Public weighs in on module 3 of draft code

ZCC Public Outreach 

The ZCC brought the third and final module of the draft zoning code to the neighborhoods to get feedback on key changes. Module 3 includes chapters on development standards, parking and loading, signs, and definitions. New form and design controls, parking maximums, floor area bonuses, and provisions intended to make the city more “green” – requirements for open space, landscaping, trees, and other sustainable features – drew the most attention.  

At each meeting, ZCC executive director Eva Gladstein presented what consultants and staff consider to be the most significant changes in the draft zoning code (see below). Participants are then split into groups to discuss particular topics.

Most participants welcomed the new form and design standards, which are intended to control a building’s impact on the public realm with requirements for building shape, façade treatments, and entrances. However, concerns were raised about existing nonconforming uses and structures and how the new requirements will be applied in those cases. Although specific dimensional standards for each proposed zoning district were not presented, some participants were most concerned about how different new area and bulk requirements are from the current code. They don’t want the consolidated zoning districts to result in a loss of neighborhood distinction.

Reaction to new open space, tree, and landscaping requirements was generally positive; however, many want to see maintenance issues addressed and more sustainability requirements added. But some questioned whether such requirements will use up valuable, marketable land. “We need development,” one participant added, while another suggested that deed-restricting open space on private land could limit redevelopment potential in the future. “Can the required open space be moved around later to accommodate new uses?” Many participants wanted clarification on whether required buffers and setbacks are counted toward the minimum open space requirement. “If yards and buffers are not included in open space, that 10 percent requirement turns into 15 or 20 percent of the lot and that will limit development.” The biggest debate focused on whether all required open space should be provided with unlimited public access. “What is the point of open space if it is not available to the public?” one participant asked. Others disagreed, suggesting that it is appropriate for a green space or courtyard provided as part of an apartment complex to be for the private use of residents of that development. A fee-in-lieu of open space option was recommended to address situations where open space already exists nearby and other areas of the city are in need. Participants also suggested that the protection of “heritage” trees be revisited, since some large trees are hazardous and not always a desirable species.

The issue of floor area bonuses generated much discussion and a mixed response. Some groups supported the new “a la carte” system and recommended additional public amenities for consideration, such as food access, affordable parking, and pet facilities. Others considered the list of eligible amenities too generous. They questioned who would be benefiting the most – the neighborhood or the developer – and want an opportunity to comment on projects that use the bonuses. They also thought that perhaps an overall height limit should be applied downtown. Participants suggested the ZCC consider ways to value and/or weight particular amenities and aggregate benefits, perhaps incorporating a fee-in-lieu system and permitting amenities to be provided off-site. Some also wanted the ZCC to consider that other areas of the city may benefit from such incentives. But one participant asked whether the whole premise of floor area bonuses is ill-conceived. “Why don’t we just zone for what we want?”

Comments on maximum parking standards were also mixed. Participants did not all agree that public transit should always be promoted over automobile use or that across-the-board reductions in parking should be granted in every case. The use must be considered when establishing parking requirements. “No one is going to shop at Ikea and take the bus home,” one participant said. The group recommended allowing developers to provide reserve parking areas, which can be landscaped and paved for parking or developed later depending on actual need. Another group suggested that an unintended consequence of reduced parking at some stations may be less transit use. There are “park and ride” issues that need to be considered on a case by case basis.

Although the final neighborhood meeting on Module 3 was held July 29, the public can still provide input on all three modules by taking the ZCC’s online survey. Visit www.zoningmatters.org .

Key Changes:

Form and Design Controls. In addition to dimensional standards that determine the size and placement of a building through controls on height, setback, and bulk, new baseline form and design standards are established to control a building’s impact on the public realm with requirements for building shape, façade treatments, and entrances.
Form and Design Controls for Large Retail. New standards created specifically for retail buildings more than 65,000 square feet in size to provide a more positive impact on public realm.
Maximum Parking Limits. The new code will establish both minimum and maximum surface parking standards to promote the more efficient use of land, encourage transit use, reduce congestion, and improve air quality. Maximum standards are calculated as a percentage of minimum standards.
“Smart” Parking. Tools are introduced in the new code to reduce use of single-occupancy vehicles including bike parking and auto-share spaces.
Open Space Requirements. For large projects, the new code will require at least 10 percent of the lot or parcel area to be preserved as open space.
Landscaping. New requirements require landscaping in parking lot interiors and in places where a buffer is needed to help separate different uses.
Trees. New standards have been added to preserve existing trees and plant new street trees in many types of developments.
Floor Area Bonuses. A new “a la carte” system will replace the current “tiered” structure of bonuses that is problematic for smaller sites to use. New and modified amenities are established that applicants can provide in exchange for the ability to develop additional floor space, including affordable housing, transit facilities, and sustainable building practices.

Download a copy of Module 3 – Development Standards.