NOTICE OF MEETING OF THE PLANNING AND ZONING COMMISSION OF BUDA, TX 7:00 PM - Tuesday, April 11, S. Main Street Buda, TX 78610

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1 NOTICE OF MEETING OF THE PLANNING AND ZONING COMMISSION OF BUDA, TX 7:00 PM - Tuesday, April 11, S. Main Street Buda, TX This notice is posted pursuant to the Texas Open Meetings Act. Notice is hereby given that a Regular P&Z Meeting Meeting of the City of Buda, TX, will be held at which time the following subjects will be discussed and may be acted upon. A. CALL TO ORDER A.1. Signed Agenda B. INVOCATION Agenda PZ signed.pdf C. PLEDGE OF ALLEGIANCE TO THE FLAGS OF THE UNITED STATES AND TEXAS PLEDGE OF ALLEGIANCE TO THE TEXAS FLAG: Honor the Texas flag; I pledge allegiance to thee, Texas, one state under God, one and indivisible. D. ROLL CALL E. PUBLIC COMMENTS At this time, comments will be take from the audience on non-agenda related topics, for a length of time not to exceed three minutes per person. To address the Planning and Zoning Commission (P&Z), please submit a Citizen's Comment Form to the City Liaison prior to the start of the meeting. No action may be taken by the P&Z during Public Comments. F. CONSENT AGENDA F.1. Approval of the regular Planning and Zoning Commission meeting minutes dated March 28, minutes.pdf G. REGULAR AGENDA G.1. Workshop regarding the draft Unified Development Code provisions for Subdivision Regulations (pages ), Sight Visibility Triangle (pages ), Wireless Transmission Facilities (pages ), Tree Preservation & Park Land (pages ), Environmental Protection & Water Quality (pages ), Flood Protection (pages ), and Well Drilling (pages ). H. STAFF REPORTS UDC Workshop Part 5.pdf Planning and Zoning Commission Agenda Page 1 April 11,

2 I. COMMISSION REQUEST FOR FUTURE AGENDA ITEMS J. ADJOURNMENT City Hall is wheelchair accessible and accessible parking spaces are available. Requests for accommodations must be made 48 hours prior to the meeting. Please contact City Hall at (512) , or FAX (512) for information or assistance. I, the undersigned authority, do hereby certify that the above Notice of Meeting of the Planning and Zoning Commission of the City of Buda, was posted on the bulletin board in front of Buda City Hall, which is readily accessible to the public at all times, by 5:00 pm on DATE, Council Chambers are set up to publicly broadcast meetings. You may be audio and video recorded while in this facility. In accordance with Article III, Section 3.10, of the Official Code of the City of Buda, the minutes of this meeting consist of the preceding Minute Record and the Supplemental Minute Record. Details on meetings may be obtained from the Board Liaison, or video of the entire meeting may be downloaded from the website. (Portions of the Supplemental Minute Record video tape recording may be distorted due to equipment malfunction or other uncontrollable factors.) Attendance by Other Elected or Appointed Officials: It is anticipated that members of other governmental bodies, and/or city boards, commissions and/or committees may attend the meeting in numbers that may constitute a quorum of the body, board, commission and/or committee. Notice is hereby given that the meeting, to the extent required by law, is also noticed as a possible meeting of the other body, board, commission and/or committee, whose members may be in attendance, if such numbers constitute a quorum. The members of the boards, commissions and/or committees may be permitted to participate in discussions on the same items listed on the agenda, which occur at the meeting, but no action will be taken by such in attendance unless such item and action is specifically provided for on an agenda for that body, board, commission or committee subject to the Texas Open Meetings Act. 2 Planning and Zoning Commission Agenda Page 2 April 11, 2017

