HomeMy WebLinkAboutStaff Report and RecommendationsSTAFF REPORT Hearing Date: December 22, 2009
TO: Mayor & City Council ~ ~~~~~^ '
FROM: Sonya Watters, Associate City Planner
208-884-5533 ~, ~ ~~ [~.
D
SUBJECT: ZOA-09-003 -Unified Development Code Text Amendment ~EC ,1 ] 2~
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, the City of Meridian Planning Department, has applied for a Zoning Ordinance
Amendment (ZOA) to amend the Unified Development Code (UDC). The purpose of the zoning
ordinance amendment is to modify, clean up, and add specific sections to the UDC that Staff believes
will make the implementation and use of the UDC more understandable and enforceable. Please see
Section VII below for a complete list of the proposed UDC amendments.
II. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed text amendments to the UDC based on the detailed
analysis provided below and the Findings of Fact and Conclusions of Law listed in Exhibit B.
The Meridian Planning & Zoning Commission heard this item on December 3, A2009. At the
public hearing they moved to recommend approval of the subject 70A request.
a. Summary of Commission Public Hearing:
i. In favor: Planning Department
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number ZOA-09-
003 as presented in the staff report for the hearing date of December 22, 2009 with the following
modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number ZOA-09-003
as presented during the hearing on December 22, 2009 for the following reasons: (You should state
specific reasons for denial.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number ZOA-09-
003, to (insert specific hearing date), and direct staff to make the following changes: (insert comments
here.)
CITY OF Ci~! %aN
CITY CLERKS OFFICE
IV. APPLICATION FACTS
A. Site Address/Location: NA
B. Applicant:
City of Meridian Planning Department
33 E. Broadway Avenue, Ste. 210
Meridian, Idaho 83642
C. Applicant's Statement/Justification: Since its implementation on September 15, 2005, Staff has
requested several other amendments to the UDC. Staff continuously tracks the UDC in order to
identify issues that hinder the code's ability to function efficiently. See applicant s narrative for
more information.
V. PROCESS FACTS
A. The subject application will in fact constitute a Unified Development Code amendment as
determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11
Chapter 5, a public hearing is required before the Planning & Zoning Commission and City
Council on this matter.
B. Newspaper notifications published on: November 16°i, and November 30`x', 2009 (Commission);
December 7, and 14, 2009 (City Council)
C. A public service announcement was broadcast faxed on: December 8, 2009 (Commission);
December 3, 2009 (City Council)
VI. COMPREHENSIVE PLAN POLICIES AND GOALS
The City's Comprehensive Plan is a vision and policy document for guiding development and the
transportation needs in the City of Meridian. Staff finds that the subject Unified Development Code
Amendment complies with and furthers the goals and objectives of the 2002 Comprehensive Plan.
The specific objectives and actions that support the proposed amendment are listed below:
• "Amend the zoning ordinance and map to implement the provisions of this plan" (referring to
comprehensive plan). (Chapter VII, Goal II, Objective A, Action 5, page 111)
• "Eliminate vague/unclear standards in development ordinances." (Chapter VII, Goal V,
Objective C, Action 5)
The column marked "Reason for Change" indicates the intended purpose of the text amendment.
Staff finds that the intended purposes of the subject ZOA application are harmonious with and in
accordance with the applicable objectives of the Comprehensive Plan.
VII. UNIFIED DEVELOPMENT CODE
Staff has identified specific sections of the UDC that should be amended for the code to function
efficiently and to more appropriately meet the needs of our customers. Because we have bundled
many of the "clean up" amendments in this application, it affects numerous sections of the UDC:
Chapter 1 Article A: Definitions
Chapter 2 Article A: Residential Districts
Chapter 2 Article B: Commercial Districts
Chapter 2 Article C: Industrial Districts
Chapter 2 Article D: Traditional Neighborhood Districts
Chapter 3 Article A: Standard Regulations in all Districts
Chapter 3 Article B: Landscaping Requirements
Chapter 3 Article G: Comtnon Open Space and Site Amenity Requirements
Chapter 3 Article H: Development along Federal and State Highways
Chapter 4: Specific Use Standards
Chapter 5 Article A: General Provisions (Administration)
Chapter 5 Article B: Specific Provisions (Administration)
Chapter 6 Article B: Subdivision Process
Chapter 6 Article C: Subdivision Design and Improvement Standards
Staff believes the changes proposed in this report represent changes that will make the
implementation and use of the UDC more understandable, equitable and enforceable. The Planning
Department Staff is proposing to amend certain UDC sections as follows:
(An explanation of the reason,for the proposed change(s) is included in the, far right column under
Reason for Change. In addition to the reduested revisions to the UDC contained in the applicant's
narrative, staff recomn2ends additional subsegt~ent revisions as noted in bold text below.)
