Spring Hill Zoning & Subdivision AGENDA Introduction to Camiros Introduction to Zoning Overview of Project! Process! Current understandings! What we ve heard so far Public Comment
Camiros Key Personnel Arista Strungys, AICP, PP Chris Jennette, AICP, ASLA, LEED Principal // Firm Partner Project Principal! 20 yrs of zoning experience Senior Associate Project Manager! Urban design! Primary client contact! Landscape architecture!! Primary research & drafting Public participation coordination!! Sustainability Research & drafting SUBCONSULTANT Assistance in compliance with Tennessee Land Use Law Micah Wood Senior Planner
National Practice Zoning Ordinances Sustainable Development Master Plans Downtown Plans Corridor Plans Urban Design Economic Development Public Engagement Landscape Architecture Historic Preservation
Zoning Practice Baltimore, MD Buffalo, NY Charlotte, NC Clark County (Las Vegas), NV Cleveland Heights, OH Council Bluffs, IA New Orleans, LA Pittsburgh, PA Providence, RI Rome, NY Tredyffrin Township, PA Salt Lake Co., UT Shreveport, LA
Zoning Approach We are not dogmatic Identify problems, then find solutions Use all approaches available:!!!! Traditional Form-Based Sustainable Performance-Based! Hybrid! Complete Streets Fenestration Design Standards Graphic Comparison September 2016 Shreveport/Caddo Unified Development Code Fenestration design standards applicable to the C-UV District are shown in the diagram below as follows: Current transparency requirements for the ground floor (50%) and upper stories (25%) are illustrated on the first and second stories. A reduced requirement of 15% is shown on the third story of the building below, for comparative purposes. 15% Transparency 25% Transparency We test approaches and concepts 50% Transparency
Camiros Role Collaborate with staff Work with all constituencies: listen, learn, educate, & respond Facilitate public dialogue Incorporate Best Practices & state-of-the-art controls Create a predictable, consistent, & easy to use ordinance Preserve the unique elements & history of Spring Hill Encourage desired redevelopment
Spring Hill UDC A NEW UNIFIED DEVELOPMENT CODE What is zoning?! Regulates how land is used! Sets dimensional requirements for structures! Addresses all aspects of site development: accessory structures, temporary uses, parking, landscape, signs What is subdivision?! Rules for dividing land into buildable lots! Standards for public improvements! Mechanism to achieve large-scale development goals: conservation, common open space
Spring Hill UDC A NEW UNIFIED DEVELOPMENT CODE What is a Unified Development Code?! Combines zoning & subdivision regulations! May include other City ordinances! Becomes the "rule book" for land development! Combining ordinances to ensure consistency among requirements & processes, & make it easier to understand development What is the relationship to the Comprehensive Plan?! Comprehensive Plan provides mapped & written land development policy! UDC will implement land use & development policies of the Comprehensive Plan
Spring Hill UDC BENEFITS OF A UNIFIED DEVELOPMENT CODE! Brings together all the land development controls! Coordinates the private & public realm! Updated right-of-way design (Thoroughfare Plan)! Eliminates inconsistencies! Creates a streamlined process for development, both in administration and user understanding
Spring Hill UDC REGULATORY TRENDS! Place-based zoning to preserve character & facilitate change! Incorporating form-based controls & design standards! Encouraging a variety of mixed-use development! Including multi-modal design & Complete Streets
Spring Hill Comprehensive Plan MAJOR POLICIES Smart growth Include ranges of commercial & residential uses Connected development Link transportation & land use Economic development Green infrastructure Rural character preservation
Spring Hill Comprehensive Plan
Spring Hill Comprehensive Plan
Zoning Approach Hybrid Approach - Placemaking Character dictates the controls needed VS. Needs both form & use controls Needs to control impacts & prevent use encroachment