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5 A. CALL TO ORDER CITY OF BUDA PLANNING AND ZONING COMMISSION MEETING MINUTES MARCH 28, :00 P.M. Chair Strother called the meeting to order at 7:00 p.m. B. INVOCATION C. PLEDGE OF ALLEGIANCE TO THE FLAGS OF THE UNITED STATES AND TEXAS PLEDGE OF ALLEGIANCE TO THE TEXAS FLAG: Honor the Texas flag; I pledge allegiance to thee, Texas, one state under God, one and indivisible. D. ROLL CALL Commissioner Henry Altmiller Commissioner Angela Britain Commissioner Michael Britton Vice-Chair Meghan McCarthy Commissioner Clark Beach Commissioner John Ellis Chair Colin Strother Present Absent - Excused Absent - Excused Present Present Present Present E. PUBLIC COMMENTS At this time, comments will be taken from the audience on non-agenda related topics, for a length of time not to exceed three minutes per person. To address the Planning and Zoning Commission, please submit a Citizen Comment Form to the City Liaison prior to the start of the meeting. No action may be taken by the Planning and Zoning Commission during Public Comments No comments were made. F. CONSENT AGENDA 1. Approval of the regular Planning and Zoning Commission meeting minutes dated March 14, Commissioner Altmiller made the motion to approve the minutes, seconded by Commissioner Ellis. The motion passed 5-0. G. REGULAR AGENDA ITEMS 1. Deliberation and possible action regarding a final plat of Stoneridge Section 4, located between Old Goforth Road (County Road 119) and Saddleblanket Trail (FP 16-14) Commissioner Altmiller made the motion to approve the final plat, seconded by Commissioner McCarthy. The motion passed 4-1 (Strother opposed). 5

6 2. Update regarding legislative issues relevant to planning & development and the City of Buda Staff gave a presentation to the commission. 3. Workshop regarding the draft Unified Development Code provisions for Form Based Code (pages ) and Zoning Development Regulations & Compatibility (pages ). Staff gave a presentation to the commission. The Commission provided comments and feedback regarding the respective sections of the draft Code. H. STAFF REPORTS The Planning & Zoning Commission may discuss any of the items under Staff Reports, but no formal action will be taken. Update regarding the Unified Development Code Re-Write Update regarding the activities of other city Boards and Commissions, including the Economic Development Corporation Board. Update regarding recent and ongoing Capital Improvements Projects I. COMMISSION REQUESTS FOR FUTURE AGENDA ITEMS No deliberation or discussion may take place by the Commission during this agenda item. J. ADJOURNMENT Commissioner Altmiller made a motion to adjourn the meeting, and a second was made by Commissioner Ellis. Upon a unanimous vote and having no further business to consider, Chair Strother adjourned the meeting at 8:50 p.m. ATTEST: Recording Secretary 6

7 Planning & Zoning Commission Agenda Item Report April 11, 2017 Contact Chance Sparks, AICP, CNU-A, Assistant City Manager SUBJECT: WORKSHOP REGARDING THE DRAFT UNIFIED DEVELOPMENT CODE PROVISIONS FOR SUBDIVISION REGULATIONS (PAGES ), SIGHT VISIBILITY TRIANGLE (PAGES ), WIRELESS TRANSMISSION FACILITIES (PAGES ), TREE PRESERVATION & PARK LAND (PAGES ), ENVIRONMENTAL PROTECTION & WATER QUALITY (PAGES ), FLOOD PROTECTION (PAGES ), AND WELL DRILLING (PAGES ). 1. EXECUTIVE SUMMARY Note: the schedule has been revised below to allow further discussion of the form based code aspects at the Planning & Zoning Commission and to allow the Planning & Zoning Commission to review input from the Historic Preservation Commission. The adjusted schedule also leaves space should a particular topic area need follow-up. Staff will be systematically bringing workshops to the Commission and City Council over the next two months pertaining to the draft Unified Development Code. The intent is to allow both bodies to review the document in smaller portions as it is prepared for adoption. A secondary purpose is to help staff familiarize themselves with the new Code for implementation. Rather than include code excerpts behind this staff report, staff has provided page references to the draft, which has been provided in hard & electronic copy to the Commission and City Council and posted online (viewable at The anticipated schedule is as follows. Some of these groups have more pages to review, but staff attempted to break them up by topical areas and based on the level of discussion likely involved. 2/14 Planning & Zoning Commission & 2/21 City Council 7