Section Text Reason for Change
11-1A-1 ACCESSORY STRUCTURE: A detached structure in a residential vase zoning
district that is incidental and subordinate to the principal structure and is located
upon the same property. The term accessory structure shall include, but not be Clean-up
limited to, the following: private garage, storage structure, workshop, and/or
greenhouse. The term shall not include additional structures for approved public,
commercial, or industrial uses.
11-1A-1 PATHWAY: Pathway shall include, but not be limited to, micropathways and Applying same standards to
multiuse pathways as herein defined. multiuse pathways as
micropathways.
11-2A-2 Recreational vehicle park Clean-up
Table
11-2A-3E.1 The maximum height limitations shall not apply to the following architectural Remove spires from
features not intended for human occupation: ~e-er steeple, belfry, cupola, architectural features that have
chimney. Such architectural features shall have a maximum height limit of a maximum height limit.
twent feet 20' as measured from the roofline.
11-2A-3E.2 The maximum height limitations shall not apply to the following: spire, amateur
radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from
tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations.
communication facility, or other commercial or personal tower and/or antenna
structure; or other appurtenances usually required to be placed above the level
of the round and not intended for human occu anc .
11-2B-2 Home occupation' "A" (Accessory Use) in C-N, C-C C-G, and L-0 districts Allow for home occupations in
Table and "-" (Prohibited) in the M-E and H-E districts. multi-family & vertically
inte rated residential ro~ects
11-2B-3 M-E H-E
This was done before design
Table Landscape buffer to residential uses (in feet)3 ~°~ : 25 ?5 guidelines were in place.
Notes:
11-26-3A.3a The maximum height limitations shall not apply to the following architectural Remove spires from
features not intended for human occu ation: stee le, belf ,cupola, architectural features that have
chimney. Such architectural features shall have a maximum height limit of a maximum height limit.
twent feet 20' as measured from the roofline.
11-26-3A
3b The maximum height limitations shall not apply to the following: spire' amateur
. radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from
tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations.
communication facility, or other commercial or personal tower and/or antenna
structure; or other appurtenances usually required to be placed above the level
of the round and not intended for human occu anc .
11-2C-3 Landscape buffer to ~r+al residential uses (in feet) 25 I-Land 40 I-H Except for residential,
commercial/light industrial
Table Landscape buffer to nonindustrial uses (in feet) 0 I-L and 40 I-H uses are similar; no buffer to
nonindustrial uses in I-L district
based on Council's past
actions.
11-2C-3A2a The maximum height limitations shall not apply to the following architectural Remove spires from
features not intended for human occupation: sire-er steeple, belfry, cupola, architectural features that have
chimney. Such architectural features shall have a maximum height limit of a maximum height limit.
twent feet 20' as measured from the roofline.
11-2C-3A2b The maximum height limitations shall not apply to the following: spire, amateur
radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from
tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations.
communication facility, or other commercial or personal tower and/or antenna
structure; or other appurtenances usually required to be placed above the level
of the ground and not intended for human occupanc .
11-2D-361 The maximum height limitations shall not apply to the following architectural Remove spires from
features not intended for human occupation: steer steeple, belfry, cupola, architectural features that have
chimney. Such architectural features shall have a maximum height limit of a maximum height limit.
twent feet (20') as measured from the roofline.
11-2D-362 The maximum height limitations shall not apply to the following: spire, amateur
radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from
tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations.
communication facility, or other commercial or personal tower and/or antenna
structure; or other appurtenances usually required to be placed above the level
of the round and not intended for human occu anc .
11-2D-3C2 Block length: No block face shall have a length greater than five hundred
feet (500') without an ~e~isat~ intersecting street or alley, e~-r-e-ble&k Consistent with changes
' ro
osed to 11-6C-3F below
except as allowed in 11-6C-3F3. T"~,~-~tanaard--may p
p
.
