH RMH 3,000 sq. ft. 3,000 sq. ft. ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Proposed Proposed RT 2.7 RT 2.7 Density Density 1 per 2,700 sq 1 per 2,700 sq ftft Current Zoning Current Zoning R- II II Density Density 1 per 2,700 sq 1 per 2,700 sq ftft 6,000 sq ft parcel 6,000 sq ft parcel 5,400 sq ft parcel 5,400 sq ft parcel 3,000 sq ft parcel 3,000 sq ft parcel Parcel Size Parcel SizeJ Detached house - Duplex - New Option - Current/Proposed Allowed Development R-II ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Cluster/conservation developments Cluster/conservation developments ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Cluster/conservation developments Cluster/conservation developments As of right cluster and conservation As of right cluster and conservation development options offered in R215, development options offered in R215, R80, R40, R20 and R10 districts R80, R40, R20 and R10 districts Cluster option Cluster option – Builds on existing cluster provisions Builds on existing cluster provisions – Allowed as of right Allowed as of right – 30% minimum open space requirement 30% minimum open space requirement – Density neutral (compared to conventional) Density neutral (compared to conventional) – No minimum lot area; reduced setbacks No minimum lot area; reduced setbacks ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Cluster/conservation developments Cluster/conservation developments Conservation development option Conservation development option – Offers density incentive for aggressive Offers density incentive for aggressive conservation of open space/resources conservation of open space/resources – Allowed as of right, subject to minimum site Allowed as of right, subject to minimum site area requirements (5 area requirements (5–100 aces) 100 aces) – 60% minimum open space requirement 60% minimum open space requirement – Approx. 20% density bonus (compared to Approx. 20% density bonus (compared to conventional/cluster) conventional/cluster) – No minimum lot area; reduced setbacks No minimum lot area; reduced setbacks ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Building Height Building Height Current Ordinance: Current Ordinance: – Building Height (modified measurement) Building Height (modified measurement) – Exception for greater than 7/12 roof pitch +20% Exception for greater than 7/12 roof pitch +20% – Example: For 30’ max. building ht could build to 33’ Example: For 30’ max. building ht could build to 33’ for less than 7/12 roof pitch and 36’ for greater than for less than 7/12 roof pitch and 36’ for greater than 7/12 7/12 Planning Board Recommendation: Planning Board Recommendation: – Building height with no modified measurement from Building height with no modified measurement from lowest point at grade to highest point of roof lowest point at grade to highest point of roof – 30’ max if less than 8/12 roof pitch 30’ max if less than 8/12 roof pitch – 35’ max if greater than 8/12 roof pitch 35’ max if greater than 8/12 roof pitch ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Proposed Building Height Proposed Building Height Measurement Measurement Building height is Building height is measured as the vertical measured as the vertical distance from the lowest distance from the lowest point where the building point where the building line meets existing or line meets existing or finished grade (whichever finished grade (whichever is lower) to the highest is lower) to the highest point of the subject point of the subject building. The highest building. The highest point of the building is the point of the building is the coping of a flat roof, the coping of a flat roof, the top of a mansard roof or top of a mansard roof or shed roof, or the peak of shed roof, or the peak of the highest gable of a the highest gable of a gambrel or hip roof. gambrel or hip roof. ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Modified Modified (old) (old) Absolute Absolute (new) (new) ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Removal of two story limit for Removal of two story limit for residential structures residential structures Current ordinance Current ordinance – No limit for A, R No limit for A, R-1, OR, R 1, OR, R-VIII, R VIII, R-XII, BN, XII, BN, Mixed Use and D zones Mixed Use and D zones – Two story limit in SRR, LSR, RLD Two story limit in SRR, LSR, RLD-1, RLD 1, RLD-2, 2, RR RR-1, R 1, R-II, RLD II, RLD-4, R 4, R-III, R III, R-IV, R IV, R-V, V, – Three story limit in B Three story limit in B Planning Board recommendation Planning Board recommendation – Remove “story” as measurement and base all Remove “story” as measurement and base all heights on feet heights on feet ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Bulk and mass standards Bulk and mass standards Current Ordinance: Current Ordinance: – Side yard setback no less than 1/3 of building Side yard setback no less than 1/3 of building height in A, RR height in A, RR-1, R 1, R-1, R 1, R-II, R II, R-VIII, RLD VIII, RLD-IV, R IV, R- III, B, R III, B, R-XII, R XII, R-IV IV – Two contiguous non Two contiguous non-conforming lots of record conforming lots of record in common ownership one parcel in common ownership one parcel (19.62.010.C.2) (19.62.010.C.2) – Anti Anti-scraping ordinance (19.62.010.C.3) scraping ordinance (19.62.010.C.3) – Planned Neighborhood Cluster (19.69) Planned Neighborhood Cluster (19.69) ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Bulk and mass standards Bulk and mass standards Planning Board Recommendation: Planning Board Recommendation: – Side yard setback no less than 1/3 of building height in single Side yard setback no less than 1/3 of building height in single family zone districts family zone districts – RT RT-10 (RLD 10 (RLD-IV), R8 (RR IV), R8 (RR-1), R5.4 R R5.4 R-1), RT5.4 (R RT5.4 (R-VIII) VIII) – Two contiguous non Two contiguous non-conforming lots of record in common conforming lots of record in common ownership one parcel ownership one parcel – same language as current ordinance same language as current ordinance (20.80.020. B.3) (20.80.020. B.3) – Anti Anti-scraping ordinance scraping ordinance – same language as current ordinance same language as current ordinance (20.80.020.B.4) (20.80.020.B.4) – Planned Neighborhood Cluster eliminated Planned Neighborhood Cluster eliminated – Neighborhood Character Overlay zone enabled (20.25.040) Neighborhood Character Overlay zone enabled (20.25.040) • Provides for neighborhood Provides for neighborhood-specific mass and bulk standards rather specific mass and bulk standards rather than “one size fits all” approach city than “one size fits all” approach city-wide wide • Provides for public notice, public hearing, protest Provides for public notice, public hearing, protest ---PAGE BREAK--- Missoula Zoning and Subdivision Regulations Update Bed and Breakfast Bed and Breakfast Current Ordinance: Current Ordinance: – Permitted in BC and commercial districts Permitted in BC and commercial districts – Subject to multi Subject to multi-dwelling standards dwelling standards Planning Board Recommendation: Planning Board Recommendation: – Conditional in residential districts, permitted in Conditional in residential districts, permitted in business and commercial districts business and commercial districts – Still requires a public hearing Still requires a public hearing – Use Specific Standards Use Specific Standards – rather than multi rather than multi- dwelling standards dwelling standards ---PAGE BREAK--- www.zoningmissoula.com www.zoningmissoula.com