To provide better consistency with proposed Multi-Family developments, staff has proposed the following changes to the UDO relating to multi-unit housing, multiplex housing, parking, and mixed use residential housing. Staff believes these proposed changes will better align with the City’s Independence for All, Strategic Plan to provide quality built environments for housing units fulfilling a market need.
Staff researched best practices from communities around the region, which have been incorporated into these changes. This amendment would make the following changes to the
UDO:
1. Updates the Use tables in section 14-300-03, Residential Districts. Updates have been added for two-unit houses to follow the conditions of Residential Design Standards in section 14-505 and the Planned Unit Development standards in section 14-705 of the code. The Use table is also updated to clarify the use standards for each housing type.
2. Updates the Use tables in section 14-301-03, Office and Commercial Districts, to add Mixed Use Residential to the chart and follow the conditions of Residential Design Standards in section 14-505 of the code. The Use table is also updated to include the conditions of 14-505 be used for other multi-family housing types in the office and commercial districts.
3. Parking ratios in section 14-501-05 of the code include updated ratios for Elderly Independent, new R-12 developments, R-18 PUD developments, and R-30 developments with ratios from 1 to 2 based on dwelling units with the addition of a visitor parking ratio of 0.4 in a new section 14-501-05.A. Specifications for prohibiting encroachment onto public ROW and adherence to landscaping, screening, and lighting sections of the code have also been included. Updates to the parking area design have been included to concur with the recent Chapter 20 code revisions.
4. For Multi-Unit housing in section 14-505-09, sections have been added to address exterior appearance of all exterior sides of a building unit in section 14-505-09-E, density criteria has been included for the O-1 and C-1 district to follow the R-18 PUD density, while in section 14-505-09-F, the O-2, C-2, and C-3 districts follow the R-30 PUD density. In section 14-505-09-G, an open space requirement of 10% of the site with a mix of usable green space for playgrounds, swimming pools, or athletic courts, and common spaces such as plazas or courtyards has been added. This section also specifies that outdoor spaces may not include areas for vehicular use or areas in the required landscape buffers. Internal sidewalks or trails may be used for the required outdoor spaces when adjacent to landscape areas and amenities such as benches. Detention areas may only count for portions designed for usable green spaces or common spaces. Dog parks may count for up to 40% of the required open space. Properties within 330 feet of a public park may receive a space credit up to half the required open space if connected by a direct pedestrian route.
5. For Multiplex and apartment condo buildings, section 14-505-10-E has been updated to include specifications on façade materials such as brick, stone, concrete with texture, specifications on EFIS, structural clay tile, glass, and metal. In section 14-505-10-F, building design standards have been added to avoid the appearance to blank, long or massive walls. Designs that include horizontal breaks, accent colors, varying textures, and vertical breaks have been included. Language has been added for colors to be approved by Planning Commission and City Council. Screening of rooftop and ground equipment has been specified. Outside staircases on multifamily dwellings have been prohibited along with specifications on flat roofs and roof penetrations. Requirements that building entrances must be clearly defined by including various elements of design have been included.
Density criteria has been included for the O-1 and C-1 district to follow the R-18 PUD density, while the O-2, C-2, and C-3 districts follow the R-30 PUD density in section 14-505-10-G. In section 14-505-10-H, an open space of 10% of the site with a mix of usable green space for playgrounds, swimming pools, or athletic courts, and common spaces such as plazas or courtyards. This section also specifies that outdoor spaces may not include areas for vehicular use or areas in the required landscape buffers. Internal sidewalks or trails may be used for the required outdoor spaces when adjacent to landscape areas and amenities such as benches. Detention areas may only count for portions designed for usable green spaces or common spaces. Dog parks may count for up to 40% of the required open space. Properties within 330 feet of a public park may receive a space credit up to half the required open space if connected by a direct pedestrian route.
6. For mixed use residential, sections 14-505-12 has been added. Section 14-505-12-A outlines that mixed use residential is subject to section 14-301-04 thru 14-301-06 of the code. Section 14-505-12-B requires the ground floor of a mixed use residential must occupy 100% of the buildings ground floor for commercial or other non-residential uses. Section 14-505-12-C, specifies density criteria for the O-1 and C-1 district to follow the R-18 PUD density, while the O-2, C-2, and C-3 districts follow the R-30 PUD density.
