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Home My WebLink AboutMarch 02, 2001 Agenda , Agenda Item "' Oa,e /0 / CITY OF DENTON CITY COUNCIL AGENDA March 2, 2001 The City of Denton City Council will hold a Special Called Meeting on Friday, March 2, 2001 at 9 00 am in the Council Work Session Room at City Hall, 215 E McKlnney Street, Denton, Texas at which the following item will be considered 1 i Recelve a report, hold a discussion and give staff direction regarding the draft Development Code, including the review of pubhc comments, draft code policy issues, zoning map revision requests, and the options for providing additional notice for properties that would become legal, non-conforming land uses CERTIFICATE I certify that the above notme of meegng was posted on t~e .bulletin board at the City Hall of the City 9JLQenton, Texas, on the ,J~r/~L day of ~l~Y)./l t~,~ ~1.~2001 at ~ o'clock~(p m ) ....... ~ TY SECRETARY' ~ - NOTE THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM IS ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT THE CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349-8309 OR USE TELECOMMUNICATIONSDEVICES FOR THE DEAF (TDD) BY CALLING 1-800-RELAY- TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE eT'HE D E N T ON D E VE L O P M E N T C O D E e PLANNING COMMISSION SUBCOMMITTEE RECOMMENDATIONS CITY OF DENTON TEXAS Date February 28, 2001 ~ Corarmss~oners Sman Apple and Vic~ Holt Prepared By: Nancy McBeth, Planning Manager Recommendations Chapter 5, Zoning D~smcts & LnmtaUons The following mformauon descnbes the recommendauons of the Plarmmg Commasston Subcomrmttee regarding the Development Code, and m addauon includes any staff recommendations winch were reviewed Land Use Zoning Symbol As Permitted ~n Staff Reco~r~endabon Sub-Com,,iir~e~ O~stnct Oistnct Oraft Code Recommend~on Rural Rural RO Mult~famdy Dweihngs Not PermRted Not Permitted Residential w~th SUP Veterinary Chmcs w/L-15 Permit w/out hm~t m s~ze Permit Kennels permitted Permitted Permit w/L- 14 S;de Yard Setback Agree w~th S~deyard Setback 6 feet Comm~ssmners 10 feet Recommendation Rural RC Multffam~iy w/SUP Permitted w/L-3 or L-$ Not Perm;tted Commercial Outdoor Storage not Permit Permit permitted Veterinary Chmcs w/L-15 Permitted Permit Kennels permRted Permitted Perm;t w/L-14 Samtary Landfdls, Permit w~th SUP Not PermUted Commercial Incinerators, Transfer Statmns not permitted S~de Yard Setback Agree with $~deyard Setback 6 feet Commissioners 10 feet Recommendation Ex~st~ng Neighborhood NR-2 L~ve / Work Umts Not Permitted Not Permitted Neighborhoods Residential 2 permitted / Infill Restaurant &Pnvate Club No change Private Club Not Compatlbdlb/ w/SUP & L-11 Permitted Wholesale Nursery not Permitted, Change Permitted w~th new permitted definition to allow retM hm~tat~on - allowed w~th sales as a component of a m~mmum of 10 acres, the nursery Change definR~on to allow retM sales as a component of the nursery - 2 - February 28, 2001 Land Use Zoning Symbol As Permitted in Staff Recommendation Sub-Comm~ee Distnct District Draft Code Recommendation Veterinary Chmcs w/L-f5 PermRted PermUted Kennels permitted Permitted Not Permitted Semt Pubhc, Halls No Change Not Permitted Density at 1 5 DU/AC- Change to 2 0 DU/AC 1 5 DU/AC previously g 0 DU/AC Nmghborhood NR-3 Accessory Dwelhng w/ Permit w/L-1 SUP Res~denbal 3 L-1 Sem~ Pubhc, Halls No Change Not Permitted Neighborhood NR-4 Duplexes permRted Permit w/L-3 Permit w/L-3 and add Res~denbal 4 only at corner lots wKh separate entries facing