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ORDINANCE NUMBER 3442 AN ORDINANCE OF THE MISSOULA CITY COUNCIL AMENDING TITLE 20, MISSOULA CITY ZONING ORDINANCE, CHAPTER 20.05.040 DEVELOPMENT OPTIONS, AND TABLE 20.05-3, INTENDED TO PROVIDE A DEVELOPMENT TOOL FOR PERMANENTLY AFFORDABLE SMALL LOT PROJECTS. An Ordinance for Missoula City Council consideration amending Title 20, Missoula City Zoning Ordinance, Chapter 20.05.040 Development Options and Table 20.05-3. BE IT ORDAINED that Title 20, Missoula City Zoning Ordinance Chapter 20.05.040 Development Options be amended and enacted to state as follows: 20.05.040 Development Options Different development options are offered in many of the R districts as a way of promoting a wide variety of community and lifestyle choices and to promote conservation of natural resources, including agricultural lands. Not all development options are allowed in all districts (see Table 20.05-3 to determine which options are allowed in each district). Where allowed, the development options described in this section may be used at the property owner’s election. A. Conventional Development “Conventional development” is any development that is not part of an approved cluster development or conservation development. Parcel and building standards for conventional development can be found in 20.05.050 (Table 20.05-3). B. Cluster and Conservation Development 1. Intent The cluster and conservation development options are intended to encourage development designs—whether approved through the subdivision plat, condominium plat or planned unit development review process—that are more efficient and provide more open space and greater natural resource protection than conventional development designs. Cluster development and conservation development designs allow more compact and less costly networks of roads and utilities. They can also help reduce stormwater runoff and non-point source pollutant loading rates and can be used to preserve an area’s semi-rural character. Cluster developments and conservation developments are intended to reduce stormwater runoff and flooding, preserve natural resources, protect water quality and encourage the provision of needed open space and recreational amenities for residents. 2. General Description a. The cluster development and conservation development standards of this chapter require that a specified portion of each development be set aside and permanently preserved as open space. b. The primary difference between “cluster” developments and “conservation” developments is the amount of open space that must be preserved. c. Cluster and conservation developments must be reviewed in accordance with the city’s subdivision plat, condominium plat or planned unit development review process. d. Additional information on cluster and conservation development can be found in Chapter 20.55. ---PAGE BREAK--- C. Permanently Affordable Development (three or more dwelling unit project): The permanently affordable development option is available in the RM2.7, RM1.5, RM1- 45, RM1-35, RMH and RM0.5 districts. It allows smaller parcel size and other modified building standards in exchange for up to 50% (based on an adjusted ratio scale) of the project developed as permanently affordable for residents whose incomes fall below 80% of the area median income as determined by HUD. In return, the permanently affordable development option allows a moderate density bonus based on an adjusted ratio scale, see table below. This option only applies to parcels that contain or will contain detached residential units meeting the building type descriptions of detached house (20.05.030.B.1), or lot line (detached) house (20.05.030.B.2) and townhomes (20.05.030.B.3). Parcel and building standards for permanently affordable development can be found in 20.05.050 (Table 20.05-3). 