8 Signage (pages ) Provisions & Procedures, including Authorities (pages 1-17) Zoning Procedures (pages ) Zoning Relief Procedures (pages ) 2/28 Planning & Zoning Commission & 3/7 City Council Zoning Districts (pages 19-22) Residential Zoning Districts (pages 23-29) Nonresidential Zoning Districts (pages 30-34) Special and Form Based Zoning Districts (pages 35-39) just the descriptions on the form-based, not the specific regulations Zoning Use Regulations (pages 40-58) Zoning Dimensional Regulations (pages 59-63) 3/14 Planning & Zoning Commission & 3/21 City Council Zoning Development Regulations & Compatibility (pages ) 3/16 Historic Preservation Commission Form Based Code (pages ) Historic District (pages ) 3/28 Planning & Zoning Commission & 4/4 City Council Form Based Code (pages pages ) 4/11 Planning & Zoning Commission & 4/18 City Council City Council asked to pass resolution setting the joint public hearing & adoption process Subdivision Regulations (pages ) Sight Visibility Triangle (pages ) Wireless Transmission Facilities (pages ) Tree Preservation & Park Land (pages ) Environmental Protection & Water Quality (pages ) Flood Protection (pages ) Well Drilling (pages ) 4/25 Planning & Zoning Commission & 5/2 City Council Any clean-up or spillover from prior meeting 5/9 Potential Joint Public Hearing of Planning & Zoning Commission and City Council Joint hearing at 6:30 p.m. (technically a special called City Council meeting) Regular Planning & Zoning Commission meeting at 7:00 p.m. o Planning & Zoning Commission action possible 5/23 Planning & Zoning Commission regular meeting Can be used for any further clean-up or spillover Planning & Zoning Commission action possible if not taken on 5/9 8

9 6/6 City Council City Council action 2. BACKGROUND/HISTORY Staff has prepared a draft matrix of comments from the last Commission meeting as well as the City Council meeting for tracking purposes. 3. STAFF S REVIEW AND ANALYSIS Staff notes this grouping of topics covers a large number of pages. Many of these sections are not changing substantially due to influence of state & federal laws. Subdivision Regulations ( ) 231: Improvement Agreement process formalized. This is to address items like utility oversizing. For example, a project might require only an 8 water line, but the water master plan states an ultimate plan for a 12 water line. An Improvement Agreement serves to address the pro-rata oversize cost so that the ultimate needed line size is installed in order to avoid coming back to upsize in the future at greater expense. 233: Clarifying utility extension policies in the ETJ. This is ambiguous in the current UDC : Procedural items clarified to better link to state law language and become easier to follow. o 237: update to 15 day personal mailed notice (not as essential as zoning notice, but consistency will make it easier for staff) 240: Process diagram needs a few additional notes (cases of fiscal surety allowing plat recording prior to full construction of improvements) 242: Types of plats table requires update to reflect P&Z as primary approval authority : Several edits have taken place to reflect P&Z as the approval authority on plats 261: Section added to address licensing for ROW/easement encroachment. 262: Section added to address petitions for development agreements. This was inadvertently left out of an earlier draft. o These will be relatively rare and should mostly be driven by annexation timing, unusual circumstances involving public improvements, etc : Standard language regarding public improvements : o Stronger adequate public facilities language o : tightened block lengths & widths, connectivity ratio increased to 1.60 o 286: Minimum number of subdivision access points is updated 287: edit needed regarding authority to reduce o Remainder thru 294 is engineering technical standards 9

10 295: TIA section was revised previously. It is designed to better address incremental adjacent projects that individually do not trigger a TIA, but collectively would. 304: Need minor edit to clarify residential neighborhood stormwater facilities are maintained by the city. Drainage requirements are more detailed in terms of how neighboring properties affect one another. 308: should refer to water capacity in A.4.; B.1.a. needs to clarify that connection to the city or an existing public utility (Goforth, Monarch, etc.) : Remainder of utilities fairly straightforward. Street lighting language is updated/clarified : Subdivision waiver process goes through City Council. This gives City Council final say, and serves to discourage seeking waivers since it extends the process. Vesting process is set and structured to maximize city authority under state law. Also addresses proportionality under state law. Sight Visibility Triangle ( ) Poorly described in current code, this provision provides significantly more clarity. It is cross-referenced throughout the UDC, which is why it has its own section. Wireless Transmission Facilities ( ) Very few changes, mainly just to address recent rulings (co-location language) There are likely to be changes in laws over the next 2-4 years that will affect this Improved graphics and additional tables 377: need to clarify how the wireless areas apply in form districts (will be highly restricted, similar to Developed Residential ) Tree Preservation & Park Land ( ) As discussed, now three different classifications of trees (8 protected, 20 signature & 30 heritage) Placed critical root zone language into ordinance Added language regarding arbor disease centers to grant city additional authority Parkland standards, language largely unchanged o Staff anticipates updates to fees in late 2017/early 2018 Environmental Protection & Water Quality ( ) : Water Quality standards largely remain the same; integrated into the UDC document rather than as a confusing appendix. Flood Protection ( ) Major changes are simply to expressly prohibit certain activities in the floodplain, rather than regulating it out of existence through multiple provisions. The more significant effort will involve alterations to the engineering criteria manuals, as those contain the assumptions used for design, storm events, etc. Potential opportunities: o Require Zone X (500-year) to be elevated 1.5 to 2 above finished grade or crown of street 10