Ordinance Observations Organize, compartmentalize Easy to use, graphic-orientation Proper definitions! Do not use to regulate Modernize use structure! Eliminate cumulative use structure! Use matrix! General use approach! Define all uses! Comprehensive use standards for both permitted & special TABLE 8-1: USE MATRIX Use R-1 R-2 R-3-50 & -35 R-4 R-5 R-6 R-7 DT 1 HS GC MS1 NA NC1 RR1 OS PL H Use Standard = Section Residential Community Residence Small (6 or Fewer Residents) P P P P P P P 8.4.E Community Residence Large (7 or More Residents) S S 8.4.E Dwelling Single-Family (Detached) P P P P P P P Dwelling Two-Family P P P Dwelling Townhouse P P S S S S S Dwelling Multi-Family P P S P S P P S Dwelling Above the Ground Floor P P P P P P P Live/Work Dwelling P P S Residential Care Facility S S S S S P 8.4.O Retreat House S S S Public/Institutional Community Center S P P P P P P P P Community Garden P P P P P P P P P P P P P P P P P 8.4.D Cultural Facility P P P P P P P S P P P P P S P P Educational Facility Primary or Secondary P P P P P P P P Educational Facility University S S S S S P Educational Facility Vocational S S P S P S S Government Office P P P P P P S P P Park/Playground P P P P P P P P P P P P P P P P P Place of Worship P P P P P P P P P P P P P S 8.4.M Public Safety Facility P P P P P P S P P P Public Works Facility P Utility S S S S S S S S S S S S S S S P S Retail Art Gallery P P P P P P P Auction House S P P S P P P Brewpub P P P P P P P Consignment Shop P P P P P P P Craft Brew Lounge S S S P S S P Gas Station S S S S S S 8.4.J Greenhouse/Nursery P P Heavy Retail and Rental S S Outdoor Dining P P P P P P P 8.4.L Restaurant P P P P P P P P Retail Goods Establishment P P P P P P P P Secondhand Goods Dealer S Specialty Food Service S S P S P Vehicle Dealership Fully Enclosed P P P P P 8.4.R Vehicle Dealership With Outdoor Storage and Display S S S 8.4.R Service Animal Care Facility Fully Enclosed S S P P P P S 8.4.A Animal Care Facility With Outdoor Area (At Grade or Rooftop) S S S 8.4.A Arts Studio P P P P P P P Bed and Breakfast S S S S S S S 8.4.B
Ordinance Observations Define measurement methodologies Site development standards! Comprehensive landscape! Modern sign standards aligned with Reed vs. Gilbert! Parking flexibilities & design of parking facilities Update accessory uses, structures! Modern structures (solar, wind)! Permitted encroachments Update temporary uses Comprehensive controls on nonconformities
Ordinance Observations Clear development process for approvals Align subdivision with zoning Multi-modal ROW where appropriate Street, block, & sidewalk controls Connectivity requirements between developments where appropriate Access management standards
Spring Hill What We ve Heard MODERN, PREDICTABLE, & CONSISTENT UDC Administration! Consistent in application! Clear approval standards & timeframes! Clarify notice standards! Ensure a logical development schedule (timeline), including for off-site improvements! Allow for select approvals at the administrative level
Spring Hill What We ve Heard Zoning Districts MODERN, PREDICTABLE, & CONSISTENT UDC! Need clear and consistent measurement methodology for district standards! Modern use approach uses linked to district purpose! B-4 District functions as a catch all! Create new district for downtown! More flexibility in site design for commercial development! Create small lot infill residential district! Consolidate all design standards (zoning and design review guidelines)! Allow for adaptive reuse of existing structures ex: reuse of large, older homes for low intensity commercial
Spring Hill What We ve Heard MODERN, PREDICTABLE, & CONSISTENT UDC Site Standards! Clarify sign standards, properly scaled to district & proportional to buildings! Landscape requirements achieve purpose of screening or buffering! Create street tree requirement where appropriate! Appropriate parking lot and structure design! Parking flexibilities for sites where full requirement can t be accommodated! Allow full range of accessory structures & realistic amount and location controls
Spring Hill What We ve Heard MODERN, PREDICTABLE, & CONSISTENT UDC Development Issues! Interconnectivity of developments! Complete Streets where appropriate; link to Thoroughfare Plan - flexible ROW standards! Maintenance of common open space in new developments! Evaluate maintenance and performance bond requirements! Protect open space! Traffic is an issue
Project Timeline
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