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5B - Update on the RH-2 zone district project CITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: March 19, 2009 AGENDA TITLE: Update on the RII-2 zone district project. REQUESTING DEPAR'CMENT: Ruth McHeyser, Executive Director of Community Planning David Driskell, Deputy Directoz• of Community Planning Julie Johnston, Senior Planner Jessica Vaughn, Planner I UPDATE: The purpose of this agenda item is to provide Planning Board with an update on the RH-2 zone district prvject, to include project objectives; key issues identified by staff; and a preliminary analysis of possible options for their resolution (see Attachment A: Key Regulatory Issues). The KH-2 zone district project was originally raised by Planning Board with the goal of analyzixzg and surveying the `working' functionality of the RH-2 zone distract. City Council placed the RH-2 zone district pro}ect on the 2008-2009 work program after implementation issues and concerns were identified by the Planning Board, staff and the development community, including parking requirements, compatibility of uses, density and floor area calculations (see Attachment B: Background). After City Council directed staff to include the RH-2 zone district project on the work program, staff developed objectives to help guide the project, began the initial review and analysis of the zone district to identify the key issues, and reviewed those areas of the city zoned RI i-2. The zone district is comprised of four subareas: University Hill, Gass Gz-ove, Pine/Spnrce Street and North Broadway (see Attachment C: RH-2 7,one District Map). The subareas range in size from whole neighborhoods, like the Goss Grove area, to a small subset of lots like on University Hill. Additionally, each subarea is comprised with a mix of residential use types, and in some subareas non-residential developments as well. The Boulder Valley Comprehensive Plan (BVCP) indicates the land use designation as HR, High Density Residential which permits more than 14 dwelling units per acre. Please refer to Attachment D, BVCP Land Use Designations iViap for the subarea land use designations. AGENDA IT.F.M # Pa<~e 1 Each subarea was broadly studied in order to delineate distinguishing characteristics, general building style and massing, and the key issues specific to that area (see Attachment 1;: Subarea Analysis and Recent Projects). Staff presented these findings to the public at a community outreach session to gain additional information on the regulatory issues associated with the RI-I-2 zone district and on each particular subarea. Irom the analysis completed to date, it is evident that the subareas are quite different from each other in terms of uses, density, and associated problems. For instance, the Goss Grove and University Hill areas have a consistent problem with off street parking, while the North 13roadway area does not. The means to address this problem can not be a "one size fits all" approach to regulation. Additional study is needed to detez~nine the overall intent of the RH-2 district and if the areas of the city Toned RI-I-2 act in accordance with this intent. This study may lead to recommendations that some of the areas zoned RH-2 are candidates for rezoning, others might need only minor regulatory changes, or district-wide changes are required. PROJECT' OBJEC'T1VES: 1. Review existing development patterns within the RI-I-2 subareas to determine if the intent of the zone district is being met and how possible solutions to the regulatory issues should be developed. 2. Clarify the method of calculating parking. Review the following: • Consistency of the existing method of calculating parking with other districts. • Method of calculating parking and how it relates to the current demand within the district. 3. Evaluate density and floor area calculations to include the following: • Clarity on the allowed density on a site. • Compatibility of density with the intent of the district. • Calculation method of floor area for ease of use. • Non-residential floor area and its relation to the overall floor area of a building. • Maximum floor area foz- single-family development. 4. Review use standards in the district for compatibility ofnon-residential uses within a residential district. KI+;Y ISSUES: 1. Due to their differing characteristics, should rezoning be considered for those subareas that are not in accordance with the intent of the RH-2 zone district based on current development patterns and should potential solutions to the regulatory concerns be more subarea specific? 2. Should the parking requirements of the KH-2 zone district (square footage) be revised to reflect the parking requirement of the other zone districts (bedroom count), or should the parking z-equireznents be revised to reflect demand? AGENDA T'i'~M # 5~ Page 2 - 3. Sl~zould the relationship between density and floor area be revised to provide better clarity of the allowed density on site? 4. Should the maximum floor area per dwelling unit (800 square feet} be revised to allow more square footage for single-family development`? 5. Should the RH-2 zone district regulations be revised to address floor area regulations of non- residential uses permitted within the district? 