11 o Require all structures to be elevated 1.5 to 2 above finished grade or crown of street o Require elevation certificate on all new construction, not just in or proximate to floodplain Well Protection ( ) This is a new provision to establish standards for protection. This was contemplated a few years ago as a separate ordinance. Staff is referring to legal for updated evaluation, as some laws have changed. 4. FINANCIAL IMPACT N/A 5. SUMMARY/CONCLUSION This is a discussion item. 6. PROS AND CONS N/A 7. ALTERNATIVES N/A 8. RECOMMENDATION This is a discussion item presented without recommendation. 11

12 Comment No. Page Section City Council Date Comment /21/2017 There is inconsistency between the SUP processes. The process should be for P&Z to recommend and City Council to approve. P&Z could approve extensions only. I think the phrasing of site plan for a SUP and SUP regulations & procedures is causing some level of confusion /21/2017 Rather than have "decide by application", go ahead a break those out when they occur. For example, tree removal for protected tree, tree removal for signature tree and tree removal for heritage would be listed separately. Also, the tree removal for heritage tree is not listed on City Council. 3 2 General 2/21/2017 It is difficult to find the cross referenced tables and figures when using a hard copy. Is it possible to prompt the page number the table appears on? For example, when "Table 30" is referenced, could it instead say "Table 30 (page ###)"? D. 2/21/2017 The refund language is very confusing. Recommend the following: "Unless waived by City Council, the prescribed fee shall not be refundable unless it was submitted in error" C. 2/21/2017 Add "Innovative Residential" to the list. Also, Commission commented about the phrase "concept plan" in reference to innovative residential. Is the correct term supposed to be "sketch plan"? /21/2017 B, D, and E appear to conflict with themselves related to when something is considered accepted, versus complete versus vested. Basically, how would D even occur since we would not accept an incomplete application anyway? How can something expire that was not accepted? Or is this one of those oddly worded provisions to prevent vesting under Ch. 245 (like the old stories of coctail napkin drawings resulting in vesting)? E.3. 2/21/2017 City staff should be responsible for posting the sign. This is how we have done it for years, and it assures sign placement in the best interest of the public (not tucked away in some bushes, etc.) H. 2/21/2017 From discussions, we think it would be good to include an example of how the 20% protest is calculated. For example, the 200' buffer might equal 10 acres, with six people notified with their respective amounts of acreage within the notice buffer. Basically, demonstrate with a commentary example in the code exactly how the protest is calculated using actual numbers, like a scenario. 12 4/7/ of 6 Rolling UDC Workshop Comments

13 C.5. 2/21/2017 The Commission and City Council would like to go ahead and codify an additional "courtesy notice" beyond 200'. Staff feels 400' would work adequately. Suggestion is to make C.2.b. "written notice for protest" and then create an additional written notice subsection called "written notice for courtesy interest" that applies to properties 200' to 400'. Include a statement that a property receiving a protest notice is not required to also receive the courtesy notice C.3. and C.4. 2/21/2017 The public hearing process & notification timing for designating historic district overlays and historic district landmarks should be identical to other zoning districts (timing of published & written notices, etc.) E.8. 2/21/2017 The due process for demolition/right to remove seems weak. Sending to Texas Historical Commission/Main Street Program for evaluation C.3.b. 2/21/2017 Add language to allow discretion to adjust sidewalk placement & dimensions when necessary to protect critical root zones of trees D. 2/21/2017 Add a provision that fuel pumps must be located to the side or rear of the primary structure in the Rural Overlay D. 2/21/2017 Recommend creating a use chart showing base zoning, as some of these uses are okay in some parts of the overlay but not in other parts. STAFF IS WORKING ON DRAFT CHART F.5. 2/21/2017 There may be some unintended consequences of this provision. Opens opportunity for undesirable structures, such as mobile homes, to get moved around rather than amortized as desired Table 37 2/21/2017 O-H covers both residential and commercial uses. Need to differentiate, as generic use of O-H implies that someone could potentially attach a marquee sign to a home. Rather than use O-H, maybe just break out the F3H, F4H and F5H in the table and delete O-H. Also, the rural overlay does not appear in the chart all 2/21/2017 On each of the tables for the particular sign type, can we also list the zoning districts allowed? I know it appears on the Table 37 chart, but placing on each sign type as well allows each sign type page to function like a handout with all critical information C. 2/21/2017 Preference is to keep all monument signs a maximum of 12' C. 2/21/2017 Evaluate violation & removal provisions for efficiency and consistency with other penalty & fine provisions. STAFF IS WORKING ON COMPARISON Table 10. 3/7/2017 The table is missing a reference to for the R-4 district /7/2017 The name of this district should be changed to "One & Two Family Residential (R-3) District", and all references throughout the UDC draft updated. The density described in the narrative does not match on page /7/ of 6 Rolling UDC Workshop Comments

