RESIDENTIAL DISTRICTS

Transcription

1 RESIDENTIAL DISTRICTS RESIDENTIAL DISTRICTS The residential district standards have been revised to reflect on-the-ground development conditions, while continuing to respect the use patterns established within the neighborhoods. This will reduce nonconformities, allowing property owners an easier path to investment in their homes and neighborhoods. In addition, new residential districts have been drafted that facilitate a more compact development pattern as descrcibed in Spring Hill Rising: Basic design standards based on dwelling type have been added to ensure quality development. RURAL RESIDENTIAL DISTRICTS R-A Rural Agricultural Single-family residences within agricultural areas compatible with surrounding agricultural operations. R-R Rural Residential SINGLE-FAMILY RESIDENTIAL DISTRICTS SINGLE-FAMILY & TWOFAMILY RESIDENTIAL DISTRICT Neighborhoods of single-family detached dwellings that allow limited nonresidential uses that are compatible with the residential character. The highest density detached singlefamily and two-family development that also allows non-residential uses compatible with the residential character. R-1 R-5 Single-Family Single-Family and Two-Family 20,000sf Minimum Area 100 Minimum Width 40 Maximum Building Height Large-lot, single-family estate-type that relate to a more rural character. R-2 SF: 6,000sf Minimum Area 2F: 9,000sf Minimum Area 50 Minimum Width 40 Maximum Building Height Single-Family 10,000sf Minimum Area 75 Minimum Width 40 Maximum Building Height R-3 Single-Family 8,000sf Minimum Area 60 Minimum Width 40 Maximum Building Height MULTI-FAMILY RESIDENTIAL DISTRICTS The Multi-Family s are intended only for areas where adequate public utilities and other infrastructure exists that can serve higher density development. R-6 Multi-Family Accommodates a variety of residential dwellings: single-family, two-family, townhouses, and multi-family housing. SF: 6,000sf Minimum Area 2F: 9,000sf Minimum Area 3F: 12,000sf Minimum Area TH: 9,000sf Minimum Area (3,000sf/DU) MF: 19,000sf Minimum Area (2,400sf/DU, Maximum 18 DUs) SF, 2F, 3F: 50 Minimum Width TH: 25 /DU Minimum Width MF: 75 Minimum Width 50 Maximum Building Height R-7 Multi-Family Accommodates the highest density residential environment of townhouse and multi-family dwellings. R-4 Single-Family TH: 9,000sf Minimum Area (2,000sf/DU) MF: 19,000sf Minimum Area (2,400sf/DU, Maximum 18 DUs) TH: 21 /DU Minimum Width MF: 75 Minimum Width 50 Maximum Building Height 6,000sf Minimum Area 50 Minimum Width 40 Maximum Building Height DU = Dwelling Unit Residential s are subject to design standards: Single Family & Two Family Design standards are flexible enough to allow a wide variety of architectural styles. Townhouse & Multi-Family

2 COMMERCIAL DISTRICTS GENERAL COMMERCIAL DISTRICTS Commercial districts are structured by scale and intensity: local neighborhoods, corridors, general commercial, and regional centers. They also incorporate standards for mixed-use development within the commercial areas. C-1 C-2 Neighborhood Commercial Intended for small-scale commercial uses that primarily serve residents in the nearby neighborhoods. This district can be integrated into select residential neighborhoods to achieve the goals of mixed-use neighborhood development in the Spring Hill Rising: C-3 Professional Office Intended to address areas in the City suitable for professional offices, including medical offices, which can serve as a transition between residential and commercial areas. v Corridor Commercial Intended to address the commercial corridors that are primarily oriented toward a mix of retail, personal service, and office uses along the arterials and collectors. Both mixeduse development and auto-oriented uses can be accommodated in these areas. 30 Maximum Building Height 30 Maximum Building Height 40 Maximum Building Height C-4 General Commercial C-5 Intended for higher-intensity mixeduse commercial corridors and commercial intersections. Regional Commercial Intended for areas with a variety of retail, personal service, entertainment, and offices that serve both the local and regional markets within largerscale, auto-oriented developments. 50 Maximum Building Height Building height may reach 75 with additional setback and site buffering and screening actions. 