6. Arc there compatibility issues between the non-residential uses and residential uses that are permitted within the R1-1-2 zone district? PUBLIC PROCESS AND COMMF,NTS: On ~iovcmbcr 26, 2008, a public notice was sent to al] residents and property owners within the RH-2 lone district- A public outreach session was held on December 17, 2008 to engage property owners and residents on the key issues within their neighborhoods. Approximately 25 participants attended the workshop and provided feedback tlu-ough small groups based on geographic location. Two group activities were completed to understand the affects current regulations and development trends were having on these subareas. Each small group reported out their findings on key issues within each area, appropriateness of the existing regulations, and options for future development. Individual worksheets were also provided to workshop participants and on the project website. Froze the community feedback, the issues which were considered top priority to residents and owners were found to be consistent with staff. They included: • Appropriateness ofnon-residential usage to a residential area; • Permitted density and understanding how density is calculated; • Square footage per dwelling unit; • C1langing the zoning to better reflect current uses; and • Reducing parking requirements and overall parking concerns in the subareas. NEXT STEPS: Staff will do a more detailed analysis of the four subareas within the RH-2 zone district. Options for resolving the key issues within each subarea will be identified and recommendations will be to Planning Board in May. A public workshop will beheld in June to present Plamling Board's recommendations to residents and property owners within the RH-2 zone district for their comment. AGENDA ITEM # 5~3 Pane 3 Approved By: ' - - Zt 1 uth McHe ser Lxecut~~ e Director of Communrty Developmer y Planuling Depaz~txnent A'I"1'ACIIMI;NTS: Attachment A:Key Regulatory Issues Attachment B: Background Attachment C: RH-2 Zone District Map Attaciune:nt D: BVCP Land Use Designations Map Attachment E: Subarea Analysis and Recent Projects I;~CHIB1'1'S: Exhibit A: Rl l-2 Use Standards Table )?xhibit B: RH-2 Bulk and Intensity Standards Exhibit C: District Areas Map AGENllA TTEM Pale 4 ATTACHMENT A INTRODUC'T'ION: RH-2 %one District Regulations Within the RH-2 zone district a variety of uses, including residential and non-residential are permitted as by-right development, conditional uses and through the use review process. By-right uses are allowed uses that do not require public hearings and include a variety of residential types comprised of single- and multi-family residential, group quarters (congregate care and fraternities), schools and universities, religious assemblies and parks. Conditional uses are those uses that are allowed provided that certain conditions can be rect. These uses do not require a public hearing. Conditional uses in the RH-2 zone district include group homes, residential care facilities, home occupations, day care centers catering to less than 50 children and emergency day and overnight shelters. Uses within the RH-2 zone district that are permitted through use review, requiring Planning Board approval through a public hearing, include offices, medical enters, retail, personal service establislunents and restaurants. For a complete list~of uses allowed within the RH-2 zone district please refer to Exhibit A: RH-2 Use Standards Table. Within tl~e RH-2 zone district by-right density calculations are based on 3,200 square foot lot area and 600 square feet of open space per dwelling unit. Planning Board may reduce the minimum lot area requirement to 1,600 square feet per dwelling unit to allow for higher densities. Floor area requirements for residential development require a maximum of 800 square feet of habitable floor area per dwelling unit. Habitable floor area within a dwelling unit includes those areas used far living, sleeping, eating, cooking, laundry and personal storage. The floor area calculation excludes common areas for amulti-family development, including stairways, hallways, utility rooms and garages. Floor area for non-residential developments is not regulated directly in the RH-2 district, but through the use review process. Parking calculations within the RH-2 zone district are based on the square footage of the development and require l space for the first 500 square feet and one space for each additional 300 square feet of floor area, not to exceed 4 spaces per unit. 1=or the complete KH-2 zone district regulations, please refer to Exhibit B: RH-2 Bulk and Intensity Standards. KEY RF.CtiLATORY ISSUES: Parking Parking is currently based on a space per square foot regulation, as follows: "1 space for the first S00 square feet of floor area and 1 additional space for each 300 square feet or portion thereof not to exceed 4 spaces per dwelling unit" This typically results in high parking requirements and is inconsistent with other residential zoning districts, which utilize bedrooms as a basis for calculating parking. Planning Board has reduced parking requirements for several recent projects between 25 to 50 percent, including the Broadway Brownstones, the Canyon Townhomes and 2221 ;~sgenda gsm ~ ~8~. ~ ~ Walnut. Although parking reduction requests are prevalent throughout the RH-2 zone district, there are some areas where a decrease in parking would not be appropriate, specifically within the Goss Grove and University Hill subareas where on-street parking is an issue given student, commercial and resident demand. Possible Options `There are several possible options to resolve parking concei7is within the RH-2 zone district. They include: 1. Maintain the cun•ent parking standard for multi-family developments over a certain unit size and reduce the parking standards below a certain unit size. 2. Change the parking calculations to be based on the number of bedrooms, which would be consistent with all other residential districts. 