14 and /7/2017 R-4 vs. R-5 is not clear. R-4 should be renamed to "Transitional Residential (R-4) District". The type of density shown in R-5 should not occur in isolation outside of a mixed use node, which should then be utilizing a form district. Several changes are recommended, as provided in detail in comment B. 3/7/2017 Add "Development standards in this overlay apply to those parcels abutting the Rural Heritage Right-of-Way, or to those parcels abutting a shallow parcel that does abut the Right-of-Way (for abutting parcels that are within four undred [400] feet in depth from the Right-of-Way)" B. 3/7/2017 Update referenced depth from 200' to 400' in order to eliminate potential loophole properties. In addition, the narrative needs to delete FM 2770 and add W. Goforth (from Cedar St. to Interstate Figure 2. 3/7/2017 Update map to show extension of Gateway Overlay to touch the historic overlay /7/2017 Remove "Dwelling, Multi-Family (3-Plex/4-Plex)" from the R-3 zoning district. See also comment 38 and the referenced substitute table /7/2017 Remove "Dwelling, Multi-Family (Apartment)" from the R-4 zoning district. See also comment 38 and the referenced substitute table /7/2017 "Stadium or Play Field, Public" contains insufficiently scaled uses. While a simple ballfield might be fine in any zoning district, a stadium with lighting is cause for concern. Recommend splitting the uses and adding a condition requiring a SUP when lighting is involved /7/2017 Prisons and Detention Facilities are not listed as a use. Need to add the use, a specify that it requires a SUP in LI or HI /7/2017 May want to add a cross-reference regarding appeals to the application or interpretation of conditional uses. May even want to include it with & A.3. 3/7/2017 This language appears twice. Recommend deletion & simply crossreferencing the license contained in A.1.h A.3. and by reference 3/7/2017 Innovative Residential Development should be defined, and the types of Innovative Residential Development also defined. The definition for Innocative Residential Development should also link to the types. While they are somewhat described, they are terms of art that would benefit from definitions in order to better communicate with layperson users of the UDC document A.9.e. 3/7/2017 This condition needs to be clarified that it is intended to apply to open containers, in contrast to package/bottle sales or growler sales in closed/sealed containers A.9.f. 3/7/2017 This section can be revised to simply reference the City of Buda Code of Ordinances, as amended, pertaining to Industrial Waste (Chapter 24) 14 4/7/ of 6 Rolling UDC Workshop Comments

15 A.18.h. 3/7/2017 Consideration of unintended consequences Example of an accountant that has an administrative support person come to the home being inoccuous. Example also given of a home art studio that might involve some of the listed nuisances (grinding metal of a metal artist) A.20. 3/7/2017 For clarity, recommend pulling in the locational/zoning restrictions from the separate ordinance in order to make the UDC more useful to businesses as well as the building official. ADD LANGUAGE A.23. 3/7/2017 Delete "and temporary building material storage areas." That clause seemed ripe for abuse /7/2017 R-3 thru R-5 need additional consideration in order to differentiate, get desired results and address inconsistencies. Note that the changed lot standards will create a number of existing nonconforming lots d. (page 206) establishes that undersized existing lots will be considered conforming, though there may be variances requested in the future for reconstructions due to increased side & front setbacks. SEE RECOMMENDED TABLE ATTACHED. Note that in R-3, the only way to actually achieve the listed density is to intermix townhouse and duplex. Goal is a mix of housing types, and if they go entirely single-family detached then the problems seen in Buda with smalllot single-family will be addressed. MAY NEED TO ADD A NOTE/COMMENTARY EXPRESSLY STATING THIS SO FUTURE READERS DO NOT INTERPRET THIS AS AN INCONSISTENCY BETWEEN MINIMUM LOT SIZE AND DUA, AND SO FUTURE READERS UNDERSTAND WHAT THIS PROVISION IS TRYING TO ENCOURAGE /7/2017 Recommend adding specific cross-references to regulations. Particularly the water quality restrictions that limit impervious cover /7/2017 Because mixed use is allowed in B-1 thru B-3, there is a need to include a DUA for the residential component. Recommend B-1 at 6 DUA, B-2 at 10 DUA and B-3 at 14 DUA /7/2017 For patio homes, need to add a design requirement for passive vs. active sides. Recommend adding a provision: "The wall of the dwelling located on the lot line shall have no windows, doors, air conditioning units or any other type of opening." /7/2017 Consider allowance of 0' interior side setback in all, as it is not uncommon for a commercial center that looks like a single building & property to actually be 2-3 buildings on fee-simple ownership land with "party walls" separating them, not unlike a residential townhouse. As an alternative the table could be left asis, and a section added to Modified Area Regulations to craft language to address commercial buildings on separate lots with a shared "party wall." 15 4/7/ of 6 Rolling UDC Workshop Comments