each street Sem~ Pubhc, Halls No Change Not Permitted Neighborhood NRMU- Dwelhngs above Permit Permit Residential 12 Businesses not permitted M~xed Use 12 Laundry Facfl~bes Permit PermR Semi Pubhc, Hails No Change Not PermRted Neighborhood NRHU Smgle-famdy Dwelhngs Not Permitted Not Permitted Residential permRted (error) f4~xed Use Multlfamfly Dwelhngs Permitted w/L-30, (V~ck~) Permitted w/L-30 permitted Change L-30 by adding , Change L-30 by adding along any avenue, along any avenue, collector, or arterial collector, or artenal street, othenv~se office street, otherwise office or retad uses not or retad uses not reqmred on the ground reqmred on the ground floor of the structure floor of the structure (Susan) PermRted w~thout bm~tabon Retad Sales 6, Service Permitted w/L-17 (new) Permitted w/L-17 (new) w/L-13 Uses are hm~ted to no Uses are hm~ted to no more than 25,000 more than 25,000 square feet of gross square feet of gross floor area per use, floor area per use, except grocers are except grocers are hm~ted to 40,000 square hm~ed to 40,000 square feet of gross floor area feet of gross floor area per use per use - 3 - February28, 2001 Land Use Zoning Symbol As Permitted tn Staff Recommendatton Sub-Cvi.,,,~ee Distnct D~sbtct Draft Code flecommendabon Professtonal Serwces & Permttted w/L-17 (new) Permitted w/L-17 (new) Offices w/L-I 3 Uses are hm~ted to no Uses are hmRed to no more than ;?5,000 more than 25,000 square feet of gross square feet of gross floor area per use, floor area per use, except grocers are except grocers are hm~ted to 40,000 square hm~ted to 55,000 square feet of gross floor area feet of gross floor area per use per use Laundry Facd~t~es not Permitted Permitted permRted Vetennary Chmcs w/SUP Permitted Permitted Neighborhood Nmghborhood NCR-;~ Agriculture not permitted PermRted Permitted Centers Center bvestock Permitted Permitted Residential 2 Vetennary Chmcs not Permitted w/L-14 Permitted w/L-14 permitted Kennels w/L-14 No Change or add new Not Permitted hmlt of 5 acres mlmmum land area Equestrian Facd~t~es No Change Permitted w/SUP permitted DensRy at 1 5 DM/AC - Change to 2 5 DM/AC I 5 DM/AC previously g 5 DM/AC Lot Size (g acres or less Agree Change from 1 :~,000 SF development) to 16,000 sf mmtmum Neighborhood NCR-4 Duplex not permttted Agree w~th Permttted w/L-3 Center Commissioners Res~denbal 4 Plultffamdy Dwellings not Permitted w/L-5 Not PermRted permRted Nmghborhood NCR-6 Duplex not permitted Agree w~th Permitted w/L-3 Center Commtss~oners Residential 6 Mult~famdy Dwelhngs not Permdtad w/L-5 Not Permitted permitted Neighborhood NCPlU- Accessory Dwelhng Umts Permitted w/L-1 Perm~ttedw/L-1 Center I, Mxed 12 permitted Use 12 (NCR- Nurstng Home not Permitted Permitted 12) permitted Neighborhood NCMU Multffamdy Dwelhngs Permitted w/L-30, Permitted w/L-30, Center permRted Change L-30 by adding Change L-30 by adding Residential along any avenue, along any avenue, M~xed Use collector, or arterial collector, or arterial street, otherwise office street, otherwise office or retad uses not or retad uses not reqmred on the ground reqmred on the ground floor of the structure floor of the structure - 4 - February28,2001 Land Use Zoning Symbol As Permaclad m Staff Reco,,ii.