50 Maximum Building Height Building height may reach 75 with additional setback and site buffering and screening actions. C-1 through C-5 s are subject to design standards: Façade design Window design (fenestration) Roof design Commercial site design Building material restrictions C-D DOWNTOWN DISTRICT The Downtown facilitates the development envisioned in the Spring Hill Rising: 2040 of a City Center. Standards focus on enhancing the established character, with the goal of creating a vibrant, pedestrian-friendly, mixed-use district, identifiable as the center of the City. To facilitate such development, the C-D is divided into three sub-districts that include tailored dimensional and design standards, intended to recognize the existing character of the area and achieve the change envisioned in the Comprehensive Plan. C-D-C C-D-E1 Downtown Center Sub- Downtown Edge 1 Sub- C-D-E2 Downtown Edge 2 Sub- The C-D-C Sub- facilitates the creation of a compact, walkable environment that promotes a sense of place and community, and encourages active living and community interaction. It accommodates moderate to high density mixed-use development that may include a mix of residential, professional office, retail, entertainment, and cultural uses. The C-D-E1 Sub- addresses transition between the higher intensity environment of the Downtown Center and adjacent residential districts and small-scale neighborhood commercial. Standards facilitate mixed-use development and the reuse and redevelopment of existing residential structures. The C-D-E2 Sub- addresses transition from the C-D-E1 Sub to adjacent lower-intensity residential districts. It also facilitates reuse and redevelopment of existing residential structures, as well as a set of use restrictions designed to create a lower-intensity mixed-use environment 50 Maximum Building Height 40 Maximum Building Height 40 Maximum Building Height The C-D Sub-s are subject to design standards: Residential conversions (residential structures reused for office and commercial uses) in the C-D-E1 and C-D-E2 Sub-s Façade design Window design (fenestration) Roof design Commercial site design Building material restrictions C-G GATEWAY DISTRICT C-G Gateway MixedUse The C-G is the highest intensity of development allowed in the City. The district is a very high intensity mixed-use district allowing for significant height. 180 Maximum Building Height However, structures must set back an additional 1 for every 2 of height over 65 from any required setback abutting a residential district. The C-G is subject to design standards: Façade design Window design (fenestration) Roof design Site design Building material restrictions

3 INDUSTRIAL & SPECIAL PURPOSE DISTRICTS INDUSTRIAL DISTRICTS I-1 I-2 Light Industrial The I-1 is intended to provide for a wide variety of light manufacturing, fabricating, processing, testing and scientific laboratories, wholesale distributing, and warehousing uses. Light industrial uses are enclosed, low-intensity, non-nuisance light fabrication and assembly-type manufacturing, as well as office and research and development facilities with little to no outside impacts. R-D General Industrial The I-2 is intended to provide for a wide variety of general manufacturing, fabricating, processing, wholesale distributing and warehousing uses. The industrial uses include fabrication, warehousing and assembly-type manufacturing, as well as office and research and development facilities, which may result in some moderate external effects such as smoke, noise, glare or vibration, and typically include outdoor storage and related outdoor activities. Research and Development The RD is intended as an innovation district that would accommodate research and development, technology, and medical facilities, as well as some light industrial uses. The district is oriented to large-scale office complexes, which may include ancillary services for employees within the campus such as personal services, restaurants, and retail. Industrial s are subject to design standards: Façade design Roof design Site design Building material restrictions Design standards are flexible enough to allow a wide variety of architectural styles. SPECIAL PURPOSE DISTRICTS IC AG Institutional Campus PR Agricultural NA Public Recreation The IC is intended to accommodate governmental uses, larger public and private educational facilities, cultural facilities, institutional uses, and similar uses located within the City. The AG is intended to promote and protect agricultural land. The standards of the district promote the continuation of farming, and protect agricultural land uses from encroachment of incompatible developments. The PR is intended to provide for and protect open space and public recreational facilities, both outdoor and indoor. Larger regional open spaces/parks may include both active and passive recreation areas and certain ancillary commercial activities, such as cultural facilities, performance venues, and eating establishments. R-MH F-1 HS Manufactured Home The R-MH is intended for manufactured home parks, which are areas containing manufactured home sites arranged on a large tract, typically under single ownership, and designed to accommodate manufactured homes. Open Floodway The purpose of the F-1 is to minimize public and private losses due to flood conditions in specific areas. No changes have been made from the F-1 currently