Agenda Date: 02/17/2015
Subject:
Title
Ordinance on second reading amending title 10 of the city code regarding minimum lot size standards in the CA Zone District.
Body
Presented By: |
Glen Van Nimwegen, AICP, Director of Community Development |
POLICY QUESTION:
Does city council support amending the city code to modify the minimum lot size standards for residential uses in the CA District?
BACKGROUND:
The CA, Central Area Multiple Use District, defines the downtown business district and promotes a mix of residential, retail, service, office, amusements, and associated commercial and business uses. The CA District allows high density multiple-family residential developments at a density of 75.75 dwelling-units per acre (du/ac). This density may be increased to a maximum of 100 du/ac with approval of a planned development overlay. The maximum density for commercial development is 5:1 floor area ratio. However, more restrictive standards apply to lower-density development such as single-family detached and attached:
|
Minimum Lot Size |
Density |
Single Family Detached |
5,500 sq. ft. |
7.9 du/ac |
Single Family Attached (duplex or triplex) |
3,250 sq.ft. |
13.4 du/ac |
Multiple Family (4 or more units) |
575 sq.ft. |
75.75 du/ac |
STAFF ANALYSIS:
Property owners in the residential developed portions of the downtown area are constructing duplexes and triplexes. City staff has received requests to divide the properties so the units may be sold individually on separate lots instead of as condominium ownership. Many of the residential lots in the CA District are 6,000 sq.ft.or less. Per the existing requirements, a duplex or triplex may be built on one lot under one ownership. However, since two or three separate lots will not meet the minimum lot size requirement of 3,250 sq.ft., the owner is prohibited from dividing the lot and creating a separate lot for each unit. Staff believes this restriction is unreasonable since the physical development of the site and impacts generated by it are no different whether it remains as one lot with one owner or two or three lots with separate owners.
The lot size standards for the CA District were established over 40 years ago. Staff is uncertain about the reasoning considered to allow higher density for larger multiple family development and less for smaller developments of two to three attached units. The city code specifies a minimum lot size for single-family attached residential, which is not defined in the code. Historically, staff has interpreted single-family attached as duplexes and triplexes. The code includes a definition for multiple- family residential as being two or more attached units. To be consistent with the code definitions, staff proposes to amend the city code to eliminate the minimum lot size for single- family attached and apply the standard for multiple- family residential to the duplexes and triplexes.
Staff believes that the proposed amendment supports Land Use Policy 6 of the Downtown Neighborhood Plan which states that the downtown should support a diverse mix of housing options for residents of all ages, incomes, abilities, and family structures. The implementation strategy for this policy recommends that the relevant city rules and regulations should be reviewed for their possible effect on achieving a mix of housing options. It further recommends revising the rules and regulations to eliminate barriers to achieving this and to include provisions that would encourage it.
PLANNING BOARD RECOMMENDATION:
On January 26, 2015, the planning board reviewed the proposed ordinance amending title 10 of the city code regarding the minimum lot size standards in the CA District. After considering the testimony, the board voted 5 to 2 to forward a recommendation of approval to council. The two board members not voting in favor stated that they supported reducing the minimum lot size standard for duplexes and triplexes, but have concerns about combining the standard for two and three-unit dwellings with larger multiple-family development. They felt the issue needs more study.
Planning Board Resolution No. 01-2015 reflects the planning board's recommendation.
FISCAL IMPACTS:
None.
STAFF RECOMMENDATION:
Staff recommends approving the ordinance on first reading and setting a public hearing date for February 17, 2015.
PROPOSED MOTION:
Proposed Motion
I move to approve on second reading the ordinance amending title 10 of the city code regarding the minimum lot size standards in the CA Zone District.