Section 14-505-12-D, addresses new construction specifications for new construction of mixed-use residential buildings to include façade materials such as brick, stone, concrete with texture, specifications on EFIS, structural clay tile, glass, and metal. Building designs standards have been included to avoid the appearance to blank, long or massive walls. Designs that include horizontal breaks, accent colors, varying textures, and vertical breaks have been included. Language has been added for colors to be approved by Planning Commission and City Council. Screening of rooftop and ground equipment has been specified. Outside staircases on mixed-use buildings have been prohibited along with specifications on flat roofs and roof penetrations. Requirements that building entrances must be clearly defined and include a primary working entrance have been added. Building entrances may include doors to individual shops, lobby entrances, or pedestrian-oriented plazas or cluster shops.
Requirements for open spaces of 10% of the site with a mix of usable green space for playgrounds, swimming pools, or athletic courts, and common spaces such as plazas or courtyards have been added. This section also specifies that outdoor spaces may not include areas for vehicular use or areas in the required landscape buffers. Internal sidewalks or trails may be used for the required outdoor spaces when adjacent to landscape areas and amenities such as benches. Detention areas may only count for portions designed for usable green spaces or common spaces. Dog parks may count for up to 40% of the required open space. Properties within 330 feet of a public park may receive a space credit up to half the required open space if connected by a direct pedestrian route.
Ground floor requirement have been added to require at least 50% of the street facing building façade between 4 and 10 feet above the sidewalk must be clear, non-reflective windows that allow views of the indoor commercial space or product display areas. Display windows may be counted towards the 50% provided they are internally illuminated and are two feet in depth.
Specifications for building setbacks have been included to be located not less than 5 feet and no more than 15 feet from the street ROW line. Surface parking specifications have been added that requires parking be located behind the principal building or concealed from view of abutting street or screened.
Section 14-505-12-E, addresses rehabilitation of existing buildings and includes requirements for ground floor transparency featuring 50% of the street facing building façade between 4 and 10 feet above the sidewalk must be clear, non-reflective windows that allow views of the indoor commercial space or product display areas. Display windows may be counted towards the 50% provided they are internally illuminated and are two feet in depth. Building entrances must be clearly defined with a primary working entrance door facing the primary street. Building entrances may include doors to individual shops, lobby entrances, pedestrian-oriented plazas or cluster shops. Screening of rooftop and ground equipment has been specified.
Staff believes the proposed amendments will better serve our community and better regulate these uses.
Draft Planning Commission minutes:
"Case 23-175-06 – UDO Amendment #60 – Multi-Family Housing
Staff Presentation
Rick Arroyo presented the case and provided background information on better consistency with proposed multi-family developments, staff has proposed the following changes to the UDO relating multi-unit housing, multiplex housing, and mixed-use residential housing. Staff believes these proposed changes will better align with the City’s Independence for All, Strategic Plan to provide quality built environments for housing units fulfilling a market need.
Mr. Arroyo stated staff researched best practices from communities around the region, which have been incorporated into these changes. This amendment would make the following changes to the UDO:
1. Updates the Use tables in section 14-300-03, Residential Districts. Updates have been added for two-unit houses to follow the conditions of Residential Design Standards in section 14-505
and the Planned Unit Development standards in section 14-705 of the code. The Use table is also updated to clarify the use standards for each housing type.
2. Updates the Use tables in section 14-301-03, Office and Commercial Districts, to add Mixed
Use Residential to the chart and follow the conditions of Residential Design Standards in section 14-505 of the code. The Use table is also updated to include the conditions of 14-505 be used for other multi-family housing types in the office and commercial districts.
3. Parking ratios in section 14-501-05 of the code include updated ratios for Elderly Independent,
new R-12 developments, R-18 PUD developments, and R-30 developments with ratios from 1 to 2 based on dwelling units with the addition of a visitor parking ratio of 0.4 in a new section 14-501-05.A. Specifications for prohibiting encroachment onto public ROW and adherence to landscaping, screening, and lighting sections of the code have also been included.