3. Reduce the square footage requirement per parking space; e.g., one space for the first 500 square feet and one additional space for each additional 500 square feet. 4. Nave a set number of spaces per unit, plus require additional space if a unit has more than two bedrooms. For example, two spaces for every unit, plus''/z space for each additional bedroom over two per unit. However, the reln~latory changes will not likely resolve the cun-ent parking issue with the Goss Grove and University Hill subareas. The majority of the multi-family developments located within these two areas were constructed prior to the current parking regulations for the RI i-2 zone district. Therefore, the associated off-street parking lots connected . with these developments do not meet current code. Also, their proximity to the University of Colorado, Naropa University, and downtown generates considerable additional demand for on-street parking. Resolving the parking conceals in these two subareas may require more than regulatory changes. Density /Floor Area Density within the R1-I-2 zone district is dependent on four factors: 1. Lot size; 2. Minimum lot area per dwelling unit; 3. Minimum open space requirement per dwelling unit; and 4. Maximum floor area per dwelling unit. For example, a by-right development requires a minimum 6,000 square foot lot with at least 3,200 square feet of lot area and 600 square feet of open space for every dwelling unit. For a one acre Iot, the following formula would be used: 43,560 square feet / 3,200 square feet lot area = 13.6 dwelling units (600 square feet open space is assumed to be included in the 3,200 square foot lot area) ~;g~:nda ism t? 5~ ~ Then, the ordinance requires that the maximum floor area allowed on the lot be based on the maximum floor area per dwelling unit of 800 square feet. Utilizing the above equation for a one acre lot, results in the following formula: 13 dwelling units x 800 square feet = 10,400 square feet of allowable floor area The maximum allowed floor area can be manipulated on the tot to allow for larger units than 80U square feet, but this would then equate to a reduction in units on the lot. For example: • 13 dwelling units x 800 square feet = 10,400 • 7 dwelling writs x 1,485 square feet = 8,800 • 4 dwelling units x 2,600 square feet = 8,800 In addition to the by-right standards outlined above, Planning Board may allow an increase in density through a reduction in the minimum square footage requirement per lot from 3,200 square feet to 1,600 square feet pursuant to site plan approval. The complexity of calculating density is clear, as the calculation standards lead to specific limitations that become tied to the floor area of individual units. Density calculations are further complicated any time interior architectural changes occur that either increase or decrease individual unit square footage. All of these calculations combined make it difficult for both the developer and the adjacent neighbors to understand the ultimate development potential of a lot. Staff is unsure why floor area has been tied to the maximum density allowed on a lot; however, there are two possible reasons. The first znay relate to the overall building size. Through a maximum floor area requirement per unit, the maximum size of a building can be generally understood. However, this is further complicated by garages and coznzmon areas within the building that are exeIuded frvm the flour area calculations. The second reason may relate to the total number of occupants per building. The RH-2 zone district was intended to help alleviate some of the density issues related to student occupancy. Through a maximum floor area calculation, managing the number of persons per unit might be achieved. For example, a 13 unit building at 800 square feet per unit might reasonably accommodate 26 occupants, while a seven unit building at 1,485 square feet per unit rnight reasonably accommodate 2l occupants. Ultimately, the maximum allowed floor area per lot may help to restrict the number of tenants. Possible OUtions The RH-2 cone district is the only district that ties floor area to the allowed number of units on a site (although this can be modified through site review). If staff's assumptions about the intent behind this connection, the ultimate result may not be achieved. Limiting building size is problematic because of common areas, and occupant limitations can be achieved tluough Section 9-8-5, Occupancy of Dwelling Units, of the Building Revised Code, 1981. A more straightforward approach to directly regulate for these outcomes might be more effective. Staff has identified the following options: 1. Maintain current density calculations, but eliminate the regulation that ties density to floor area. 2. Eliminate the current density calculation and regulate the number of dwelling units through either an open space requirement or a lot area requirement (as typically established in other districts). 