16 D. 3/21/2017 Retitle simple as "Electric Fences" since there are provisions that apply in districts other than AG E.4&6 3/21/2017 Modify to allow use of chain link for residential for side and rear fences not facing a public street Table 17 3/21/2017 Would be comfortable reducing rear setbacks in circumstances involving detached garages down to 10' provided height does not exceed 20' A.2. 3/21/2017 Add a "c." that grants an exemption to exterior materials for circumstances in which the percentage of Class 1 or Class 2 is less than the requirement of "a." Also add a "d." that clearly states the Historic Preservation Commission may waive Section A. for properties within the Historic Overlay District D. 3/21/2017 This section can be deleted. Definitions of various classes of masonry are sufficient and any product that clearly doesn't fit the definition should be brought as a special exception to P&Z /21/2017 Define board & batten D.7. 3/21/2017 Is the separation distance measured structure to structure, or property line to property line? Example: this is in the form-based area the service side of the properties facing Main Street is located on Austin Street, which means residences face directly at them. Due to site constraints, it may not be possible to locate dumpsters in a way that results in sufficient separation from single family residences /21/2017 There is a need to create actual definitions for "terms of art" in this section. I would suggest creating a definition for "Innovative Residential Development" and then have sub-definitions under it for "Cluster," "Pocket Neighborhoods," "Low Impact Design," and "Traditional Neighborhood Design." The section is capturing intent, but the terms themselves are not well-defined. STAFF TO PROVIDE DEFINITIONS H. 3/21/2017 References B.1., which no longer exists. Please delete the "Pathways" requirement B. 3/21/2017 Add a "e." that establishes that a garage door facing the street cannot comprise more than 50% of the front façade C.4. 3/21/2017 See comment for Table 17 (comment 45). Cross reference or ensure it is clear that rear setback can be reduced to as little as 10' for rear garages since we want to encourage this design B.1.b. 3/21/2017 This can be deleted. There seems to be discomfort in establishing a cap, particularly in situations where a building use may change substantially. The current design of City streets does not facilitate on-street parking as an overflow option in many instances. 16 4/7/ of 6 Rolling UDC Workshop Comments

17 /21/2017 For Multifamily Dwelling (Apartment), add a provision for guest parking. Recommend 1 space per 10 units unless you have a better recommendation. This is based on known issues in existing complexes and the lack of on-street parking as an overflow option /21/2017 Residential adjacency would clearly apply in circumstances where a form district abuts R-1 thru R-3, but how does it apply with residential uses adjacent to commercial uses within the form districts? For a specific example, how does it apply along Austin Street, where site constraints cause more significant issues on items like dumpster placement? What about the masonry screening wall? What about when a building transitions, such as a residential home in F4H becomes a medical office, adjacent to a single-family home in the adjacent F3H district? E. 3/21/2017 How do irregular lots fit the dimensional requirements, such as an irregular trapezoid? While this is listed on page 99, I think we should add cross references somewhere obvious in the form based code that link back to how setbacks are applied, building coverage vs. impervious cover, height, etc. like is shown on Figure 6 on page H. 3/21/2017 It appears a source of confusion is that terms are not defined within the form-based code like they are for the regular code. For example, transparency is not linked to the definitions to provide clarity B.2.a. 3/21/2017 Need to add a provision that states existing trees can be credited toward meeting this requirement on a equivalent caliper inch basis B.2.g. 3/21/2017 Should refer to "Director of Planning" to be consistent with remainder of document and authorities established in Section D.4. 3/21/2017 This section needs to be rewritten. The grammatical inconsistencies make it difficult to understand /4/2017 Please see the marked-up version of the Form-Based Code sections 17 4/7/ of 6 Rolling UDC Workshop Comments