~r. dat~on Sub-Comm~ee Oistnct OistHct Oraft Code Recommendation Retad Sales & Service Permitted w/L-17 (new) Pe.iii~Led w/L-f 7 (new) w/L-13 Uses are I~m~ted to no Uses are hm~ted to no more than 25,000 more than ;>5.000 square feet of gross square feet of gross floor area per use, floor area per use, except grocers are except grocers are hm~ted to 40,000 square hm~ed to 55,000 square feet of gross floor area feet of gross floor area per use per use Restaurant & Private Club Permitted w/L-14 PermRted w/L-14 w/L-f 3 Professional Services & Permitted w/L-17 (new) Permitted w/L-17 (new) Offices w/L-13 Uses are I~mRed to no Uses are hm~ted to no more than 25,000 more than 25,000 square feet of gross square feet of gross floor area per use, floor area per use, except grocers are except grocers are hm~ted to 40,000 square hm~ted to 55,000 square feet of gross floor area feet of gross floor area per use per use Vetennary Chmcs w/L-14 Permitted Permitted Nursing Home Permitted Permitted Oowntown Downtown DR-1 Attached S~ngle-famdy Permitted w/L-4 Permitted w/L-4 Umvers~y Core Residential 1 Owelhngs Owelhngs above Not Permitted Not Permitted Businesses permitted Duplexes permitted Permit w/L-2 Permit w/L-2 Mult~famdy Dwelhngs Not Permitted Not Permitted w/L-5 Bed & Breakfast w/L-8 Not Permitted Permitted w/L-8 Retad Sales & Service Not Permitted Not Permitted w/L- 1 S Professional Serwces & Not Permitted Not Permitted Offices w/L- 14 Laundry Facd~t~es Not Permitted Not Permitted permitted Admlmstrat~ve or Not Permitted Not Permitted Research Faaht~es w/SUP Broadcasting or Not Permitted Not Permitted Productmn Studio w/StJP Veterinary Clinics w/SUP Not Permitted Not Perm~ed Medical Centers w/SUP Not Permitted Not Permitted Oens~ty at 1;? DU/AC Change to 8 0 OU/AC Change to 8 0 DU/AC - 5 - Febrmu'y28,200I Land Use Zoning Symbol As Perm,'tad in Staff Recommui~da~ion Sub. Co,,,,,;;.;.=,= District District Draft Code Recommendation Downtown DR-;' Hult~famliy Dwelhngs Permitted w/L-6, Change Permitted w/L-6, Change Residential g permuted L-6 by adding along any L-6 by adding along any avenue, collector, or avenue, collector, or arterial street, othenv~searterial street, otherwise office or retad uses not office or retml uses not required on the ground required on the ground floor of the structure floor of the structure Retail Sales & Service Permitted w/L-15 Permitted w/L-15 w/L-14 Professmnal Serwces & Permitted w/L-15 PermRted w/L-15 Offices w/L-14 Downtown DC-N Retad Sales & Service Permitted w/L-17 (new) Permitted w/L-17 (new) Commemal w/L-13 Uses are hm~ted to no Uses are hm~ted to no Neighborhood more than ;?5,000 more than ;?5,000 square feet of gross square feet of gross floor area per use, floor area per use, except grocers are except grocers are hm~ted to 40,000 square hmRed to 40,000 square feet of gross floor area feet of gross floor area per use per use Professmnal Serwces & Permitted w/L-17 (new) Permttted w/L-17 (new) Offices w/L-14 Uses are hm~ted to no Uses are hmRed to no more than ;?5,000 more than ;?5,000 square feet of gross square feet of gross floor area per use, floor area per use, except grocers are except grocers are hm~ted to 40,000 square hm~ted to 40,000 square feet of gross floor area feet of gross floor area per use per use Density at 100 DU/AC Change to 7;? DU/AC Change to 7;? DU/AC Downtown DC-G Duplexes permitted Not Permitted Not PermRted Commercial Mult~famdy Dwelhngs Change L-6 by adding Change L-6 by adding General w/L-6 along any avenue, along any avenue, collector, or arterial collector, or arterial street, otherwise office street, otherwise office or retad uses not or retad uses not required on the ground reqmred on the ground floor of the structure floor of the structure Wholesale Sales & Permitted wRh SUP & PermRted wRh SUP & Wholesale Nurseries not (new) L-7 - PermUted (new) L-7 Permitted permRted when combined w~th when combined w~th retad sales retad sales - 6 - February28, 2001 Land Use Zoning Symbol As Permitted ~n Staff R~,u,,mi~dabon Sub-Cu,,,,,,,U,,=a Di=t~ct District Draft Code Recommendation Outdoor Storage not Permnted w~th SUP & Not Permitted permitted (new) L-19 - Permitted when storage area ~s covered w~th a roof and the area ~s buffered w~th a combination of sem~- opaque fence and evergreen trees Storage areas must be located to the rear or s~des of structures and may not be wewable from the street Outdoor d~splay of plants and products used for horbcuitural purposes ~s permnted w~thout the above buffenng and may be located along a street Dens~ty at ;?50 DU/AC Change to 150 DU/AC Change to 150 DU/AC Commercml Commercml CM-G Dwelling above Pefiuitted Permitted M~xed Use M~xed Use Businesses not permitted Centers General Commercial CM-E No Change No Change No Change M~xed Use Employment Regtonal MLxed Regional RCR-1 Retad Sales & Serwce Permnted w/L-14 Permitted w/L-17 (new) Uses are hm~ted to no Use Centers Centers w/L-13 more than ;75,000 Res~denbal 1 square feet of gross floor area per use, except grocers are hm~ted to 55,000 square feet of gross floor area per use Professmnal Serwces & Permitted w/L-15 Permitted w/L-15 Offices w/SUP Regmnal RCR-;? Retail Sales & Serwce Permitted w/L-14 Permitted w/L-17 (new) Centers w/L-13 Uses are hmRed to no more than ;?5,000 Res~dentml ;? square feet of gross floor area per use, except grocers are hm~ted to 55,000 square feet of gross floor area per use - 7 - February 28, 2001 Land Use Zoning Symbol As Permitted in Staff Recommend~on Sub-Commrttee D~stnct District Draft Code Recommendatmn Profesmonal Services & PermUted w/L-15 PermUted w/L-f 5 Offices w/SUP Regional RCC-N Mulbfamdy Owelhngs Change L-6 by adding Change L-6 by adding Centers w/L-6 along any avenue, along any avenue, Commercml collector, or arterial collector, or arterml Neighborhood street, otherwise office street, otherwise office or retad uses not or fermi uses not reqmred on the ground reqmred on the ground floor of the structure floor of the structure Motel Permitted w/L-29, Permitted w/L-Z9, Change L-29 to Change L-29 to Permitted 1,320 feet Permitted 1,320 feet from a freeway from a freeway ~nterchange as measured ~nterchange as measured from the centerhne of from the centerhne of the freeway the freeway Drive-through Facd~y not SUP w/L-Z9, Change L- SUP w/L-29, Change L- permRted 29 to Permitted 1,320 29 to Permitted 1,320 feet from a freeway feet from a freeway ~nterchange as measured ~nterchange as measured from the centerhne of from the centerhne of the freeway the freeway Auto and RV Sales Change L-29 to Change L-29 to w/L-29 Permitted 1,320 feet PermRted 1,320 feet from a freeway from a freeway ~nterchange as measured ~nterchange as measured from the centerhne of from the centerhne of the freeway the freeway Regional RTC Hulbfamdy Dwelhngs Change L-6 by adding Change L*6 by adding Town Centers (RCC- w/L-6 along any avenue, along any avenue, (Regmnal D) collector, or arterial collector, or arterml Centers street, otherwme office street, otherwise office Commercml or retml uses not or retad uses not Downtown) reqmred on the ground reqmred on the ground floor of the structure floor of the structure Drive-through FaolRy not SUP w/L-29, Change L- SUP w/L-29, Change L- permitted 29 to PermRted 1,320 29 to Permitted 1,320 feet from a freeway feet from a freeway ~nterchange as measured ~nterchange as measured