11-3A-4 The accumulation of junk on any property .,^+ moo#inn #ho roniiiromon4c ~f is Consistent with changes to
prohibited, except as provided in section 11-4-3-40 of this title ' outdoor stora e
11-3A-7A3 Barbed wire fencing shall be prohibited, except in the C-C, C-G, M-E, I-L, and I- Include previously approved
H districts ... M-E district
11-3A-7A7 Regulations for fences along n}iorspa#~s atp hwaVs and common open space Applying same standards to
areas are set forth below: multiuse pathways as
micro athwa s.
11-3A-7A7b Fences adjacent to all rn~repathways and common open space shall be:... Applying same standards to
- multiuse pathways as
micro athwa s.
11-3A-7A7c These restrictions are intended to a I to fencinc~al~ interior common o en A I in same standards to
space areas and r~repat#s atp hways. They are not intended to apply to street multiuse pathways as
buffers or entryway landscaping strips. These restrictions are not intended to micropathways.
re uire fencin on interior common o ens ace.
11-3A-7A11 Where screening is required in this title, chainlink fencing with or without slats This already exists under 11-
does not qualify as a screening material. 3B-5M -add to fencing
standards also.
11-3A-7B Additional standards in the C-N, C-C, C-G, M-E, H-E, I-L, and I-H districts:... Include previously approved
M-E & H-E districts.
11-3A-762 ~ .Rear yard of alley accessed Include fencing standard for
properties and alley side yard properties: All fences ~•~~•~~^ +"° rnn~~irn~ ~°°. yards that abut an alley.
~ adloininq an alley shall be open vision. ~°n-rya:: and be set back a
minimum of five feet 5' from the alle measured from ro ert line .
11-3A-8 PATHWAYS: Applying same standards to
multiuse pathways as
micro athwa s.
11
3A
8B The design and construction of multiuse pathways shall be consistent with the Update to reflect current
-
- guidelines contained in Chapter 3 of the ~ pathways plan & construction
°~~~+~,~,--p<aa Meridian Pathways Master Plan sheeld standards
11-3A-10A Fire Hazard: Any activity involving the use or storage of flammable or Clean-up
explosive materials shall be protected by adequate firefighting and fire
prevention equipment and by such safety devices as are normally used in
the handling of any such materials. Such hazards shall be kept removed
from adjacent activities to a distance that is compatible with the potential
danger involved as specified in the eni#er~ international fire code, title 5 of
this code and the National Fire Protection Association
publications.
11-3A-101 Safety: Any development or activity that creates a public safety hazard, as Added to provide code basis
determined by the police department, that is potentially harmful to the health for Police Department
safety, and/or welfare of persons and/or property shall be prohibited. conditions of approval related
to safet .
11-3A-19A2 Sele~-and Materials: Clean-up (standards do not
relate to color
11-3A-19A3 Parking Lots: In implementing this standard,
a. For properties greater than two (2) acres in size, Arno more than fifty percent staff has found that smaller
(50%) of the total off street parking area for the site shall be located between Properties cannot meet the
building facades and abutting streets. requirement. This amendment
allows more flexibility in site
b. For properties two (2) acres or less in size, a maximum of a single drive aisle design for smaller properties.
with parking on one or both sides shall be allowed between the building facades
and abutting streets. All other off street parking areas shall not be located
between the buildin facades and abuttin streets.
11-3A-20 TRAVELING SLEEPING QUARTERS: , No
motor vehicle or trailer including, but not limited to, travel trailers, fifth wheels,
recreational vehicles, and/or motor coaches, aad-tenth shall net be used as a Clean-up at the
residence or as living quarters U1~11~/J except within an approved ~d-ef recommendation of our legal
recreational vehicle park. No recreational equipment, including but not limited to, staff.
tents, tee-pees, yurts, and/or huts, shall be used as a residence or as living
uq arters•
11-3B-7C1c Width Reduction: In a development where the required street buffer width results Clarify that a landscape plan is
in an otherwise unavoidable hardship to the property, a written request fora required to demonstrate the
buffer reduction ma be submitted throu h the alternative com liance rocess in intent of the buffer is met &
accord with chapter 5, "Administration", of this title. The request shall building setbacks still apply if
demonstrate evidence of the hardship caused by the required street buffer and the width of the buffer is
propose a specific alternative wig landscape plan that meets or exceeds the reduced.
intent of the required buffer. In no case shall the width be reduced to less than
ten percent (10%) of the depth of the lot, except in the Old Town district. A
reduction to the buffer width shall not affect building setbacks all structures shall
be set back from the property line a minimum of the buffer width required in the
a licable zonin district.
11-3B-7C3 ~+~°~,~ Buffer Landscaping Materials: Clean-up to be more
consistent with subsection C.
