1. APPLICANT: The City of Overland Park is the applicant for this request.

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1 8. UNIFIED DEVELOPMENT ORDINANCE AMENDMENT - ZRR Residential Neighborhood District 1. APPLICANT: The City of Overland Park is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting an amendment to the Unified Development Ordinance to create a new zoning district, PRN, Planned Residential District, and associated design guidelines. 3. ANALYSIS: The applicant is requesting the approval of a new zoning district, PRN, and associated design guidelines. The design guidelines will be discussed later in the analysis section of the report. The design guidelines are not being adopted by ordinance and, therefore, will serve as a guide for developments much like the Planned Open Space Guidelines were approved three years ago. The PRN zoning district is similar in nature to recent neighborhoods being developed around the country called Traditional Neighborhood Developments (TND). However, this is not strictly a TND ordinance and has been revised to meet Overland Park s standards of development and concerns of Overland Park s residents. Therefore, staff altered the name of the district and called it Planned Residential Neighborhood District. This new zoning district is proposed to be allowed in a variety of locations throughout Overland Park and permit new housing options, which are not currently being built in the city. The PRN district is permitted in all residentially master planned property except for the Very-Low-Density Residential category. The permitted uses in the PRN include all types of dwelling units, assisted living, elderly housing, public parks and playgrounds, private parks, public/private schools, publicly owned buildings, religious facilities, agricultural uses, and accessory dwelling units. In order to ensure that a property is large enough to meet some of the design characteristics, any new zoning to the PRN would require a minimum of 40 acres or it must be located adjacent to an existing PRN zoned property, which will allow for the incorporation of the new lands into the existing development. The density for a new PRN development will be established at the time of the rezoning or a revised preliminary development plan. However, the Master Plan will serve as a guide similar to how maximum density is calculated, currently. Therefore, if the property is master planned Low-

2 Density then the maximum density for the development would be between one to five units per gross acre. Other height and area regulations are similar to the existing R-1, Single- Family Residential District, except that the minimum setback for the main structure is 10 feet from public street right-of-way and 20 feet from back of curb for private drives. Side yard setbacks are six feet on both sides except in a platted zero lot line area of development, one side yard is required to be provided at a minimum of 12 feet. The minimum rear yard for main structures is 20 feet with the minimum lot depth being 85 feet. There is no minimum lot width to allow flexibility and the possibility of very narrow houses being constructed as has been seen around the country. The setbacks and lot dimensions have been intentionally left open to allow for flexibility in design. The proposed parking regulations for the new zoning district match the existing parking regulations found in the current Unified Development Ordinance for single-family homes and multi-family dwelling units. Fifty percent of the multi-family parking may be provided on-street subject to good traffic engineering design principles. With the possibility of accessory dwelling units or a second dwelling unit on a single-lot, there is a requirement for an additional off-street parking space being provided for this accessory dwelling unit. This additional space is not required to be in a garage. Several unique development and performance standards have been developed for this district other than the requirement of forty acres. In order to ensure that a majority of the development would be single-family homes, a minimum of 75 percent of the total gross acreage is required to be developed with single-family homes and open space. At a minimum, 15 percent of the gross acreage is required to be dedicated open space. Therefore, if a development has 100 acres, there would be a minimum 15 percent open space, 60 percent of the gross land area would have to be developed with single-family detached units and the remaining 25 percent could be developed with other permitted uses. Additional development and performance standards in the PRN zoning district include requiring a minimum of three different dwelling unit types. Each type of dwelling unit must be a minimum of 10 percent of the overall