in place. Natural Areas The NA is intended to protect and preserve existing natural areas and undeveloped sites that are of historic or cultural significance. These areas are maintained in a predominantly undeveloped, natural state, with very limited improvements that allow only for passive recreation, such as trails, and educational purposes. Hillside Slope Overlay The PR is intended to provide for and protect open space and public recreational facilities, both outdoor and indoor. Larger regional open spaces/parks may include both active and passive recreation areas and certain ancillary commercial activities, such as cultural facilities, performance venues, and eating establishments. The IC and PR Special Purpose s are subject to design standards: IC Institutional Campus Design standards are flexible enough to allow a wide variety of architectural styles, from traditional to modern, and adaptive reuse. PR Public Recreation

4 ZONING ADMINISTRATION ZONING ADMINISTRATION & NOTICING DECISION-MAKING BODY Planning Director ZONING APPLICATION Zoning Board of Appeals Zoning Text and Map Amendment NOTICE TYPE Planning Commission Board of Mayor and Alderman Recommendation ZONING APPLICATION NOTICE Published Zoning Text Amendment Mailed Posted on Property Special Use Zoning Map Amendment Variance Special Use Variance Zoning Appeals Planned Development Preliminary Plan Planned Development Final Plan Recommendation Recommendation Site Plan Review Zoning Interpretation Temporary Use Permit Zoning Appeals * Sign Permit decisions continue to be made by the Building Official. REVISED PLANNED (PD) PROCESS One planned development process no longer distinguished by land use category No dimensional or use regulations tied to the PD, the underlying district is the base set of standards By providing public benefits/amenities, can modify the use, dimensional, and design regulations of the underlying district PD is authorized in all zoning districts with the following exceptions: Prohibited in the R-MH, AG, PR, and NA s. PD is authorized in the R-A but only as a conservation design 40% of the area must be reserved as natural open space, with additional site design standards oriented toward natural area preservation. The PD process has been updated: 1. A pre-application meeting with the Planning Director and City staff is required. 2. The applicant must conduct a Neighborhood Meeting prior to formal application. 3. A concept plan must be presented to the Planning Commission, however the Commission will only offer advice and make no decision on the PD. 4. A preliminary plan is the formal submittal, with a recommendation from the Planning Commission and a decision by the Board of Mayor and Alderman. REVISED SITE PLAN REVIEW (SPR) PROCESS Site plan review and approval is required for the following developments: 1. New townhouse, multi-family, all types of non-residential, and mixed-use development construction. 2. Additions to townhouse, multifamily, non-residential, and mixed-use development that increase the gross floor area by 3,000 square feet or more. 3. Parking lots of 10 or more spaces. 4. Drive-through facilities. 5. Changes to vehicle ingress or egress for existing residential subdivisions, townhouse, multi-family, non-residential, and mixed-use development. Two optional steps available: a pre-application meeting with the Planning Director and staff, and the ability to present a Concept Plan before the Planning Commission (no decision will be made in either optional step). A neighborhood meeting is required for new construction of townhouse, multi-family, non-residential, and mixed-use development construction on lots of two acres or more. However, a neighborhood meeting is not required if the subject property is surrounded entirely by non-residential districts. The process consists of two steps: 1. The Planning Department reviews the site plan and forwards a recommendation to the Planning Commission, which includes a summary of comments and responses from the neighborhood meeting (if applicable). 2. The Planning Commission will evaluate the application and approve, approve with conditions, or deny the site plan. 5. The final plan is reviewed by the Planning Director, and if it conforms to the preliminary plan, is sent to the Planning Commission for approval. OTHER ZONING APPLICATION PROCESSES SPECIAL USE TEXT & MAP AMENDMENT VARIANCE