11-36-7C6 Impervious Surfaces: Allowed impervious surfaces within the landscape buffer Allow for outdoor seating
include driveways, outdoor seating, signs and walkways. Vehicle display pads within buffer areas.
are rohibited in the re uired buffer.
11-3 B-8B2
For parking lot r°^'°^',;t reconstruction, exclusive of sealing, striping, or re-
ap vinq
all current
This will require landscaping to
be installed for all
arkin
lot
, p
g
landscape standards of this section shall be met, unless approved as set forth in reconstruction w/exceptions
11-1B-4. onl as noted.
11-3B-9A Purpose: The requirements in this section shall apply to the landscape buffer to
residential and/or non-industrial uses in table 11-26-3, section 11-2B-3, and of Revised consistent with the
changes to Table 11-2C-3
table 11-2C-3, section noted above.
11-2C-3 of this title.. .
11-36-9B Applicability: The landscape buffer is required in the C-N, C-C, C-G, aad L-0 M- Revised consistent with the
E, H-E, and I-L districts on any parcel sharing a contiguous lot line with a changes to Tables 11-26-3 &
residential land use. The landscape buffer is required in the J-L-a~d I-H districts 11-2C-3 noted above.
on an ro ert sharin a Conti wows lot line with a nonindustrial use.
11-3B-9C1a Mix of Materials: All buffer areas shall be comprised of, but not limited to, a mix Clarification that fences, walls,
of evergreen and deciduous trees, shrubs, lawn, or other vegetative ground & berms are only allowed
cover. Fences, walls and berms may also be incorporated into the buffer area as within the buffer when used as
set forth in 11-3B-7C2c. decorative landscape
elements, otherwise they're
required to be on the interior
edge of the street buffer.
11-36-9C1c Buffer Wall and/or Fence: Where existing or proposed adjacent land uses
cannot be adequately buffered with plant material(s), the city may require
inclusion of a wall, fence, or other type of screen that mitigates noise and/or Simplify
unsightly uses. If a wall or fence at least six feet (6') tall is provided, the planting
requirement may be reduced to a+'r,~ast a minimum of one tree per thirty five (35)
linear feet, plus shrubs, lawn, or other ve etative ground cover.
11-3B-9C2 Minimum Buffer Size: The sire width of the buffer is determined by the district in Allow for the width of the buffer
which the property is located, unless such width is otherwise wa+~e~ modified to be modified by City Council
by city council at a public hearing with notice to surrounding property owners. through the public hearing
The tables of dimensional standards for each district in accord with chapter 2, process.
"District Regulations", of this title establish the minimum buffer size. A reduction
to the buffer width shall not affect building setbacks all structures shall be set Clarify that building setbacks
back from the property line a minimum of the buffer width required in the still apply if the width of the
a licable zonin district. buffer is reduced.
11-3B-9C~ ,
Alread
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feed
11-3B-10C7 Incentives: The director may allow a reduction up to ten percent (10%) of the
re uired arkin s aces to accommodate existin trees throw h the alternative Clean-u
compliance process in accord with chapter 5, "Administration", of this title.
Approval of the an alternative compliance application for a reduction in required
arkin shall be obtained rior to submittal of /ans.
11-3B-12 fv~9PATHWAY LANDSCAPING: Applying same standards to
multiuse pathways as
micro athwa s.
11-36-12A Purpose: The purpose of this section is to promote trees and other landscaping Applying same standards to
along ~}iErepathways developed within the city. The required landscaping will multiuse pathways as
provide shade and visual interest along the mie-repathways. micropathways.
11-3B-12B Applicability: Wheerever r~iErepathways are installed and/or required, the Applying same standards to
landscaping standards within this section shall apply. multiuse pathways as
micropathwa s.
11-36-12C1 Planter Width: A landscape strip a minimum of five feet (5') wide shall be
provided along either each side of the a~isrepathway. Designs are encouraged in Applying same standards to
which the width of the landscape r strip altercates varies °~^^^ °i+hor ~;,+^ multiuse pathways as
e# the-rnisrspatkwuay a~ to provides additional width te--allow trees to ~e planted micropathways.
trees farther from the pathway, preventing root damage +^ +- " ;. The
minimum width of the landscape strip shall be two feet (2') to allow for Allowance for variation in the
maintenance of the pathway. Alternative compliance as set forth in 11-5B-5 shall width of the landscape strip
not be required to meander the pathway as long as a total width of ten feet (10') along pathways.
of landsca in is maintained alon the athwa .
