MEETING TYPE: Board of Commissioners - Regular. MEETING DATE: 21 Nov STAFF RESPONSIBLE: Chris Rice. DEPARTMENT: Planning & Zoning Division

Transcription

1 MEETING TYPE: Board of Commissioners - Regular MEETING DATE: 21 Nov 2016 STAFF RESPONSIBLE: Chris Rice DEPARTMENT: Planning & Zoning Division DESCRIPTION Action on David Francis Text Amendment Petition TA Background: Request by David L. Francis Limited Partnership to amend Section C.4 of the Town of Waxhaw Unified Development Ordinance to increase the maximum density in multi-family developments in the RM-1 and RM-2 zoning districts from eight (8) units an acre to sixteen (16) units an acre. Financial Impact: N/A Action Requested: Staff recommends approval with the following motion: 1) To approve Petition TA in that the request is consistent with the Comprehensive Plan and future planning goals of the Town of Waxhaw. It is reasonable and in the public interest as it will provide an urban scale density that is in contrast to the typical suburban development regulations that have been applied by Union County and neighboring communities as recommended by the Waxhaw Comprehensive Plan for the G3 Intended Growth Sector. Presenter: Chris Rice

2 Text Amendment Cheat Sheet Text amendments are a change to the Unified Development Ordinance language and apply to all applicable properties that fall under the regulations and are not tied to a specific property. Legislative Process Ex Parte Communication Sworn Testimony Statement of Reasonableness & Consistency Notice Conflicts of Interest Public Comment Vote Findings of Fact The purpose of the hearing is to inform the elected officials of the nature of the proposed action and to allow members of the public to express their views on the matter directly to the decision makers. Communication between the Planning Board, Town Board, applicant and public outside the meeting is allowed. Not required. Required. Must describe how proposal is consistent or inconsistent with plans and why decision is or is not reasonable and in the public interest. Two legal advertisements in a newspaper of general circulation within 10 to 25 days of public hearing date. Planning Board and Town Board members must abstain from vote only if there is a direct, substantial and readily identifiable financial interest. Time limitation can be imposed on public speakers. Simple majority. Does not require findings of fact.

3

4

5 TA Staff Analysis Board of Commissioners EXPLANATION OF THE REQUEST Text Amendment TA Multi-Family Density Increase Petition TA is a request by David L. Francis Limited Partnership to amend Section C.4 of the Town of Waxhaw Unified Development Ordinance to increase the maximum density in multi-family developments in the RM-1 and RM-2 zoning districts from eight (8) units an acre to sixteen (16) units an acre. REQUESTED UDO CHANGES Section C.4 Planned Residential Developments (see attached language) Language proposed to be amended in this section would increase allowed project density from eight (8) units per acre to sixteen (16) units per acre in the RM-1 and RM-2 Multi-Family Residential districts. PLANNING STAFF ANALYSIS The purpose of the RM-1 and RM-2, Multi-family Residential Districts is to provide for the residential use of land developed in a medium to high-density pattern. The principal structure of the RM-1 and RM-2 zoning districts is the single-family attached dwelling, the two-family dwelling and the multi-family dwelling. The availability of land zoned for RM-1 purposes is to encourage development at higher densities utilizing cluster development techniques, condominium ownership agreements, garden court dwellings and conventional two-family and multi-family dwelling arrangements. The applicant has proposed an amendment to the text that would increase the maximum allowable density in both the RM-1 and RM-2 districts. The proposed amendment would not change any other regulations within either district. PLANNING STAFF RECOMMENDATION Planning staff recommends approval of TA Staff feels that the proposed amendment is appropriate and will allow for a density that more accurately represents medium to high density development as described in the RM-1 and RM-2 districts. In addition, the draft comprehensive plan envisions the type of development that this change will allow at appropriately zoned sites within the Town. PLANNING BOARD RECOMMENDATION At their Monday, October 17, 2016 regular meeting the Planning Board voted unanimously (7-0) to send a favorable recommendation to the Board of Commissioners on TA REQUESTED ACTION A motion to approve petition TA as presented

6 TA Staff Analysis Board of Commissioners Or A motion to deny petition TA as presented. REASONABLENESS AND CONSISTENCY STATEMENT Reasonableness and Consistency Statement: The text amendment request is consistent with the Comprehensive Plan and future planning goals of the Town of Waxhaw is reasonable and in the public interest as it will provide an urban scale density that is in contrast to the typical suburban development regulations that have been applied by Union County and neighboring communities as recommended by the Waxhaw Comprehensive Plan for the G3 Intended Growth Sector. Or Reasonableness and Consistency Statement: The text amendment request is not consistent with the Comprehensive Plan and future planning goals of the Town of Waxhaw is not reasonable and in the public interest as it (state reasoning) Submitted by: Chris Rice - 2 -

7 TA Staff Analysis Board of Commissioners C. Building Spacing: Exterior Facades The minimum spacing between multi-family buildings within a development shall be twenty (20) feet, plus one (1) foot for each one (1) foot of height in excess of thirty (30) feet. In order to provide an interesting and aesthetically attractive development, the following standards shall apply: 1. All multi-family buildings shall have a multi-faceted exterior form in which articulated facades are combined with window and door placements, as well as other detailing, to create an interesting and attractive architectural design which is comprised of more than flat walls with minimum features. 2. With the exceptions of buildings that front the same public street, buildings shall be arranged in patterns that are not strictly linear. Exceptions shall be allowed for buildings that define a common space such as a courtyard or green. 3. Building entryways shall face a street, sidewalk, or common area. Buildings shall not face the rear of other buildings within the same development. 4. The maximum allowable density for any multi-family development shall be eight (8) units sixteen (16) units per acre. 5. No more than twenty (20%) of the off-street parking associated with the multi-family use may be located in the front yard facing a public street

8 Multi-Family Density Comparison Garner, NC Warren County, NC Indian Trail, NC Concord, NC Siler City, NC Benson, NC Hickory, NC Apex, NC York County, SC Durham, NC Butner, NC 14 units per acre 12 units per acre 14 units per acre 15 units per acre 28 units per acre 12 units per acre 20 units per acre (Multi-Family Dist.) 30 units per acre (Commercial Dist.) 14 units per acre 15 units per acre 60 units per acre 12 units per acre