5 REGULATIONS The Planning Commission administers the Subdivision Regulations. They approve subdivisions and amend any of the regulations contained in the subdivision section of the (Articles 15, 16, and 17). TYPES OF ADMINISTRATIVE MINOR MAJOR Approved by the Planning Director Approved by the Planning Commission Approved by the Planning Commission 1. The division of a single lot into no more than two lots, which front on an existing right-of-way, are served by existing utilities, and do not involve the extension of any public utilities, or the dedication of land for public rights-of-way, parks, or other public purposes. 1. Minor subdivision is the division of a parcel or parcels into a maximum of four lots all of which front on an existing street and do not involve: the extension of any public utilities; the dedication of land for public rights-of-way, parks, or other public purposes; the creation of any public improvements; or the dedication of easements. 2. The consolidation of lots or a change in boundary between adjoining lots. 1. Subdivisions of five or more lots. 2. Any subdivision of any size requiring the creation of any new street, the installation of any public improvements or utilities, the extension of any public utilities; the dedication of land for public rights-of-way, parks, or other public purposes, the creation of any public improvements, or the dedication of easements. SUMMARY OF PROCESS ADMINISTRATIVE MAJOR MINOR 1. Meet with the Planning Director, who provides informal advice and assistance to the applicant (not binding with respect to any official action that may be taken). 1. Meet with the Planning Director, who provides informal advice and assistance to the applicant (not binding with respect to any official action that may be taken). 1. Meet with the Planning Director, who provides informal advice and assistance to the applicant (not binding with respect to any official action that may be taken). 2. Planning Director will approve, approve with modifications and/or conditions, or deny the final plat. 2. Applicant submits final plat. 2. Major subdivision of 25 or more lots: Neighborhood Concept Plan required. Approved by Planning Commission. 3. If the final play is denied, the applicant may appeal the decision to the Planning Commission. 3. Planning Commission must hold a hearing as required in Tennessee on the final plat. 4. Planning Commission must approve, approve with modifications and/or conditions, or deny the final plat. 3. Preliminary plat submitted to Planning Director for review and recommendation forwarded to Planning Commission. 4. Planning Commission will approve, approve with modifications and/or conditions, or deny the preliminary plat. SUBMITTALS Administrative Subdivision: 2 or Less Lots Minor Subdivision: 2 to 4 Lots Major Subdivision: 5 or More Lots Pre-Application Conference Neighborhood Concept Plan Preliminary Plat Final Plat 5. Final plat submittal required within one year. (Extensions may be granted by the Planning Commission.) 6. The final plat must conform substantially to the preliminary plat as approved. 7. Planning Commission must hold a hearing as required in Tennessee on the final plat. 8. Planning Commission must approve, approve with modifications and/or conditions, or deny the final plat. BONDS PERFORMANCE BOND 1. A performance bond is required in the amount of 110% of the cost of the following required improvements: pavement, curbs, gutters, stormwater systems, sidewalks, traffic control devices, street lights, utilities, ditches and/or drainage system, and amenities and open space (if required). 2. If the applicant has properly constructed such, and has obtained a satisfactory City inspection, the performance bond may be converted to an appropriate maintenance bond. BUILDING PERFORMANCE BOND 1. In a phase of a subdivision where public improvements have been fully completed, dedicated, and accepted by the City, but for which undeveloped lots remain, the builder is required to post with the City a continuous non-revocable surety bond in the amount of $10, prior to issuance of a building permit. This bond may be posted to provide for two outstanding building permits at any time. MAINTENANCE BOND 1. A maintenance bond is required to guarantee the asphalt binder course, curbs, gutters, stormwater systems, and utilities. The maintenance bond must be 30% of the actual construction cost of all public improvements. At 80% build out (80% of houses within the development or particular phase to be bonded have received their certificate of occupancy), unless otherwise allowed by the Planning Commission, the applicant must install the final asphalt layer. 2. The maintenance period begins when the roadway is constructed to binder and all other public improvements have been properly constructed by the developer, and a Certificate of Satisfactory Completion has been approved by the City Engineer, Public Works Department representative, and Utility Inspector, and also the Planning Commission formally approves a resolution establishing the maintenance bond. 3. The performance and maintenance bonds may be reduced or released by authorization of the Planning Commission as recommended by the City Engineer. In the event the City Engineer denies release or reduction of existing bonds, the developer may apply for an appeal to the Planning Commission.