11-3B-12C2 Required Plants: The landscape t~#ers strips shall be planted with a m+~ Allow for a lesser amount of
mix of +h,r+„ f,„^ ~~~~ rr,^^r feo+ ^f ^~+h^r ~„+^ .,f +h^ trees to be
lanted alon
p
g
m~e~~d trees, shrubs, lawn, and/or other vegetative ground cover. pathways (1 tree per 35' linear
There shall be a minimum of one (1) tree per one hundred (100) linear feet of feet is currently required).
pathway. If this calculation results in a fraction of five (5) or greater, round up to
an additional tree; if the calculation results in a fraction less than five (5), round
the number down.
11-3B-12C3 Improvements: The pathways shall be paved with twe three inches (~3") of Consistent with construction
asphaltic concrete or equivalent. standards in Pathways Master
Plan.
11-3B-12C8 Fences: See section 11-3A-7 of this chapter for +eis~epathway fencing Applying same standards to
standards. multiuse pathways as
micro athwa s.
11-3G-3A1 The total land area of all common open space that meets the standards as set Refers to qualifications for
forth in subsection B shall equal or exceed ten percent (10%) of the gross land open space.
area of the development.
11-3G-3A2 One additional site amenity that meets the standards as set forth in subsection C Refers to qualifications for site
shall be re uired for each additional twent 20 acres of develo ment area. amenities.
11-3G-3B5a The parkway +sa meets the minimum ~ width frem e+rrrr~cr°cct c~pri7 Allows for varying widths of
t£l ^~'~-^~idewall~ standard as set forth in 11-3A-17E. parkways to be counted
toward the open space
requirement.
11-3H-4D Noise abatement shall be required for residential and other noise sensitive uses Requires noise abatement for
including but not limited to, education institutions, churches or places of religious other noise sensitive uses in
worship, libraries and/or hospitals aleag ad'oinin state highways: addition to residential uses.
11-4-3-1A All animals shall be indoors at all times, except when being exercised. At such Allows for animals being
times animals shall be under the supervision and direct control of a caretaker. treated at an animal care
facility to be exercised
outdoors under su envision.
11-4-3-11A Adrive-through establishment shall be an accessory use where the drive- Allows for adrive-through
throu h facilit includin stackin lanes, s Baker and/or order area, ick u ad'acent to an arterial street to
windows, and exit lanes) is: ~ not within three hundred feet (300') of another not have to go through the
drive-through facility/ e~ a residential districts or an existing residence; or 2 CUP process. (The street
separated by an arterial street from any another drive-through facility, a serves as a buffer.)
residential district or an existing residence. Otherwise a conditional use permit is
required.
11-4-3-15 EQUIPMENT RENTAL, SALES AND SERVICE: All repair activities (including, Clarification (Consistent with
but not limited to, open pits and lifts) shall occur within an enclosed structure. 11-3B-7C6 above.)
Equipment display areas are prohibited in the required landscape buffers.
11-4-3-21K The home occupation shall only be allowed as an accessory use to an allowed Clarification
residential use.
11-4-3-38E Vehicle display pads are prohibited in the required landscape buffers. Clarification (Consistent with
- 11-36-7C6 above.
11
4
3
40A
-
-
- ,
~,
. All outdoor storage of material, equipment, Revised at the request of the
inventory, and/or supplies shall be conducted in an orderly manner. It shall be attorneys.
unlawful to conduct outdoor storage of materials equipment, inventory and/or
supplies in a manner that:
1. Creates a public nuisance, visual blight, or acoustic impacts.
2. Blocks im edes or overla s an sidewalks and/or vehicular traffic.
11-4-3-40C
walled-area Outdoor storage of materials, equipment, inventory, and/or supplies
shall be incorporated into the overall design of buildings and site landscaping so Revised at the request of the
that the visual impacts of these functions are fully contained and screened from attorneys.
view of adjacent properties and/or public streets by a solid fence and/or wall with
a maximum height of 8 feet (8'). Such fence and/or wall shall be constructed of
complimentary or of similar design and materials of the primary structure. No
vehicles-sr materials) equipment, inventory, and/or supplies shall be stored so
the exceed the hei ht of the fence or wall.
11-5A-6C nor°~ ~°^°~.,+ °f ^ r°,,,,°~+ All requests for review of the action of the director or
commission, the-seane+l shall field re uire a de novo public hearing before the Clean-up
city council as set forth in section 11-5A-5 to reach a decision to uphold or
overrule the action.
