City of Chelan Comprehensive Plan Update City Council Meeting September 12, 2017
Agenda Future Land Use / Zoning Changes Small Town Chelan: Height and Density Other Municipal Code Changes Capital Facility Plan Deliberation Schedule
Future Land Use and Zoning Map Respond to Vision and Land Use Workshops and Property Owner Requests Key Changes: ~15 Areas UGA reductions: North, East, South (Modified) Added areas of R-M and T-A DMR: Expanded next to Downtown, abutting C-HS, and in South Chelan Correction to DSF = DMR Small additions to SUD near Lord Acres Small changes to C-HS and C-W Added overlays: T-A on Butte and Live-Work in W-I UGA + T-A UGA - UGA - R-M SUD T-A & C-W T-A Overlay T-A & RM DMR DMR & C-HS DMR R-M Live- Work UGA - See Staff Report Attachment B for list of comments/requests to Planning Commission.
Balance of Land Uses #1: Most Land designated R-L, T-A, SUD, W-I #2: T-A Overlay makes up 75% of zoned acres (gross) Half of W-I has overlays of ABC or Live-Work #3: Most developable land is T-A (primarily Butte), R-L, SUD, and W-I #1 FLU/Zone Acres A 123 C-HS 44 C-W 25 DMR 161 DMU 34 DP 13 DSF 11 PLF 354 R-L 1,674 R-M 302 SUD 702 T-A 1,159 TMU 6 W-I 632 Grand Total 5,239 Base and Overlay Zones Acres Base/Overlay Share Special Use District 702 93% Lookout 46 7% Tourist Accommodation 1,159 25% T-A Overlay 873 75% Warehouse and Industrial 632 49% Apple Blossom Center 175 28% Live-Work 149 24% Developable Land Acres #2 #3
Developable Land Vacant (Red) Underutilized (Yellow) Note: Doesn t include deductions for critical areas or other factors.
T-A Zoning Note: Doesn t include deductions for critical areas or other factors. Including Butte T-A ZONING ZONE: CITY ZONE: UGA ZONE: CITY AND UGA DEVELOPABLE: CITY DEVELOPABLE: CITY AND UGA Current Plan/Zoning 2016 1,042 332 1,374 964 1,249 Proposed Plan/Zoning July 2017 1,158 1 1,159 865 1,021 Excluding Butte T-A ZONING ZONE: CITY ZONE: UGA ZONE: CITY AND UGA DEVELOPABLE: CITY DEVELOPABLE: CITY AND UGA Current Plan/Zoning 2016 169 332 502 119 405 Proposed Plan/Zoning July 2017 285 1 286 177 177
Campbell s T-A and R-M Request
T-A Requests T-A Request N of W. Campbell
Other T-A Requests Edgewater Residents Rezone C-W to T-A Northshore Sterling, Merry Change the zoning from R-L to T-A Edgewater Address Nonconforming Use T-A to C-W
R-M Recommendations T-A Requests Property Owners Prefer T-A Planning Commission Recommended R-M for yearround residential options. North of Apple Blossom Center Lafferty above Lakeside
Why take a closer look at the T-A area on the Butte? Identified through Visioning as an important area for community character & views Area has: Extensive steep slopes Ravines High & Moderate Wildland Fire Risk Lack of utilities Approach: Allow development comparable to what s allowed today Allow development in areas with less environmental sensitivity and at heights respecting views
Conditions Steep Slopes Wildland Urban Interface
Conditions Streams and Ravines Viewshed Analysis
T-A Overlay Original Approach: Apply a gross density that would be similar to Bear Mountain Example Resort with recreation, vineyards, and single family homes clustered 1 du/10 ac unclustered 1 du/2.5 ac clustered Revised Proposal: In response to property owner comments and further review, amend density to be more consistent with current potential development capacity and past plans: Base density 1 du/5 ac unclustered, 1 du/1ac clustered Density bonus for recreation and affordable housing 1.5 du/ac Resort Plan for greater density by Density does not apply to hotels/accommodations. The Resort Plan is to achieve greater density for residential development. CUP 4-8.7 du/ac Planning Commission: Include Revised Proposal. Treat height like T-A base zone.
City Dwellings + T-A Overlay Development 2,650 dwellings citywide in 2016. Depending on density and rate of growth, future development on Butte could add 50% to over 300% to the city s current dwelling units. In addition there would be dwellings elsewhere in city. Updated Table: Parcels Corrected for Split Zone ~5 ac Site Fifer Palisade Acres in T-A Overlay Low Range High Range 0.2 du/ac 1.0 du/ac 1.25 du/ac 1.5 du/ac 4 du/ac 8.7 du/ac Property Owner Proposals 21.2 11.2 42.4 4.2 21.2 26.5 31.9 84.9 184.8 25 52.2 44.1 175.5 10.4 52.2 65.3 78.3 208.8 454.1 89 Morris 24.3 11.8 44.0 4.9 24.3 30.4 36.5 97.2 211.4 unknown Golden Gate Ventures 773.7 730.5 2,936.5 154.7 773.7 967.2 1,160.6 3,095.0 6,731.6 814 Total 871.5 797.6 3,198.4 174.3 871.5 1,089.4 1,307.2 3,485.9 7,581.9 928
Issaquah Highlands
Santa Lucia Preserve, CA
Cave B Winery/Resort
T-A Overlay Allowable Uses Uses same as Base Zone Emphasis on Hotel and other Accommodations Range of detached and attached dwellings Overlay also allows Resort Plan request greater density by CUP in exchange for public benefits Further adjustment: Since Overlay allows agriculture in open space, consider allowing agri-tourism uses Similar to other retail, restaurant, and lodging uses
R-M and DMR DMR added north, east, and south of Downtown Similar mix of residential uses Greater design review Applied to areas with similar lot pattern as downtown
C-W Amendments Residential / Mixed Use Match Shoreline Master Program (SMP) allowance for mixed-use developments that include water-dependent and water-oriented commercial uses together with singlefamily or multi-family uses while promoting public access for significant numbers of the public and/or providing an ecological restoration resulting in a public benefit. Allow existing legal residential developments as of the date of the code. Other Use and Standard Changes Add allowance for parks and playgrounds. Remove cross references to R-L and C-L zones and pull in appropriate uses to the C-W zone. Reduce standard height by 10 feet; allow consideration of heights greater than standard with model and compliance with criteria in CMC 17.04.200.