3. Establish a floor area maximum that takes into account needed common areas to directly link unit size more closely with overall building size. Floor Area for Single-Family The maximum floor area of 800 square feet also applies to new single-family construction within the RH-2 zone district. Residents of the district have indicated that this discourages new single-family developments. Section 9-8-3(f) of the Boulder Revis;:d Code, ] 981 permits homes built prior to September 2, 1993 to increase in sire without Planning Board approval and allows them to be exempt from the parking standards of the district, with the following conditions: • Prior to the issuance of a building permit, the owner of the property executes a declaration of use, in a form acceptable to the city manager, stating that the dwelling will continue to be used as asingle-family dwelling; • The dwelling contains no more than one kitchen; and • At least one off-street parking space, in compliance with city standards, is provided. However, this does not address new single-family construction or homes built after 1993. Possible Options While single-family residential development is not specifically mentioned in the zoning district purpose, it is still an important housing type for this district, particularly in tl-ze Goss Grove subarea. Public feedback from the community workshop indicated that the district's regulations for single-family housing types were of particular concern to residents in this neighborhood. Some possible regulatory solutions include: 1. Change Section 9-8-3(f) b}~ eliminating the date of September 2, 1993 and exempt all single-family development. 2. Write specific standards for single-family homes that are built after September 2, 1993. °,~~.~u~a l~em ~ 5~-----fed ~ 0 3. Eliminate single-family development from the~floor area standards. . lei©n-Residential Land Uses 'T'here are two concerns regarding non-residential land uses within the RH-2 district, which relate to floor area and compatibility of uses. The intent of the district is to be residential in nature, however there are a variety of uses allowed per Section 9-6 of the Boulder Revised Code that concern many property owners and residents. In addition, the current regulations do not place any limitations on floor area or building size for non- residential uses. 1t becomes difficult to surmise the level ofimpact anon-residential development may have on surrounding residential uses. Additionally, the lack of limitations on the development ofnon-residential uses within the RH-2 zone district incentivizes the development ofnon-residential uses within predominantly residential areas. Section 9-6 of the Boulder Revised Code, l 981 permitted uses in the R.H-2 cone district (ExTzibit A: RH-2 Use Standards Table). Predominately, the non-residential uses require a use review. In particular, uses listed under the headings of office; medical; financial; commercial; retail and industrial all require a use review. Although non- residential uses are required to be reviewed and zncet use review criteria stipulated in Section 9-2-15 for approval, there are currently no standard to which proposals are weighed in terms of compatibility in some subareas. "[here are some non-residential uses under public and institutional that arc either allowed or permitted as a conditional use. Possible U~tions The use z•eview process, as described under Section 9-2-5, requires Planning Board approval for all use review applications. Approval of a use review application must be based on a set of criteria as established under Section 9-2-5(e). These criteria deal with the applications' consistency with the purpose of the zoning district; rationale for the use; compatibility of the use with regard to location, size, design, and operatizag procedures; and the character of the area. This established process may have the safeguards already in place to address the concerns of incompatible uses and the size ofnon-residential developments. However, if additional regulations are needed, some options include: uare foota e limit for both residential/non-residential mixed-use and 1. Develop a sq g non-residential developments. 2. Reduce and/or eliminate the types ofnon-residential uses permitted as allowed, conditional, or requiring use review. 3. Develop regulations to specifically address compatibility issues between residential and non-residential uses, i.e., buffer zones. `~~~ti~~ i~~ t~ J,g ATTACHMENT B BACKGROUND: History of the RH-2 Zone District The RH-2 zone district began as an overlay zone. In 1985, the Nigh Density Overlay Zone (HDOZ) was created to address the redevelopment ofsingle-family residential areas that were zoned for higher densities. 1'he areas included izz this overlay zone were located in close proximity to the downtown, and were areas zoned IIR-X (now RH-1 }and HR-E (now RI-1-5). The objective of HDOZ was to address the changing character of these areas and to mitigate the impacts of redevelopment to higher densities on the existing neighborhoods, which were predominantly single family detached residential. HDOZ was created to allow for development to full densities only through a site review process, rather than through a by-right scenario. At that time, developments with Less than 3,200 square feet of lot area per dwelling unit in the HR-E district were subject to further review. Developments with less than 1,600 square feet of open space per dwelling unit in the HR-X district were subject to further review. In 1993, it was determined that HDOZ was not meeting the objective it was created for, and additional