11-5B-3F3 A modification to the development agreement may be initiated prior to signature Allowance for the DA to be
of the agreement by all parties and/or may be requested to extend the time modified or extended prior to
allowed for the agreement to be signed and returned to the city if filed prior to the end of the allowed period.
the end of the one ear eriod.
11-56-5 BfVVlrfe+~gth~~e T1~1=o ar}d TN-I~~t~icts 1a~ Consistent with changes
Table proposed to 11-2D-3C2 & 11-
6C-3F
11-5B-5C2 An application and fees, in accord with Article A, "General Provisions", of this
chapter, shall be submitted to the director on forms provided by the devele~ent Clean-up
^°~~~ lap nninq department.
11-5B-5E Required Findings: In order to grant approval for an alternative compliance Clean-up
a lication, the director shall determine the followin
11-56-6F2 For conditional use permits that also require platting, the final plat must be Clean-up (Consistent with 11-
d signed by the City Engineer within this eighteen (18) month period. 6B-7
11-56-8B1 Administrative design review shall be required for all new commercial, industrial,
institutional, public or quasi-public development subject to ~g
appreval~ conditional use, certificate of zoning compliance and/or building Exempts certain structures
permit; ~pproval._exceat development meeting one or both of the following from design review.
standards shall be exempt:
a. The structure and/or addition is fully screened from view from all abutting
property lines; and/or
b. The structure and/or addition is less than one hundred and twenty (120)
square feet in area and is not visible from a public street, private street, or
abutting residence.
11-5B-8C2 For projects requiring only certificate of zoning compliance approval, the
applicant shall submit a written application for administrative design
review ~r+e~-te-~ concurrent with the certificate of zoning compliance
application. Clean-up
11-66-8C3 Upon determination by the director that the final property boundary
adjustment is in conformance with this article, a ~
ss+~llanse letter of approval shall be issued. Clean-up
11-6C-3F F. Blocks Face: Block face shall be measured from the centerline to centerline of
roadways and/or pathways as appropriate.
1. In the residential districts, no block face shall be more than seven hundred
fifty feet (750') in length without an intersecting street or alley, er-ne-baeslE
f~Co rholl hovn n Inns#h nrn o+nr +hnn nnn #hnllc~ni# #hrnn hunrlror# +oo+ Allows for block faces to
exceed the maximum length
allowed under certain
circumstances with City
Council approval (currently, a
variance is required)
.
except as allowed in subsection 3 below.
2. In the TN-C and TN-R districts, no block face shall be more than five hundred
feet (500') in length without an intersecting street or alley, erne-bled-Ease
ssaeestien except as allowed in subsection 3 below.
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3. Where block design is constrained by an abutting arterial street, limited
access street, steep slopes, a large waterway and/or a large irrigation facility,
the City Council may approve a pedestrian connection in lieu of a connecting
street or alley at the time of preliminary and/or final plat approval. The
pedestrian connection shall provide access from within the subdivision to one
or more of the following: a common open space area, pathway. or street
within the subdivision; a common open space area, pathway, or street within
an abutting subdivision; a public open space or meeting area; or a street
landscape buffer (excluding such buffers along a limited access highways).
4. Although block face lengths are allowed to exceed the maximum as set forth
in this section, it is anticipated that most blocks will not exceed the
requirement. Where an applicant proposes block faces that exceed the
allowed length, the applicant shall provide written justification as to why the
protect cannot accommodate the smaller block faces as required in this
section.
VIII. EXHIBIT
A. Required Findings from the Unified Development Code
Exhibit A -Required Findings from Unified Development Code
1. Unified Development Code Text Amendments:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant a text amendment
to the Unified Development Code, the Council shall make the following findings:
A. The text amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds that the proposed zoning ordinance amendment complies with the
applicable (limited) provisions of the Comprehensive Plan. Please see Comprehensive Plan
Policies and Goals, Section 6, of the Staff Report for more information.
B. The text amendment shall not be materially detrimental to the public health, safety, and
welfare; and
The Commission finds that the proposed zoning ordinance amendment will not be
detrimental to the public health, safety or welfare.
C. The text amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts.
The Commission finds that the proposed zoning ordinance amendment does not propose any
significant changes to how public utilities and services are provided to developments. All
City departments, public agencies and service providers that currently review applications
will continue to do so. Please rely on any written or oral testimony provided by any public
service provider(s) when making this finding.