4. For Multi-Unit housing in section 14-505-09, sections have been added to address exterior
appearance of all exterior sides of a building unit in section 14-505-09-E, density criteria has been included for the O-1 and C-1 district to follow the R-18 PUD density, while in section 14-505-09-F, the O-2, C-2, and C-3 districts follow the R-30 PUD density. In section 14-505-09-G, an open space requirement of 10% of the site with a mix of usable green space for playgrounds, swimming pools, or athletic courts, and common spaces such as plazas or courtyards has been added. This section also specifies that outdoor spaces may not include areas for vehicular use or areas in the required landscape buffers. Internal sidewalks or trails may be used for the required outdoor spaces when adjacent to landscape areas and amenities such as benches. Detention areas may only count for portions designed for usable green spaces or common spaces. Dog parks may count for up to 40% of the required open space. Properties within 330 feet of a public park may receive a space credit up to half the required open space if connected by a direct pedestrian route.
5. For Multiplex and apartment condo buildings, section 14-505-10-E has been updated to
include specifications on façade materials such as brick, stone, concrete with texture, specifications on EFIS, structural clay tile, glass, and metal. In section 14-505-10-F, building design standards have been added to avoid the appearance to blank, long or massive walls. Designs that include horizontal breaks, accent colors, varying textures, and vertical breaks have been included. Language has been added for colors to be approved by Planning Commission and City Council. Screening of rooftop and ground equipment has been specified. Outside staircases on multifamily dwellings have been prohibited along with specifications on flat roofs and roof penetrations. Requirements that building entrances must be clearly defined by including various elements of design have been included.
Density criteria has been included for the O-1 and C-1 district to follow the R-18 PUD density, while the O-2, C-2, and C-3 districts follow the R-30 PUD density in section 14-505-10-G. In section 14-505-10-H, an open space of 10% of the site with a mix of usable green space for playgrounds, swimming pools, or athletic courts, and common spaces such as plazas or courtyards. This section also specifies that outdoor spaces may not include areas for vehicular use or areas in the required landscape buffers. Internal sidewalks or trails may be used for the required outdoor spaces when adjacent to landscape areas and amenities such as benches. Detention areas may only count for portions designed for usable green spaces or common spaces. Dog parks may count for up to 40% of the required open space. Properties within 330 feet of a public park may receive a space credit up to half the required open space if connected by a direct pedestrian route.
6. For mixed use residential, sections 14-505-12 has been added. Section 14-505-12-A outlines that mixed use residential is subject to section 14-301-04 thru 14-301-06 of the code. Section 14-505-12-B requires the ground floor of a mixed use residential must occupy 100% of the buildings ground floor for commercial or other non-residential uses. Section 14-505-12-C, specifies density criteria for the O-1 and C-1 district to follow the R-18 PUD density, while the O-2, C-2, and C-3 districts follow the R-30 PUD density.
Public Comments
No Public Comments
Commissioner Comments
In response to Commissioner Nesbitt, Mr. Arroyo stated there are residential design standards in another part of the code that cover parking space width, cannot block sidewalks, and other similar items.
In response to Commissioner Nesbitt, Mr. Arroyo said, electric vehicles are not part of the codes for the time being, that it could be something to look at for the future. Mr. Arroyo stated that it could be challenging to add electrified parking stalls to apartment complexes as there are not assigned parking spaces.
In response to Commissioner Nesbitt, Mr. Arroyo stated their goal is make sure masonry requirements are met, and to verify ground floors of apartments do that.
In response to Commissioner Preston, Mr. Arroyo said they do not have requirements for commercial places to be a specific color, it would be based on the commercial design standards.
In response to Chairwomen McClain, Mr. Arroyo stated not having outside staircases is a safety issue as well as an appearance issue.
In response to Chairwomen McClain, Mr. Arroyo said they will look at adding some kind of incentive for developers who are developing multi units to have a percentage of parking for electric cars.
In response to Commissioner Preston, Mr. Arroyo stated the ideas to look into adding electric parking to multi units are great, and something they will look into.
Motion
Commissioner Nesbitt made a motion to approve Case 23-175-06 – UDO Amendment #60 – Multi-Family Housing. Commissioner H. Wiley seconded the motion. The motion was passed with six affirmative votes."