concerns primarily related to enforcement of parking and occupancy issues existed. As a result, the areas zoned HR-X and HR-E that had the HDO7 desigziation were con~alidated (rezoned) into a new zoning district, called HZ-E. When the overlay zone was replaced with the HL-E zoning district, the requirements for calculating density were combined to include elements of the HR-E and HR-X districts. What resulted was a method that allows for by-right development with more than 3,2UU square feet of lot area per dwelling unit, and a minimum of 600 square feet of open space per dwelling unit. Higher densities can be accomplished with site review (Planning Board can reduce the minimum ]ot area per dwelling unit to 1,600 square feet). In order to further address concerns of parking demand in some areas that are zoned HZ- E, the parking requirements were modified in 1993 to be based on the square footage of the development, rather than on a per bedroom basis as with other zoning districts. The parking standard requires one space for the first 500 square feet, and an additional space for every 300 additional square feet, up to 4 spaces per dwelling unit. In 2006, the HZ-E zone was renamed to the RH-2 zone as part of the code simplification project. No changes to the regulations were made at this time. db . A~"I'nCHN1ENT C !I~-'-~-----: Surrounding Zone Districts - RH-2 Zone District Project Fa~;,AY~. ~~_-J ~ ~ _ _ _ _ I, M - _ N RL-1 - '-s I ~ ~ - I RM-2 _ _ ~ Fr ~ L = F I Z- - ~Bl~V _ 1 -1- f I ' ' . j 7'-~\ F - tv 1 RH-2 l_l~~j.~ 1~ I 1-' II 1 _ ~ ! f 1 Da!wo^ - Renwootl Av , r -I Lq. - - - . - - ~ L ; ~ l- cese'- ~ RM-1. 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I I I MXR • . ~ I!•__ P.U,B I LR • n' - - L~o.: z+v land Uw •vriT Caaro ~nE nunro ®c.n.. ~,..-y tsry ~u..ec,. wae...iwro - I:.' _ - _ - w•v. .•wM Rcekmn.l ~r`c'+•~+c mt OWe BPae. aM YOUnWn PnW t Mtn. o•-.yMwufrtRl -IYpvf(DY.4 (tal ;ow•4.u /rq+wlofN I ta•o.++t tYwwvrlW InOUtIN1 QW~^4c~a0..«v-. RduN ~ ~L'I!::i'y~~%~r. ~u....n..e.bdalu+0 lc,..yylnte••I (tit ~o ..se.-a on. rosot I J-'fue.oowry~..e..~NAt f'o.•wt.+.srrivt OUrr i _ u•.en.,w ~.w•r~tuv w.tn...au ~.vu.~+t+ot ~ - j IF'a .ann.... ~..a+r w4 ®~~a ..•.taa.~Pn L=7 ••ww wwirvcw~ _ Ba_:r~G~., -C.m~Wts..-. aat fi u...www..NMt i"7 w.....crwr.ya Ort ILiic:i:lt¢:v~_-...• ~•c.~vw.. qal aS;]t....tn. wvrr rvw - A 250 may; 1,5QON ATTACHMENT E SUBAREA ANALYSIS: In conducting further review and analysis of the RH-2 zone district, staff identified four subareas within the city zoned 1tH-2; Goss/Grove, University Hill, Spruce/Pine Street and North Broadway (see Exhibit C: District Areas Map). Analysis of each area allowed for lines of , consis#ency to be drawn across the RH-2 zoz~ze district regarding deficiencies within the district's regulations. Goss Grove The Goss Grove subarea is bounded generally by Walnut ; 1 ~ 1_.. 1 e 4~ Street on the north, Folsom Street on the east, Arapahoe ~.,;;Yi ~ ~ ~ ~ Avenue on the south and Broadway on the west. This _ , , subarea is comprised of a variety of residential uses, - ~ including a high proportion of student housing due to the ~ ~ proximity of the area to the University of Colorado and r, ' I , , ~ r Nampa University, several pocket parks and the - ~ ' ~r_ . Chamberlain Historic District. The general building type - -=--~=u~== and mass in the Goss Grove subarea is a mixture of condominium, multi-family and single-family residential ~ ~ - ` units. Due to its location to the universities, there has been a Student Housing high conversion rate ofsingle-family residential units to x ~ r.,_ ~ ; r; ~~~r - , r i ~ . multiple units as shown to the lei't. ~ ~1 ~ Imo, - y'_ The two main issues within the Goss Grove sul~~irea ;ire r-: ~ parking and density. On-street parking has consistently been a - _ - ~ problem in this subarea because of its central location to ~ downtown and the universities, the Limited amount ofoff-street ~a , , .r parking, and restricted parkin g hours adjacent to the area " , i f ~ T~"' lri ~ ~ I I ~ I I I I I I I/1I' ~ I I ' . i~~ ~ L. ~ III~~I'~I I'Irl 1 ~ '1'. ~ I 1 I business districts. The parking problem in this subarea i s i I Ill I - - com ounded by the fact that the majority of developments ~ ~ ~ ~ - ! ' , ~ ~ ~ ~ ~ P _ were built prior to the changes ui the HZ-E district, which Single-Family Conversion required more off-street parking. Changes in parking regulations to reduce the number of required off street parking will not benefit this subarea. As properties redevelop, higher parking calculations may be needed due to the high ratio of student Iiving. Density within the Goss Grove subarea has also been a concern, particularly to single-family homeowners in the district. The conversion ofsingle-family homes into multi-unit buildings and the development of apartment complexes have increased the density within the neighborhood. While possible changes to the regulations regarding density calculations will not affect the current intensity of population in Goss Grove, it may support future density reductions. This could be particularly #zue with regard to single-family conversions. For example, an increase in the current standard of 800 square feet of floor area per uzut may reduce the number of units that could be converted on a lot. U1llVerSity Hill ~_'f! " 'tom: The University Hill subarea, generally bounded by Arapahoe Avenue on the north, Broadway on the east, Universit Avenue on the south and yth Street on the ~ ~ ~ _ ~1~~,, west, was identified as being in close proximity to the i ~ ~ ~ _ University of Colorado and is comprised of high student ~ = ~j ~ _ housing rentals. The majority of housing found in this _ - - _ _ _ subarea is comprised of a variety ofmulti-family units, - - - - including senior and student apartments. The general building type and mass within the Uluversity Hi11 subarea Fraternity Housing is that of a mixture of one- andtwo-story houses and two- and three-story multi-family apartment complexes, including the Boulder Presbyterian Senior Housing Tower and several fraternities and sororities as pictured ~ : . ~ ~f.;- at the left. i`~ Similar to the Goss Grove neighborhood, University Hill - ~ subarea has issues with parking and density. Again, its location in proximity to the university generates high _ _ demand for multi-unit development and creates heavy ~ on-street parking. - Boulder Presbyterian Senior Housing 4. t ~ ~ ~r Spruce/Pinc Street 1~~'~.~~~~.\\ 3 +4J k~i i~~t ' ~ A ~ The S ruce/Pine Street subarea is enerall bounded b - z- 1.-~.:~,` j Pine Street on the north, 26th Street on the east, Spruce ~ r ~ Street on the south and ll Street on the west. The uses r ~ , ~ ~ _ within this subarea are mixed with many non-residential uses, including civic, religious and commercial. ~ Conversion of the existing housing stock to non- 1 residential or multi-unit buildings is also prevalent in this Single-Family Conversion subarea. A small portion of this area, Pine Street west of Broadway, is located within the Mapleton Hill Historic District. a - ~ t ~ _ ~ ~ r ~-i~_,~_ ~ } } v i ~ ~ Building mass and type within the Spruce/Pine Street '-,~~ea: ~ J ,i~~~,' - ist of a variet of lar e commercial and ~ ~ subarea cons y g . ~ ' ' t ~ t ~ reli ous uses with conversions of the existin suz 1e- _ . ~ ~ _ ~ family residential to off ce and commercial uses as 1~,, ~ • "1 shown above. The Spruce/Pine Street subarea is the area _ ` with the greatest diversity of building type. Parking Fixst Congregational Church within the Spruce/Pine Street subarea is comprised of Christian Education Center metered on-street spaces, Neighborhood Parking Permit programs and alley access for off-street parking. One of the issues noted from the co~rununity workshop in this subarea is the presence of non- residential uses and their interface with residential developments, particularly at the west end of Spruce Street. Changes inland uses may warrant a review of the current zoning designations for this area. North Broadway The North Broadway subarea, generally bounded by Forest - =Y',: ~,;~;;ti Avenue on the north 13t~1 Street on the east AI me Avenue ' Y ~ on the south, and North Broadway on the west, is comprised ~ ' ~ ! ~ ; j: of a mixture of sin Ie- and multi- famil residential and ! : " ' ~ .R ~ various non-residential uses which tend to be located central r`~,::-. L^~'~- ~f • ' - 7 ! , to Broadway. Typical building mass and type within the , f r~~ • North Broadway subarea include a mixture of single- and - two- to three- story multi-family units, with an assortment of ~ . • . ,•;r ~ Y _i office and commercial uses along Broadway. ~ Office Development - The majority of parking witlun the North Broadway subarea is unregulated street parking and surface parking lots. Due to its distance from downtown and the universities, on-street parking does not seem to be an issue for this subarea Washington School is located within the North • Broadway subarea and the redevelopment plan was • ' : recentl a roved b Cit Council. The new ~ 1 ' ' E ~ development includes a total of 33 units on three acres, ' ~f'` or 11 units per acre. A combination ofsingle-family, I- ! ~ ~ ~ ~ ~ ~ ~ duplexes, and attached condomiiuum housing types are - • i-__:fr~, I ~ laruZed. While the BVCP indicates this subarea as high _ t~- ~:~f~? ••s density residential (over 14 units per acre), the new ~ Vii, a ; development at Washington School will be constructed at - - a medium density, which is six to 14 dwelling units per Washington School acre. Another recent development within the North Broadway subarea was the Broadway Brownstownes, which developed at approximately eight dwelling unit<S per acre, again below tlae high density land use classification for this area. There maybe some validity in reviewuig this subarea for a change in zoning. RECENT PROJECTS: hi reviewing the RH-2 •rone district, staff investigated the most recent development projects in order to determine the functionality and inplementation issues of the RH-2 zoning regulations. The test of functionality was based on the types and extent of modifications requested to the RH- 2 zone district regulations. Staff identified three recent examples of new development within the RH-2 zone district; the Broadway Brownstones (2005), Canyon Townhonzes (1997) and 2221 Walnut (2007) that all received some type of modification to the current regulations. ~.,_,,~fllf~mli ~ J r=u~G ~ 1 Broadway Brownstones The Broadway Brownstones, approved 3uly, 2005, is a 6-unit (1,999-4,374 square feet), 3-story multi-family residential project located at 2824 Broadway, mid-block on Broadway between Balsam Avenue on the south and Cedar Avenue on the north (see elevations on pg. 13}. The Broadway Brownstones is comprised of a 31,045 square foot lot with a permitted density of eight dwelling units by-right. Three modifications were requested for the Brownstones development; a 20 percent parking reduction, a conditional height modification offive-feet and a front yard setback modification. Based on the RIB-2 parking requirements of one space for the first 500 square feet and one space for each. additional 300 square feet of floor area, not to exceed four spaces per unit, the total number of parking spaces required for this project was 30 spaces, while the total number of spaces provided is 24. Additionally, the maximum height permitted in the RH-2 zone district is . 