Review Zoning Code Updates Related to the 2030 Comprehensive Plan Update

Staff has begun the process of completing the final, remaining Zoning Code Updates necessary to implement the 2030 Comprehensive Plan, as well as certain other previously discussed amendments. These updates and additions are based on past site plan reviews and comments and/or conditions placed on applications. A major portion of the zoning amendment is the official implementation of the Office Park Zoning District south of Highway 10. In addition, the Zoning Amendments are intended to take feedback from previous reviews and made the zoning ordinance more clear, concise, and easier to navigate and read. Upon completion, it is the intent of staff to develop a series of handouts for each zoning district to list applicable standards and include illustrations to visualize standards in order to further supplement the zoning code.

The following has been prepared as a baseline to frame the overall policy discussion. Items contemplated within can be changed, modified, eliminated, or increased based on direction from the Planning Commission and City Council. Staff has attempted to include as many of the ideas suggested as part of the Comprehensive Plan, various subsequent discussions (including the EPB/PC Joint Work Session), and City Council's Strategic Goals for 2012 in developing these discussion points for further review. For purposes of this Work Session discussion, only a few highlights are included that Staff believes need policy direction before preparing the final draft.

No notification required at this time. A Public Hearing will be held at the Planning Commission when reviewed.

The items for discussion as part of this Topic Report can be summarized in the following policy questions to address:

1. Consolidating design standards/exterior materials in one location per land use type to avoid duplication
2. Expanded design elements
3. Moving landscaping requirements related to parking lots to the off-street parking section
4. Expanding list of uses in the off-street parking table
5. Encouraging limitation of parking spaces and impervious surface
6. Consolidating landscaping requirements in one location per land use type

Special Requirements and Performance Standards

The Planning Commission reviewed a restructuring of the Employment and Business District sections and was favorable to the proposal. The restructured text would relocate all design and special requirements that are consistent across similar districts in one (1) location. This would reduce duplication and make the code easier to navigate and administer. The sub-districts would then focus on the permitted uses. Staff would like City Council feedback on this amendment.

The Planning Commission also reviewed the current requirements for exterior materials and discussed expanding this section to provide additional direction, allowable materials, and architectural accenting provisions.  This could also include mechanical equipment screening (roof top and ground), trash enclosure screening, and site lighting requirements. This could help provide clarification to developers when preparing a site plan, based on previous feedback on site plan review. Staff would like City Council feedback on whether to stick with existing City Code provisions by simply outlining exterior materials or if there is a desire to provide additional architectural elements.

This consolidated section provides a one stop location for an applicant to understand what all the requirements are for building and site design for the Employment Districts. The added building design standards reinforce what the city is striving for based on past site plan and building plan reviews and comments. By making expectations clear, applicants can be more successful in preparing a quality submittal the first time. Clear and concise ordinances make it easier for an applicant to perform to the city’s expectations while providing the city codes that fortify these requirements.

Off-Street Parking

This amendment builds upon existing landscaping requirements based on parking lots and provides additional direction on acceptable means of accomplishing these requirements. The amendment moves parking lot landscaping standards from individual districts into the Off-Street Parking Ordinance. The intent of relocating this text is to provide all off-street parking information in one location and reduce duplication of standards. The proposed text also expands language to provide direction on the intent and placement of parking lot landscaping based on feedback from previous site plan review.

Based on discussion on screening parking and outdoor storage areas, perimeter parking area landscape requirements have been added, which requires sites in business or employment districts abutting a street or similar district to provide landscape screening at a minimum of three (3) feet in height to screen headlights. Where a business or employment district abuts a residential district, a landscape screen of six (6) feet in height and eighty percent (80%) opaqueness is required, similar to what is required today.

Other Considerations for Off-Street Parking:

While preparing draft updates of the parking ordinance, staff explored alternatives that may help the city achieve objectives to reduce impervious surface and outside storage. Below are some of these alternatives we would like to review with the City Council. These alternatives could be added to the ordinance as a requirement or through an incentive in an effort to balance economic development objectives while also reducing overall costs for new development. Again, discussion on this provision began as a discussion to reduce the amount of outside storage area for the Office Park District. Staff would like policy direction as to whether to expand this, if approved, to other business and employment districts as well.

Alternative 1: In an attempt to encourage shared parking and maximize parking allotments for larger sites, such as for office buildings and large-format retailers, the use of parking maximums for some larger parking lot users (big box retailers, office buildings, larger industrial users) to prevent underutilized parking could be implemented. This option could be a requirement of the ordinance or if an applicant wants to add parking beyond the minimum, require mitigation features such as additional storm water management techniques within the parking and drive areas. This not only benefits sites for aesthetic reasons but also reduces the amount of storm water management required. Use of these mitigation techniques could also be used to provide credit to certain utility fees, to be discussed more in detail at a later date.

Alternative 2: In another attempt to discourage over parking of sites, staff would like to discuss with the City Council a requirement that any parking areas over the minimum be required to use a pervious paver system. That way, additional parking does not truly expand the amount of impervious surface and actually provides storm water benefits. As it relates to balance of economic development, pervious parking areas could qualify for stormwater utility credit.

Alternative 3: Staff would like to explore expanding upon current storm water management practices by encouraging the use of best management practices for storm water management within parking and drive areas. If this were added, storm water credits would apply. This could be used as a tool to address Council's goals of further studying development fees (in this instance, storm water management).

The Planning Commission did review the entire text at the March Planning Commission Meeting for discussion purposes.  One additional recommendation that the Planning Commission made was to consider consolidating landscaping into one section to provide more consistency and to limit duplication.  Staff wanted to review the provisions above before preparing the final draft for Public Hearing.

Provide feedback on the above items related to the Zoning Code amendment.

Preparation of the Zoning Code amendments is part of the consulting planning budget.

Based on discussion. Provide Staff with direction on the following elements:

1. Consolidating design standards/exterior materials in one location per land use type to avoid duplication
2. Expanded design elements
3. Moving landscaping requirements related to parking lots to the off-street parking section
4. Expanding list of uses in the off-street parking table
5. Encouraging limitation of parking spaces and impervious surface
6. Consolidating landscaping requirements in one location per land use type