from the centerhne of from the centerhne of the freeway the freeway Auto and RV Sales Change L-29 to Change L-Z9 to w/L-Z9 Permitted 1,320 feet Permitted 1,320 feet from a freeway from a freeway ~nterchange as measured ~nterchange as measured from the centerhne of from the centerhne of the freeway the freeway - 8 - February28, 2001 Land Use Zoning Symbol As Permitted in Staff Recommend~on Sub-Committee Disbict D~s'utct Draft Code Recommendation Employment Employment EC-C Major Event PermRted PermUted Centers Centers Entertmnment w/SUP Commemal Wholesale Nursenes w/L- Not Permitted Not PermRted 14 Sexually Onented Staff agrees w/ Change L-32 to add Businesses w/SUP & subcommittee church, hospRal, or park L-32 recommendation Employment EC-I Bed & Breakfast w/L-~) Not PermUted Not Permitted Centers Theaters w/L-14 Not Permitted- PermUted Industrial Scale ~ssue Major Event Permitted Permitted Entertainment w/SUP Wholesale Storage & Permitted w/L-18 (new) Permitted w/L-18 (new) O~stnbutlon permitted Permitted wRh no more Perm~ed wRh no more than 150,000 gross than 150,000 gross square feet and 8 truck square feet and 8 truck docks All docks or docks All docks or loading bays shall be to loading bays shall be to the rear or s~de of the the rear or s~de of the structure and not structure and not vzewable from the street wewable from the street Sexually Oriented Staff agrees w/ Change L-3g to add Bustnesses w/SUP & subcommittee church, hospital, or park L-32 recommendation Industnal Industrial IC-E Outdoor Storage w/SUP Permitted w~th (new) L- Centers Centers 19 - Permitted when Employment storage area ~s covered w~th a roof and the area ~s buffered w~th a combination of semi- opaque fence and evergreen trees Storage areas must be located to the rear or s~des of structures and may not be wewable from the street Outdoor d~splay of plants and products used for horticultural purposes ~s permitted wRhout the above buffenng and may be located along a street Vetennary Chmcs Not Permitted Not Permitted permRted Kennels permdted Not Permitted Not Permitted - 9 - February28, 2001 Land Use Zoning Symbol As Permit~d tn Staff Recu~,=,-,da~ion Sub~oiii,,,;i.;.== Dtstrict Dtstdct DraR Code Recommendatmn Adult/Chdd Daycare PermRted wtth (new) PermUted w~th (new) permRted L-22 Allowed as an L-22 Allowed as an accessory use Change accessory use Change defimt~on to allow as an definlbon to allow as an accessory use for accessory use for employees of those employees of those businesses wRhm the businesses wRh~n the same structure same structure Industrial IC-G Restaurant or Private Not Perm~t'ced Not Permitted Centers Club w/L-14 General Vetennary Chmcs Not Permitted Not Perm~ed permRted Kennels permitted Not PermRted Not Permitted General Bottling Plants Eliminate from Use Ehmmate from Use Changes Tables Tables Adult & Child Daycare Change defimt~on to Change defimt~on to allow as an accessory allow as an accessory use for employees of use for employees of those businesses w~thm those businesses wRhm the same structure the same structure Nehport Add to all Zomng Add to all Zomng [hstncts and allow by D~strlcts and allow by SUP, Define, & create SUP design standards Wholesale Nursery Change defimtmn to Change dehmtmn to allow retail sales ~n allow retad sales m conjunctmn w~th conjunction w~th wholesale sales wholesale sales Restaurants & Private SpIR restaurants and Spht restaurants and Clubs pnvate clubs into private clubs into separate categories separate categories Basic UtdR~es No Change Change to SUP all