35 feet, however the conditional height modification allowed the maximum building height of 40 feet. The front yard setback was also modified from the required 25 feet to 13.2 feet along Broadway. ti \ N 7 ~ r..a - ~ ~ ,.tip/ . . r _ _ r-! s r±~3`~1'"c , a / l ~ -~.yr~r a -fem., ~ • ~ -y ~ Broadway Avenue Elevation -~R~: tr eR is; nos _ ne ~.e ~.r ~nw um' . - 'wrrw ~Aw •m .e Y 1...~^ `I / / 1 1 tj~ I~lir +i~ L fIi~L~~~ut F 1~~ C~~ 11 i~i~_ ~ } ~~i~ C \ ~ _ ~~G ` ,c 1~~ -I~-~: `(v` r i I~ ~ !!k•-tt:a ti - sill l' j oa - - - Side Elevation ical a~~2) Alley Elevation _ _ 1,_w~,.,. rrie,iws r~i0.ieos r:~CD~rc: B S t r e e t B r o w n s t o n e s SA Broadway Brownstones Elevation Canes Townhomes The Canyon Townhomes, originally approved October, 1997, is a 9-unit (800-977 square feet), two, 2-story, multi-family residential project located at 2233 Canyon Boulevard at the northwest corner of 23rd and Canyon Boulevard. The Canyon Townhomes is comprised of a 22,187 square , ~ ra3 foot lot with a permitted density of five dwelling units by-right. Several modifications have been requested for the Canyon Townhomes, including a 2.8 percent increase in permitted building floor area, decrease in required lot area per dwelling unit, a 16 percent parking reduction, and front yard setback reductions for both Canyon Boulevard and 23`a Street. The lot area per dwelling unit and building floor area requirements stipulated in the RH-2 zone district regulations were modified for the Canyon Townhomes development. The RH-2 zone district state the following: 800 square feet maximum habitable building floor area per u~ut; 3,200 square foot minimum lot area and 600 square feet of open space. However, Planzung Board can vary the minimum lot requirement to as low as 1,600 square feet to allow far higher densities. The existing lot size, 22,187 square feet, allows for a total of six dwelling units by- right (22,187/3,240 square foot lot per dwelling unit + 600 square feet of open space per dwelling). The maximum density permitted with Planning Board approval is 13 dwelling units (22,187/1,600 square foot tot per dwelling uiut 600 square feet of open space per dwelling). In this case, not only was the lot size decreased to allow for more units, but the building floor area per dwelling unit was increased from a maximum of 800 square feet per code, to 977 square feet. The density of the development could have been maximized at 13-units with the 800 square foot maximum floor area per unit. However, instead an increase in the unit size for four units to 977 square feet was requested, providing fewer, but larger units. - . - - w,~~~:tci41'a~ )~;t1 a~' i I~~~~ R'" ~+Y " ® ® i ,t,F. ,y~ ;~ti.t ~ ~ i; kt i I{ )f 'E, i ` l~- _ i_d ~ , I ! i r'i ~~4• ~~>~f j'!; ~ ~ I~t~ , - ~ I t'w ~ I '~i}~ i4,~'. Yfl 1 ~ ~I _ ~ ..-_..Y` 1!c'_.-.r 9~ ~F' ~ _10d - ~ ~r - ter'- ~'~~II :r:,. _ Canyon Townhoines In addition to the lot area decrease and building area increase, a parking reduction and front yard setbacks along Canyon Boulevard and 23rd Street were also modified. Pursuant to RH-2 parking requirements, 25 spaces were required where 21 spaces are provided. Lastly, the front yard setbacks along Canyon Boulevard and 23rd Street were modified from the required 25 feet to 22 feet and 12.8 feet respectively. 2221 Walnut 2221 Walnut, approved May 2007, was a conversion of an existing single-family residential dwelling unit with detached garage to a 3-unit, Z-story, multi-family residential development located. mid-block between 22°d and 23`a Streets. The conversion comprised of a 7,000 square foot lot, 3,011 square feet of total floor area and five off-street parking spaces. Several modifications were requested with this proposal, including a 55 percent parking reduction, decrease in the required lot area per dwelling unit, reduction in the side yard interior setback, side yard combined setback and rear yard setback. Pursuant to the RH-2 zone district regulations, nine parking spaces were required. The proposed development provides five spaces for a total of 55 percent reduction in parking. A reduction in the lot area per dwelling unit requirement (3,200 square feet to 1,600 square feet) was also requested for the 2221 Walnut development. The reduction permitted three units to be developed on a lot where only two would be permitted. An additional modification was also made tv increase the total square footage of th.e units to 3,488 square feet, allowing for one 1,327 square foot unit (four bedrooms), one 772 square foot unit (two bedrooms) and one 912 square foot unit (two bedrooms). The lot area requirement was decreased to allow for maximum density, and the floor area was increased to allow for a variety of unit sizes. I I ~ ; i ~ ` ~ ~ i. _ _ ~ _ ~~1 J r' V I 1 1 ~_-t.,.-r- ~I ~ ~I - ~~1 1~5~I~. 1 + ~ I f 1~ - 14 Ir _ I ~ E I >~~`_5. i = ~ ~ t'-"-_ : -_11111 ~ tt. .F'- I ~ - ( II . . 