1. Adjusted ratio scale: % of PERMANENTLY AFFORDABLE HOUSING: DENSITY BONUS: a. 30% 10% b. 40% 15% c. 50% 20% Severability. If any selection, subsection, sentence, clause, phrase or word of this ordinance is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance. The council hereby declares that it would have passed this ordinance and each section, subsection, sentence, clause, phrase and words thereof , irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or words have been declared invalid or unconstitutional, and if for any reason this ordinance should be declared invalid or unconstitutional, then the remaining ordinance provisions will be in full force and effect. PASSED by a 9 Ayes, 3 Nays, 0 Abstain and 0 Absent vote and APPROVED by the Mayor this 4th day of October, 2010. ATTEST: APPROVED: Martha L. Rehbein John Engen Martha L. Rehbein, CMC John Engen City Clerk Mayor (SEAL) ---PAGE BREAK--- 10/4/10 Table 20.05‐3: Parcel and Building Standards (Residential Districts) Standards R215 R80 R40 R20 RT10 R8 R5.4 RT5.4 R3 RT2.7 RM2.7 RM1.5 RM1‐35 RM1‐45 RMH RM0.5 CONVENTIONAL DEV’T Min. District Area (sq. ft.) None None None None None None None None 30,000 None None None None None None Minimum Parcel Size └Area (square feet) 215,000 80,000 40,000 20,000 10,000 8,000 5,400 5,400 3,000 3,000 3,000 3,000 3,000 3,000 3,000 └Area per unit (sq. ft.) 215,000 80,000 40,000 20,000 10,000 8,000 5,400 5,400 3,000 2,700 2,700 1,500 1,000 1,000 500 Minimum Setbacks (feet) └Front 25 25 25 25 20 20 20 20 10[3] 20 20 20 20 20 20 └Side (interior) 25 25 15 15 7.5 7.5 7.5 7.5 3 5 5 5 5 5 7.5 └Side (street) 12.5 12.5 12.5 12.5 10 10 10 10 10 10 10 10 10 10 10 └Rear 25 25 25 25 20 20 20 20 10[3] 20 20 20 20 20 20 Max. Building Height (feet) 30/35 30/35 30/35 30/35 30/35 30/35 30/35 30/35 30/35 30/35 30/35 45 30/35 45 125 CLUSTER DEV’T Overall Site └Min. open space site) 30 30 30 30 30 NA NA NA NA NA NA NA NA NA NA └Min. area per unit (sq. ft.) 215,000 80,000 40,000 20,000 10,000 NA NA NA NA NA NA NA NA NA NA Minimum Parcel Area (sq. ft.) None None None None None NA NA NA NA NA NA NA NA NA NA Minimum Setbacks (feet) └Front 25 25 25 25 20 NA NA NA NA NA NA NA NA NA NA └Side (interior) 20 15 10 10 7.5 NA NA NA NA NA NA NA NA NA NA └Side (street) 12.5 12.5 12.5 12.5 10 NA NA NA NA NA NA NA NA NA NA └Rear 25 25 25 25 20 NA NA NA NA NA NA NA NA NA NA Max. Building Height (feet) 30/35 30/35 30/35 30/35 30/35 NA NA NA NA NA NA NA NA NA NA CONSERVATION DEV’T Overall Site └Min. area (acres, gross) 100 40 20 10 NA NA NA NA NA NA NA NA NA NA NA └Min. open space site) 60 60 60 60 NA NA NA NA NA NA NA NA NA NA NA └Min. area per unit (sq. ft.) 177,000 66,000 33,000 16,500 NA NA NA NA NA NA NA NA NA NA NA Minimum Parcel Area (sq. ft.) None None None None NA NA NA NA NA NA NA NA NA NA NA Minimum Setbacks (feet) └Front 25 25 25 25 NA NA NA NA NA NA NA NA NA NA NA └Side (interior) 20 15 10 10 NA NA NA NA NA NA NA NA NA NA NA └Side (street) 12.5 12.5 12.5 12.5 NA NA NA NA NA NA NA NA NA NA NA └Rear 25 25 25 25 NA NA NA NA NA NA NA NA NA NA NA Max. Building Height (feet) 30/35 30/35 30/35 30/35 NA NA NA NA NA NA NA NA NA NA NA PERMANENTLY AFFORDABLE DEV’T Minimum Parcel Size └Area (sq. ft.) None None None None None └Area per unit (sq. ft.)[7] 2,160 1,200 800 800 400 Minimum Setbacks (feet) └Front 20 20 20 20 20 └Side (interior) 3 3 3 3 3 └Side (street) 10 10 10 10 10 └Rear 20 20 20 20 20 Max. Building Height (feet) 30/35 45 30/35 45 125 ---PAGE BREAK--- 10/4/10 RMH standards do not apply to manufactured housing parks. Manufactured housing parks are subject to Title 16. In a cluster or conservation development, when a contiguous set of parcels is served by a rear alley and no building line has been established by existing buildings on the subject block face, the minimum front setback requirement is 10 feet. Combined total front and rear setback depths must equal at least 30 feet. 10’ front and 20’ rear or 15’ each) Minimum interior side setbacks for principal buildings must equal at least 33% of the height of the subject building. Maximum height limit is 30 feet for buildings with primary roof pitch of less than 8 in 12 and 35 feet for buildings with primary roof pitch of 8 in 12 or greater. Only applies per 20.05.040.C. Area per unit calculation may include a density bonus up to 20% when a project meets the criteria in section 20.05.040.C.