Affordable Housing Incentives Affordability Proposed Approach Density bonuses for affordable housing : SUD, R-L, and T-A Overlay Accessory workforce housing in the W-I zone requires long-term affordability Affordable and special needs housing are added as allowable uses in PLF to respond to the Senior Living Initiative Mandatory Affordability - Options Consider a requirement for areas where zoning is changed to add capacity for workforce Places rezoned from lower zoning to higher zoning, e.g. R-L to T-A, R-L to R-M, residential in W-I Examples: Jackson, WY required for all employment uses Kirkland, WA required when adding new multi-family in commercial and multifamily zones
W-I Workforce Housing Required to be for employees of primary use (can be on or offsite) Consider if units could be used in some percentage for other business employees
Small Town Chelan: Height Downtown Reduce heights on blocks that are allowed 4 stories in the DMU and TMU zones: reduce from 50 feet to 45 feet For developments 3 stories and greater in the DMU and TMU zones require 3-D model and ability to condition Other Reduce heights in zones by 10 feet with ability to ask for greater height with 3-D model and criteria R-M (from 50 to 40 feet) T-A (from 50 to 40 feet) C-HS (from 50 to 40 feet) C-W (from 35 to 25 feet) SUD zone vary by view corridor 35 feet outside, 25 feet inside R-L retained at 30 feet
Small Town Chelan: Density Comprehensive Plan: Identify gross density per acre for each zone Gross density is more predictable and allows property owners and neighbors to understand what is possible Zoning Code: Match standards to Comp. Plan density Because not all sites are regular in shape or in constraints, some lot sizes or areas are made smaller Gross density controls (same as today) The comprehensive plan specifies a density for some zones and not others The zoning code gives minimum lot sizes or area per dwelling unit The City s development standards also affect density Comprehensive Plan CONSISTENTLY ADDRESS GROSS DENSITY Zoning Code MATCH TO COMP PLAN City Standards: Slope Density Chart REMOVE CHART USE HILLSIDE DEV STDS Critical Areas Regulations RETAIN & UPDATE
WUI Code Adopt a Wildland Urban Interface (WUI) Code into the Chelan Municipal Code to regulate new development and retrofit existing development within the city and UGA boundaries. Fulfils CPAW recommendations Considers International Code and amendments There is support for property owners National Fire Plan-Wildland Urban Interface Community Fire Assistance http://www.federalgrantswire.com/wildland-urban-interface-community-and-rural-fire-assistance.html#.wxductsulpy Washington Emergency Management Division-Hazard Mitigation Assistance Grants http://mil.wa.gov/emergency-management-division/grants/hazard-mitigation-grants Title III County Funds- attached to firewise program http://www.firewise.org/usa-recognition-program/grants-and-funding/federal-government.aspx
Grading, Weed Control, Critical Areas Code Amending the City s critical areas ordinance to address best available science for geologic hazard areas. Require topsoil retention. Requiring dust control and weed control. Adding hillside development standards to minimize changes to natural landforms. Removing the slope-density chart. Streams and Ravines Adding the 200- foot distance from centerline creates a zone of protection (the ravine channel) along the steep portions of the ravine that could be rapidly eroded and steepened during extreme weather events and after wildfires. RH2, May 1, 2017
Interim Water and Sewer Standards Purpose: Allow interim septic and water wells with low density development in the city or UGA that are located away from infrastructure provide developed occurs in a pattern that allows future urban uses when municipal services are available. Similar to City Council reviewed proposal. Place regulations in Zoning Code. Alternative to Conservation Easement To allow for limited development potential and to advance agricultural or open space uses: Require building placement requirements - ensure development and building areas are located to provide the maximum protection of existing or potential agricultural production areas Develop a management plan implemented by homeowner s associations or property owners
Capital Facilities Plan Parks Zoning: Add to zones SUD, C-W, T-A, W-I Already allowed in R-L, R-M, C-HS, and PLF Capital Facilities: Clarify Level of Service Address Seasonal Population Parks Investments 6-year investments fully fund Consider range of proposals Any adjustments? Potential Acquisitions 7-20 years as funding allows Three Fingers and Butte and Other Make Other Changes designed to Dovetail with 2017 Budget or TIP
Deliberation Schedule Deliberation and Potential Action September 12, 2017 September 26, 2017