2221 Walnut Single-Family Conversion In addition to the parking and lot area per dwelling unit reduction and the floor area increase modifications, various setbacks were also modified with this request. The modifications are as follows: (1) side yard interior lot line was modified to 3 feet on one side and 9 feet on another from 10 feet; (2) combined side yard setback was madif ed to 12 feet where 20-feet is required; and (3) rear yard setback was modified to 12.5 feet where 25-feet is required. . EXI~IBIT A EXHIBIT A: RH-2 USE STANDARDS TABLE Uses Allowed By Right Detached dwelling units n- Duplexes A Attached dwellings A Efficiency living units: A. If <20% of total units A Group quarters: A. Congregate care facilities A E. Fraternities, sororities, and dormitories A 1 . Boarding houses A Daycare, home A Private elementary, junior, and senior high schools A Public elementary, junior, and senior high schools t1. Public colleges and universities A Religious assemblies A Park and recreation uses A Retail Sales Lscs: Accessory sales A Conditional Uses Cooperative housing units C Group quarters: C. Group homes D. Residential care facilities C Home occupation C 'Transitional housing C Daycare center with ~U children C Day shelter Emergency shelter C Overnight shelter C Antennas for wireless telecommunications services C Uses That Require Use Review 1?fficiency living units: B. If >20% of total units U Group quarters: B. Custodial care U Mobile home parks U Art or craft studio space x,000 square feet U Art or craft studio space >2,001 square feet tJ Restaurants and taverns no Iarger than 1,000 square feet in floor area, which may have meal service on an outside patio not more than 1/3 the floor area, and which close no later than 11:00 p.m. U Restaurants and taverns over 1,000 square feet iri floor area, or which close after 11:00 p.m., or with an outdoor seating area of 300 square feet or more LJ Hostels LJ Bed and breakfasts U Daycare center with >50 children U F,ssential municipal and public utility services U Governmental facilities U Adult educational facility with <20,000 square feet of floor area U Adult educational facilities with 10,000 square feet or more of floor area U Medical or dental.clinic_s or offices or addiction recovery facilities iJ Offices, professional U Offices, technical; with <5,000 square feet of floor area U Offices, technical; with >5,000 square feet of floor area U Offices -other U Izzdoor recreational or athletic facilities i; Broadcasting and recording facilities U Neighborhood business center IJ Personal service uses U Convenience retail sales Q,000 square feet tJ Convenience retail sales >2,000 square feet tI Retail fuel sales (not including service stations) U Automobile parking lots, garages, or car pool tots as a principal use IJ - EXIII~IT B EXHIBIT B: RH-2 BULK AND INTENSITY STANDARDS Form module c SETBACK AND SEPARATION REQUIREMENTS Principal Buildings and Uses Minimum front yard landscaped setback 25' (e)(h) Minimum front yard setback for all 25' covered and uncovered parking areas Maximum front yard landscaped setback n~a for corner lots and side yards adjacent a street Maximum front yard landscaped setback n~a for an interior lot Minimum side yard Landscaped setback 12.5' from a street (a)(i) Minimum side yard setback from an 10' interior lot line (i) Minimum total for both side yard setbacks 20' Minimum rear yard setback (d) 25' Accessory Buildings and Uses Minimum front yard setback uses (e) 55' Minimum side yard landscaped setback 12.5' from a street (a)(i) ~ - `Minimum side yard setback from an 0' or 3' (b) interior lot line Minimum rear yard setback (d) 0' or 3' (b) Minimum separation between accessory h' buildings and any other building .BUILDING SITE AND COVERAGE LIMITATION {Accessory and Princi gal Buildings Maximum sire of any principal building See section 9-8-2 (FAR-Requirements) Maximum accessoryy building coverage n/a within principal building rear yard setback (9-7-9) _ Maximum cumulative coverage of all For residential uses - no accessory buildings regardless of location greater than coverage of the princi al building PRINCIPAL AND ACCESSORY BUII,DING HEIGHT Maximum height for principal buildings 35' and uses (c)(d) • Conditional height for principal buildings See section 9-7-6 for and uses conditional height standards Maximum number of stories fora 3 building Maximum wall height for detached I2' dwelling units at zero Iot line setback (9- 7-2(b}(3)) Maximum height for all accessory 20' (30' in agricultural zone) buildings, structures and uses (g) FENCES, HEDGES, AND WALLS (for additional standards see section 9-9-15 Maximum height of fences, hedges or 7' walls Minimum height of fence on top of 42" retaining wall • Maximum combined height of fence/ 12' retaining wall in side yard within 3' of lot line with neighbor approval I3UII.,DPi G DESIGN REQUIREMENTS Minimum front facade window area (9-9- n/a . 3) Primary building entrance location facing n/a street Minimum percent of lot frontage that n/a must contain a building or buildings Minimum front yard setback from a street n/a for all principal buildings and uses for third story and above J'' Maximum Number of Intensity Minimum Lot Minimum Lot Area Dwelling Units Per Minimum Open Space District Area Per Dwelling Unit Acre Per Dwelling Unit 12.5 6,000 3,200 13.6 600 Minimum Private Open Minimum Open Space on Minimum Open Space on Space (Residential Maximum Floor Lots (Residential Uses) Lots (Nonresidential Uses)(a) Uses) Area Ratio _ 10-20% 0 0 t„~,~rJ,~ jam ~1~~. 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