6 REGULATIONS REQUIRED IMPROVEMENTS The describes the required public improvements for subdivisions: Public ways and utilities Lot configuration Common open space Natural land characteristics Storm water management Public rights-of-way Drainage and stormwater sewers Water facilities Wastewater sewers Utilities and utility easements Easements generally Public uses Subdivision name RIGHT-OF-WAY DESIGN AND ACCESS MANAGEMENT New right-of-way standards align with the principles and standard of the Major Thoroughfare Plan and the principles of Complete Streets: Required connectivity Blocks Right-of-way design Sidewalks and pedestrian access design Bicycle lane design Street signs and street lights Right-of-way dimensions STREET TYPE LOCAL COLLECTOR ARTERIAL ALLEY Street Capacity Less than 1,000 vehicles/day 5,000 to 10,000 vehicles/day Greater than 10,000 vehicles/day Less than 200 vehicles/day Minimum Right-of-Way Width Lane Width Bicycle Land Width N/A Travel Lane 1 each direction 1 each direction, with or without center turn lane 2 each direction, with or without center turn lane Shared Center Turn Lane Not permitted, except at intersections with collector or arterial 10 to 12 may be used in lieu of median for left turn only 10 to 12 may be used in lieu of median for left turn only Parking Lanes All parking must be parallel permitted permitted Shared with travel lane Type of Curb 12 extruded or 18 curb and gutter 24 curb and gutter 24 curb and gutter No curb and gutter Sidewalk Distance from Curb Fence 0 to 5 0 to 6 0 to 6 Sidewalk Width 5 Varies, 5 Minimum Varies, 5 Minimum 0 to 12 ; Median may be used for left turn lanes only 0 to 12 ; Median may be used for left turn lanes only Median RIGHT-OF-WAY COMPONENTS EXAMPLES OF RIGHT-OF-WAY TYPE DESIGN Local Street Collector Street Arterial Street

7 ON-SITE STANDARDS ACCESSORY STRUCTURES The provides controls on a full range of accessory structures. These include common structures such as garages, carports, and fences. Local food production is included, such as chicken coops and apiaries. Alternative energy options are also included in provisions for solar panels and wind turbines. Accessory structures include: Amateur (HAM) Radio Equipment Apiary Aquaculture/Aquaponics Book Exchange Box Carport Chicken Coops Coldframe Structures Electric Vehicle Charging Station Exterior Lighting (On-Site) Fences and Walls Flagpoles Flat Roof Features Garage, Detached Home Occupation Livestock Mechanical Equipment (Ground & Roof Mounted) Outdoor Sales and Display (Ancillary) Outdoor Storage (Ancillary) Dumpsters and Recycling Containers Satellite Dish Antennas Solar Panels (Private) Wind Turbines (Private) PERMITTED ENCROACHMENTS An encroachment is the extension or placement of an attached or detached accessory structure or a structure s architectural feature into a required yard. A permitted encroachments table has been included that regulates how far these can encroach into a required yard. This permission encourages variation and creativity in building design as structures no longer have to push back farther into a yard to include features like a bay window or a porch. PARKING Within the nonresidential districts, off-street parking spaces for separate uses may be shared based on a formula that calculates the parking demand per use during different times of day. The amount of parking required for each use has been updated to better reflect local use. A parking maximum has also been drafted that limits the total number of spaces within a surface parking lot to 150% of the minimum required. In addition, the following parking flexibilities have been added: Recently adopted bicycle parking standards have been maintained. The C-D Downtown is exempt from the off-street vehicle parking requirements. Design standards have been included for: In the commercial districts, on-street parking spaces located along the front or corner side lot line may be counted toward required off-street parking spaces for commercial uses. Existing non-residential structures that currently do not provide any parking on the lot to accommodate parking are exempt from off-street vehicle parking requirements. This exemption is revoked of the structure is demolished or if the lot area is expanded. Parking lots Parking structures Off-street loading Bicycle parking Residential driveways LANDSCAPE PARKING LOT LANDSCAPE SITE LANDSCAPE PERIMETER LANDSCAPE YARD AND INTERIOR LANDSCAPE Where multi-family and non-residential developments are ten feet or more from a street lot line with no parking in front and where any façade abuts any parking area, foundation landscape must have a landscape yard. Parking lot landscape requirements apply throughout all the zoning districts for any parking lot. The standards require installation of landscape along the perimeter of the parking lot where the lot abuts the street to screen the vehicles and improve the appearance along the