3 development s dwelling units to be counted as one of the three required dwelling unit types. This will allow for a mixture of housing choices in the PRN development. A community gathering place is also required which will allow for the residents to have a meeting place. This gathering place could be a resident clubhouse, recreation center or an open air pavilion. To allow for better pedestrian access and connectivity, sidewalks are required on both sides of the streets. Construction of a swimming pool will not meet the community gathering place requirement. As stated previously, accessory dwelling units are permitted in a PRN development. These structures are required to be a minimum of 400 square feet in size and no larger than 50 percent of the primary dwelling unit. One significant difference in this district from other Overland Park residential districts is this zoning district would permit fences to be constructed in the front yard, but must be 50 percent opaque. These front yard fences would define a person s private area. Finally, the developer is required to provide documents detailing types of dwelling units permitted on a block, color and architectural styles, typical elevations, and a pedestrian and open space concept plan. Additional provisions were written into the ordinance, which match those development and performance standards in other residential zoning districts pertaining to manufactured housing, communication towers, etc. Staff has also developed guidelines for the new zoning district that will not be adopted by ordinance and will serve as a guide for PRN developments. A large majority of the guidelines are copied from the zoning district and therefore will not be duplicated here. However, the additional guidelines will be discussed. General characteristics of a PRN development are listed first in the guidelines that offer what the city is looking for in reviewing a PRN development. These characteristics are lengthy so they are not entirely restated here, but do cover items such as variety of dwelling types, open spaces, connectivity and other characteristics. The guidelines list a transition policy where the PRN developments are adjacent to multiple residential lots. The PRN lots adjacent to these developed lots shall be on average 80 percent of the average width of the adjacent developed lots. However, the lots are not required to be wider

4 than 120 feet. Staff was trying to provide a transition from adjacent singlefamily homes to the perimeter of a PRN development. Street connectivity is also a key component of PRN development. A street network of a grid pattern or modified grid system utilizing mostly T intersections is encouraged. Additionally, block lengths are limited to 700 feet. Both of these rules will limit the need of traffic to flow to one major road, such as, a collector. Instead, several roads can be utilized to travel through a development. Finally, guidelines for single-family and multi-family buildings are established. Single-unit structures are encouraged to utilize private alleys to minimize the number of garages along public streets. Single-family structures are also encouraged to have a front porch or a stoop facing the front yard. Multi-family structures are required to be centrally located within the PRN and not the perimeter when adjacent to property master planned Low- Density and developed with single-family homes. Architectural embellishments are also encouraged on multi-unit structures. These could include dormers, masonry chimneys, cupolas and other similar elements. These types of buildings are also encouraged to delineate between the first and second floors. Garages and carports are recommended to be setback from any alley pavement a minimum of seven feet or less, or at least 18 feet. This will allow a vehicle to be parked between the garage door and the alley pavement, but will hopefully prohibit people blocking the alley for other vehicles traversing the alley. 4. DEVELOPMENT MEETING: The staff held a meeting with developers in August and sent out over 300 invitations. About 15 people were present at this meeting and thought the PRN was a good first step, but had questions about certain aspects of the PRN. These concerns included requiring 18 feet of a parking area behind a garage, having 60 percent of the land area developed with detached single-family homes, not allowing more than six townhome units attached in any row and no more than 12 units in any single multi-family building. Some persons thought there was

5 a need for more density because of the cost associated with this type of development. After this meeting, staff did discuss the issues amongst themselves and agreed to remove the 18 feet of setback for garages from the ordinance and place it as a guideline, therefore, no deviation would be required to be obtained. Staff also removed the requirements of not permitting more than six townhomes in a single row or no more than 12 units in a single building. Staff believes this issue can be reviewed based upon a proposal and should allow flexibility. However, staff did feel it was necessary to ensure that the development was a majority of single-family detached structures and kept the requirement of 60 percent of gross land area be developed with single-family detached homes. Staff will review this requirement based upon a development plan and will recommend a deviation if it feels the plan is appropriate and meets the characteristics the city is attempting to develop with a PRN development. There was no real further discussion on density except that it can be determined on a case by case basis and using the Master Plan as a guideline. Most of the persons in attendance did agree that this proposed district was a good first step. Staff also considers this a first step and is willing to review the zoning district in the future to determine its effectiveness and if there needs to be amendments to it. 5. ORDINANCE REVIEW COMMITTEE: The Ordinance Review Committee met about this ordinance three times and voted to recommend approval of the new zoning district and guidelines as submitted. 6. STAFF RECOMMENDATION: The staff recommended approval of Unified Development Ordinance Amendment, ZRR 2590, Amendments to the Unified Development Ordinance Sections , , , , , , , and to create Chapter , PRN, Planned Residential Neighborhood District, and the Planned Residential District Guidelines. 7. PLANNING COMMISSION RECOMMENDATION: The Planning Commission considered this item at a public hearing on November 14, No one spoke at the hearing and the Planning Commission voted 10 to 0 to recommend approval of Unified Development Ordinance Amendment, ZRR 2590, Amendments to the Unified Development

6 Ordinance Sections , , , , , , , and to create Chapter , PRN, Planned Residential Neighborhood District, and the Planned Residential District Guidelines.