R1 Variation Zones Code Amendment Staff Public Hearing August 25, 2016
BACKGROUND In 2014, the City Council directed the Planning Department to address issues of out-of-scale development and loss of neighborhood character in single-family zones. Initiatives included: BMO/BHO Amendment: Regulations for singlefamily zones citywide (RA, RE, RS, R1) are being updated and are halfway through the adoption process. Interim Control Ordinances (ICOs): Temporary restrictions in certain areas R1 Variation Zones: Create variations of the R1 zone that are tailored to the varying character of R1 neighborhoods will be available to replace ICOs
BACKGROUND Not all neighborhoods zoned R1 share the same character One size does not fit all R1 Variation Zones provide an alternative to R1
Neighborhoods vary in BACKGROUND Form Size Height Massing Location Garage Placement
R1 VARIATIONS BY CATEGORY R1V R1F R1R R1H Variable-Mass Front-Mass Rear-Mass Hillside
R1 VARIATIONS BY CATEGORY R1V R1F R1R R1H Variable-Mass Front-Mass Rear-Mass Hillside Grouped by Form or Designated Hillside Area
R1 VARIATION ZONES R1V R1F R1R R1H Variable-Mass Front-Mass Rear-Mass Largest Smallest R1V1 R1V new R1V2 R1V3 R1F1 R1F new R1F2 R1F3 R1R1 R1R new R1R2 R1R3 Hillside R1H1 R1H new R1H2 R1H3
R1 VARIATION ZONES R1V R1F R1R R1H Variable-Mass Front-Mass Rear-Mass Hillside R1V1 R1V new R1V2 R1V3 R1F1 R1F new R1F2 R1F3 R1R1 R1R new R1R2 R1R3 R1H1 R1H new R1H2 R1H3
R1 VARIATION ZONES R1V R1F R1R R1H Variable-Mass Front-Mass Rear-Mass Largest Smallest R1V1 R1V new R1V2 R1V3 R1F1 R1F new R1F2 R1F3 R1R1 R1R new R1R2 R1R3 Hillside R1H1 R1H new R1H2 R1H3
WHAT DO THE ZONES REGULATE? Bulk Location Size Lot Coverage Mass (sometimes split into front and rear) Height Encroachment Plane Height
WHAT DO THE ZONES REGULATE? Bulk Location Size Lot Coverage Mass (sometimes split into front and rear) Height Encroachment Plane Height
WHAT DO THE ZONES REGULATE? Bulk Location Size Lot Coverage Mass (sometimes split into front and rear) Height Encroachment Plane Height
WHAT DO THE ZONES REGULATE? Bulk Location Size Lot Coverage Mass (sometimes split into front and rear) Height Encroachment Plane Height
WHAT DO THE ZONES REGULATE? Bulk Location Size Lot Coverage Mass (sometimes split into front and rear) Height (B and E) Encroachment Plane Commencement (C and F)
ENCROACHMENT PLANE Allows specific height at setback line 45 angle above said height Wall height measured at building perimeter ENCROACHMENT PLANE
SIDE WALL ARTICULATION Offset/plane break for walls over 14 high & 45 long At least 5 deep beyond required setback At least 10 long SIDE WALL ARTICULATION Wall height measured at building perimeter
FRONT FAÇADE ARTICULATION Require front facades to be articulated
R1V, VARIABLE-MASS Residential Floor Area Ratio R1V1 R1V New R1V2 R1V3 Lot Coverage Up to 6,000 SF.65.55.45.40 50% 6,001 to 7,000 SF.63.53.43.38 48% 7,001 to 8,000 SF.61.51.41.36 46% 8,001 to 9,000 SF.59.49.39.34 44% 9,001 to 10,000 SF.57.47.37.32 42% Over 10,000 SF.55.45.35.30 40% Mass (A) Total Height (max) 30 30 28 20 (B) Encroachment Plane Begins 22 22 20 14 Angle of Encroachment Plane 45 45 45 45
R1F, FRONT-MASS Residential Floor Area Ratio R1F1 R1F New R1F2 R1F3 Lot Coverage Up to 6,000 SF.65.55.45.40 50% 6,001 to 7,000 SF.63.53.43.38 48% 7,001 to 8,000 SF.61.51.41.36 46% 8,001 to 9,000 SF.59.49.39.34 44% 9,001 to 10,000 SF.57.47.37.32 42% Over 10,000 SF.55.45.35.30 40% Front Mass (A) Front envelope depth, from front Varies Varies Varies Varies yard setback (B) Total Height (max) 30 30 28 26 (C) Encroachment Plane Begins 22 22 20 18 Angle of Encroachment Plane 45 45 45 45 Rear Mass (D) Rear envelope depth, from rear 25 25 25 25 yard setback (E) Total Height 24 24 20 18 (F) Encroachment Plane Begins 16 16 14 14 Angle of Encroachment Plane 45 45 45 45
R1R, REAR-MASS Residential Floor Area Ratio R1R1 R1R New R1R2 R1R3 Lot Coverage Up to 6,000 SF.65.55.45.40 50% 6,001 to 7,000 SF.63.53.43.38 48% 7,001 to 8,000 SF.61.51.41.36 46% 8,001 to 9,000 SF.59.49.39.34 44% 9,001 to 10,000 SF.57.47.37.32 42% Over 10,000 SF.55.45.35.30 40% Front Mass (A) Front envelope depth, from front 30 30 30 30 yard setback (B) Total Height (max) 24 24 20 18 (C) Encroachment Plane Begins 16 16 14 14 Angle of Encroachment Plane 45 45 45 45 Rear Mass (D) Rear envelope depth, from rear Varies Varies Varies Varies yard setback (E) Total Height 30 30 28 26 (F) Encroachment Plane Begins 22 22 20 18 Angle of Encroachment Plane 45 45 45 45
R1H, HILLSIDE (designated Hillside Areas) Slope Band (%) and Res. FAR R1H1 Revised R1H New R1H2 R1H3 0 14.99 0.50.65.55 0.45 0.40 15 29.99 0.45.60.53 0.45 0.35 30 44.99 0.40.55.51 0.40 0.30 45 59.99 0.35.50.49 0.35 0.25 60 99.99 0.30.45.47 0.30 0.20 100+ 0.00 0.00 0.00 0.00
RG REAR DETACHED GARAGE DISTRICT Not allowed Garages within the district are required to be detached and placed at the rear of the lot District be applied to any single-family-zoned neighborhood; R1-1-RG or R1R2-RG
R1 VARIATION ZONES R1V R1F R1R R1H Variable-Mass Front-Mass Rear-Mass Largest Smallest R1V1 R1V new R1V2 R1V3 R1F1 R1F new R1F2 R1F3 R1R1 R1R new R1R2 R1R3 Hillside R1H1 R1H new R1H2 R1H3
PROCESS Draft released AUG 2016 Open house/hearings AUG - SEPT 2016 Submit comments (by SEPT 12 to be considered for staff report to City Planning Commission) Revise ordinance Staff report & recommendation to CPC OCT 13 [Tentative] CPC recommendation to PLUM City Council action Public Release August 11 Open House/Hearing August 25 Comments Due to Staff September 12 City Planning Commission October 13 PLUM Committee City Council
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