street, and the interior of lots to break up large expanses of hard surface and provide opportunities for stormwater management. Nonresidential uses require a landscape strip along interior side or rear lot lines of at least ten feet in width. Where the yard of a townhouse development, multi-family dwelling, or new residential subdivision abuts an arterial or collector street, a landscape yard of at least ten feet in width is required. BUFFER YARDS TREE PRESERVATION Tree preservation applies to new multi-family and townhouse residential and non-residential (including mixed-use) development. A significant tree is any tree that measures 24 inches or more in diameter at breast height. No significant tree may be removed without the permission of the Planning Commission. As part of site plan review, a tree survey depicting the species, size, location, and condition of any existing significant trees on the site by a land surveyor or registered arborist is required. Any existing significant trees preserved on a site that are of good health are credited towards the Code s landscape requirements based on ratios established within the. Buffer yards are required for new construction along interior side and rear yards in the following cases: Where a multi-family dwelling abuts a single-family, two-family, or townhouse dwelling. Where a non-residential use is located within a residential district (excludes public parks). Where a non-residential district abuts a residential district (excludes C-D, OS, or NA s or public parks). STREET TREES AND ON-SITE TREES In order to restore and preserve the urban canopy, shade trees are required to be planted both on-site and/or in the curb lawn of rights-of-way that are of an arterial or collector classification. Existing trees are counted toward this required minimum number. DISTRICT(S) ON-SITE TREES TREES IN CURB LAWN PER LINEAR FEET OF LOT ABUTTING THE CURB LAWN R-A, R-R 4 R-1, R-2, R-3, R-4, R-5 1 R-6 Townhouse: 2 per building Multi-Family: 2 per building R-7 Townhouse: 2 per building Multi-Family: 4 per building R-MH 2 per acre C-1, C-2, C-3, C-4, C-D 1 per 35 linear feet C-5 2 per acre 1 per 35 linear feet I-1, RD, IC 2 per acre 1 per 35 linear feet I-2 1 per 35 linear feet

8 SIGNS Signs are regulated by the full variety of specific sign types, including ground, projecting, wall, and awning signs, in addition to more unique sign types such as exhibition banners and roof signs. The sizes of signs are then tailored to the districts so that signs can complement building design and neighborhood scale, and provide a coordinated appearance within districts. SUMMARY OF SIGN PERMISSIONS STREET TYPE EXEMPT SIGN PERMIT REQUIRED A-Frame Sign PERMITTED LOCATIONS C-1, C-3, C-4, and C-D s Non-residential uses in the non-residential districts Canopy Sign, Non-Structural Canopy Sign, Structural Attached to Principal Building Non-residential uses in the commercial and industrial districts Canopy Sign, Structural Freestanding Gas stations and drive through facilities in any district Attention-Getting Device Awning Sign Construction Activity Sign Multi-family dwellings and non-residential uses in all districts Multi-family dwellings and non-residential uses in all districts On a lot where active construction is taking place in all districts Freestanding Signs - Standard Multi-family dwellings and non-residential uses in all districts Freestanding Signs Multi-Tenant Retail Center Multi-tenant retail centers in all districts Freestanding Signs Residential Subdivision Residential subdivisions in all districts Government Sign All districts Holiday and Seasonal Decorations All districts Light Pole Banner Marquee Memorial or Historic Event Non-residential uses in C-4, C-5, C-G Where a structure or lot is related to a historic person, event, structure, or site in all districts Menuboard Light pole banners on private property in all districts Drive through facilities in all districts Multiple Tenant Building Entryway Entryways for multiple tenant buildings (multi-family dwellings and non-residential and mixed-use developments) in all districts Noncommercial Message All districts Not-for-Profit Community Event All districts Parking lot/structures for each entrance/exit, driveway intersection, drive-through lane, and other circulation points in all districts Parking Lots and Structures Projecting Signs Real Estate Activity Wall Sign Wall Sign - Skyline Window Sign Commercial districts When a structure or lot is offered for sale, lease, or rent in all districts Non-residential uses in all districts Non-residential uses in non-residential districts only for structures over 75 feet in height Non-residential uses in all districts STANDARDS BY SIGN TYPE Awning Sign Electronic Message Board Canopy, Non-Structural Projecting Signs Freestanding Sign Landscape Canopy, Structural - Attached Wall Sign Ground Sign Setback Canopy, Structural Freestanding Window Sign Menuboard