d~stncts Commumty Outdoor SUP all O~stncts SUP all O~stncts Recreation Code Use Tables No recommendation Number the use tables *THE DENTON DEVELOPMENT CODE* ISSUES LISTS DATE March 2, 2001 TO Mayor and City Councll FROM Doug Powell, Planning & Development Director SUBJECT Unresolved Issues - Updated The following Is an ~ssues I~st for the City Council to consider regarding the Development Code which are unresolved Th~s I~st of action ~tems ~s not exclusive and may change due to Council dlrechon The hst is sorted by the type of category Add~honally, a separate table ind~cates closed ~ssue, which the Councd has previously resolved UNRESOLVED ISSUES LIST Major Issue From Review Related Issue/Followup Category Date 1 Mapping PD-20, Unicorn Lake CC 3-2-01 Map 2 Mapping PD~142, H~llcrest, CC 3-2-01 Map Hunt Properhes 3 Mapp~n,q PD-138/139 Hlllwood CC 3-2-01 Map 4 Mapping PD-120, North Point CC 3-2-01 Map 5 Mapp~n.cJ Country Club CC 3-2-01 Map 6 Mapping Ft Worth Drive CC 3-2-01 Non-conforming expansions site design COC special use permit or by-r~ght use exhibits Owners for zonln~l buffering outdoor storage 7 Mapping Downtown Industnal Staff, 3-2-01 Non-conforming expansions buffenng Owners outdoor storage exhibit w~th recommendation for zoning 8 Mapping Woodrow, from Staff, 3-2-01 Non-conforming expansions exhibit with McK~nney to Pecan Owners recommendation for zoning ~ Creek 9 Mapping City Service Center Staff 3-2-01 Proper zoning 1( Mapping 380 and 1-35 CC 3-2-01 Exhibit w~th alternative zoning Employment Center Area 1 Mapping West of Andrews CC 3-2-01 Issue w~th properhes east of Andrews Corporation Staff 1: Mapping Pending Staff Tie to new zoning zoning proposed for annexations and parcels future zon~n,q 13 Mapping Map cleanup and verification of land use des~gnahons 14 Mapping Federal, State City CC 3-2-01 Prepare exhibit ~nd~cahng known land holding by federal state city agencies *THE DENTON DEVELOPMENT C O DEe ISSUES LISTS UNRESOLVED ISSUES LIST Major Issue From Review Related Issue/Followup Category )ate 15 Mapping Comprehensive CC, Prepare exhibit which ~llustrates allland Plan's Land Use Plan ;taft use plan amendments Amendments 16 Policy B~cycle racks CC, ;oluhons for requirement and placement COC of btcycle racks 1, Pohcy Upland Habitat CC, 3-2-01 Takings ~ssue, alternahve soluhons green COC builder standards , 18 Policy Individual tree CC 3-2-01 Mechanism or soluhons for tree Drotechon )rotechon ~nclud~ng cleanng & qrad~ng 19 Policy Attached housing CC Housing mix ratio data when completed used ~n the ratio of w~th mapping changes the s~ngle-famlly housing mix 20 Poflcy Housing Target Raho CC Housing m~x raho data when completed with mapping changes 2 Pohcy Threshold for COC 3-2-01 Update matrix w~th soluhons compliance w~th Site Design Standards 22 Pohcy ESAs wtth~n the ETJ COC 3-2-01 Application 23 Pohcy Non-conform~ng CC 3-2-01 Properhes and nohflcatlon uses COC 24 Policy Commercial COC 3-2-01 Examples of the use of decorahve block structure materials 2.~ Policy Housing Elevahon COC 3-2-01 Example of solutions Variety 26 Policy Adequate Pubhc CC Solutions to strengthen Fac~htles 27 Pohcy Pubhc Space COC Soluhons for graduated scale to apply Provision ~n th~s requirement Commercial 28 Poflcy Tree Replacement COC 3.2-01 McK~nney Code or other soluhons Policy 29 Other Neighborhood CC Soluhons ~nfltl Protection prows~ons abutting other Land Use D~stacts 30 Other Vested R~ghts Staff 3-2-01 Prolect List 31 Other Industnal CC Bnng forward for review Performance Standards 32 Other New