Zoning Code Update. Department of Community Development. Tricia Stevens. June 25, Planning and Environmental Review

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1 Department of Community Development June 25, 2014 Tricia Stevens Planning and Environmental Review

2 Zoning Code Update First Major Update in 30+ Years Initiated in 2007, and Re-Initiated in 2012 Clarion and AECOM Goal: To Create a More Business and User- Friendly Zoning Code With a User Guide 2

3 Amendments Deferred Until After Adoption Urban Farming Raising of Chickens Parking of RVs, Boats and Trailers Major Revisions to Sign Requirements Amendments on a Separate Path Recycling Alcohol Sales 3

4 Objectives Streamline/Simplify the Entitlement Processes Promote Economic Development Set Higher Standards for Quality of the Built Environment Place More Emphasis on the Design Review Process Create a Countywide Design Guideline Package Create New Opportunities for Mixed-Use Development Promote Sustainable Development Practices 4

5 Major Changes: Overall Organization Consolidate Multiple Use Tables into a Single Table Collapse Uses into More General Categories Add Use Standards to Replace Footnotes and Provide a More Complete List of Standards for Each Use Provide a User Guide with Case Studies to Help Navigate the Code, and Understand the Connection Between the Zoning Code and Design Guidelines 5

6 Zoning Code Land Use Table Example 6

7 User Guide Case Studies Guide to Using the Zoning Code Guide to the Development Process Links to Different Regulations 7

8 Major Changes: Streamline Entitlement Process and Promote Economic Development Bump Down Hearing Levels Reducing Timelines and Cost Add a New Staff-Level Administrative Minor Use Permit Special Development Permit to Replace Prior Variances, Exceptions, Lot Reduction Permits, and Review of Parking Protect the Community Planning Advisory Council Process Denials Bump to Planning Commission (No Change) Appeals to the Board of Supervisors with a Finding of Community- Wide Concern by the CPAC (No Change) 8

9 Major Changes: New Mixed-Use Zones Greater Mix of Uses Without Barriers Higher Intensities/Densities Options for Shared or Reduced Parking Promote Economic Development Place Making Opportunities Enhanced Pedestrian Circulation 9

10 Mixed-Use Examples Santana Row, San Jose One of the Premiere Mixed-Use Developments in Northern California Local Examples: 65 th Street Transit Village, City of Sacramento Capital Village Town Center, City of Rancho Cordova Santana Row San Jose, CA 10

11 Major Changes: Update Parking Standards Encourage Stormwater Management Features Require Drought-Tolerant Landscaping where Appropriate Provide Greater Options for Shared/Reduced Parking Consider Proximity to Transit Services Energy Features (Solar) with a Minor Use Permit Alternatives to Satisfy Shading Requirements Evaluate Minimum Parking Requirements to Ensure Consistency with Adjacent Jurisdictions 11

12 Low Impact Development Example Fair Oaks Promenade Fair Oaks, CA 12

13 Decrease in Minimum Number of Spaces Churches: from 1/3 Seats to 1/4 Seats Bank/S&L: from 5.0/1,000 to 3.0/1,000 Office: from 4.5/1,000 to 3.5/1,000 Medical/Dental: from 6.5/1,000 to 4.5/1,000 General Retail: from 4.5/1,000 to 4.0/1,000 Increase in Minimum Number of Spaces Hospital: from 2/Bed to 2/Bed, Plus 1/3 Employees Congregate Care: from 1/3 Beds to 1/3 Beds, Plus 1/3 Employees 13

14 Key Regulations: Rural Area Development Congregate Care and Churches Required CUP Findings for Compatibility with Surrounding Uses and Changes to Rural Character Maximum Size of Accessory Structures Equal to the Primary Dwelling for One-Acre Lots, and 2X the Dwelling for Two Acres and Greater Maximum Height of Accessory Structures Equal to the Height of the Primary Dwelling Use of Cargo Containers for General Storage 14

15 Key Regulations: Residential Development Accessory (2 nd ) Dwellings Larger Accessory Dwellings Permitted by Right on Sliding Scale Based on Lot Size Fencing in Front Yard Solid Fencing Over 36 Inches in the Required Front Yard Permitted with a Minor Use Permit Landscape / Hardscape in Front Yard Minimum Landscaping (1-2 Trees), Maintenance, and Irrigation Requirements for Lots depending on size 15

16 Key Regulations: Residential Development (Continued) Room Rental Permits Administrative Permit Required for 3-5 Individuals and Property Owner Agreement to Control Nuisances Multifamily Setbacks for Two-Story Structures Stepped Setbacks w/design Review, Rather than 100 Feet from an Adjacent SF Zone 16

17 Key Regulations: Commercial Development Minor Use Permit for Certain Uses Minor Use Permit Required for Certain Uses with Potential for Nuisances to Adjacent Neighbors and Businesses Limited Hours for Loading / Unloading Limited M-F to 7AM-8PM and SAT/SUN to 9AM-5PM if within 300 Feet of a Residential Use Non-Conforming Fencing Adjacent to Residential Maintenance Provisions to Include Metal Posts, No Gaps, No Broken Boards or Leaning Sections of Fence 17

18 Development Code Update Consolidate Countywide Design Guidelines New Single Family Design Guidelines New New Communities Design Guidelines Existing with Revisions: Multi-Family Commercial Industrial Village Center/Mixed Use 18 April 23, 2013

19 Active Design for Healthy Communities 19

20 Next Steps Post Materials to Webpage Advisory Group Mass Mailing Notice Joint-CPAC Presentations and Individually Upon Request Planning Commission Workshop Approval by Summer

21 Materials Currently Available for Review Draft Zoning Code Zoning Code User Guide List of Key Zoning Code Changes Single-Family and New Communities Design Guidelines Pages/DevelopmentCodeUpdate.aspx 21 Tricia Stevens, AICP, Principal Planner (916) or

22 Q & A 22