street Staff Bnng torward for review standards 33 Other Pubhc transit CC Bring forward for review faclhhes Staff · T H E DENTON DEVELOPMENT CODE' ISSUES LISTS UNRESOLVED ISSUES LIST Major Issue From Review Related Issue/Fo~lowup Category Date 34 Other Require a vonety of Staff Soluhons gses in mixed use d~stncts CLOSED ISSUES LIST Issue From )eclsion )ecislon :)ate Fences - onentahon of fence CC 2/9/01 No Change/Good s~de out face Resldenhal design standards CC 2/19/01 No Change apphes to lots 10,000 sq ft or less BuJld~n,q onentahon CCC 2/19/01 No Change Adm~nlstrahve approval CCC 2/t9/01 No Change process Variety of design standards & CCC 2/19/01 No Change bu~ld~n,q matenals by uses LJm~ttng affordable housing CCC 2/19/01 No Change with the 10 000 sq ft threshold Encourage & reward CCC ~ 2/19/01 No Change development of commercial & ~ndustrtoI improvements Accessory Structures C~tJzen 2/19/01 In NR-2 & NR-3 require SUP ESA Administration CCC 2/19/01 Allow the map to be updated by staff Building materials for res~denhal CCC 2/19/01 )elete decorative concrete block uses Property taxed on actual use CCC 2/19/01 No change - properhes are currently taxed by actual use Connechvtty Map Staff 2/19/01 No change Land Use Tables Staff 2/19/01 All Delete Botthng Plants from ali dtstnct use charts All Commercial Outdoor Recreahon by SUP only where Permitted ~s indicated in the Land Use Charts Rural Districts Land Use Tables CC 2/19/01 RD Multffamlly not permitted Staff RD Vet Clinic permitted RC Outdoor Storage permitted RC Vet Chn~c permitted 3 *THE DENTON DEVELOPMENT CODE, ISSUES LISTS CLOSED ISSUES LIST Issue From Decision Decision Date RC Landfill permitted 1 Ex~shng Res~denhal/Inflll CC 2/19/01 NR*2 L~ve / Work Un~ts not permitted 6 Compahb~hty D~stncts Staff Land Use Tables NR-2 Accessory Unit w/SUP NR-2 Wholesale Nursery permitted NR-2 Restaurant / Private Club w/L-11 & SUP NR-2 Commercial Outdoor Recreahon w/SUP NR-2 Density at 2 dwelhng un,ts per gross acre subdivisions of 2 acres or less require 16 000 sq ft lot m~nlmum NR-3 Accessory Unit w/SUP NR-3 Commercial Outdoor Recreahon w/SUP NR-4 Duplexes w/L-3 NR-4 Commercial Outdoor Recreation w/SUP NRMU-12 Laundry Faclhty Permitted NRMU-12 Dwellings above Businesses permitted NRMU Single-family not permitted NRMU Multlfamlly w/L-30, change by adding along any collector or arterial street otherwise office or retail uses are not required on the ground floor NRMU Laundry Fac~hties permitted NRMU Vet Clinic permitted 4 Elm Street pc, ~5, 0,... ~niq~e elef~tion5 pr ~ % - tot~ Sein9 revie~e~ Setbacks and Garages in Residential Zoning By Randall Arendt Edttor's Note Thu tssue of Zon,ng News excerpts a portton of the 1999 PAS Report, Crossroads, Hamlet, Village, Town, by Randall Arendt, concerntng the regulatton of J~ont setbacks and garages tn restdenttal zonmg ordtnances For many years, Arendt has champtoned destgn that ts senstt~ve to the preservatton of open space and to netghborhood aestheucs We felt that thu segment summarized a number of valuable potnts concerntng garages tn parttcular, and we have supplemen,,ted tt wtth a bnef ssdebar about a zomng tntttattve tn Portland, Oregon, that outlaws "snout houses Consistent front setbacks on village residential streets can be deadening, but too great a vanahon ~s frequently worse 'Jltt~?~{'~'~'4'~'~ "' ht~ '~'~ It ts certa*nly posstbl~ to bu,'ld attracttve homes on narrow lots ~'~ ' '~' " ' (40 to 50feet wtdo) w~th garages that do not protrude forward, ~' ~ even ;n neighborhoods w~thout alleys or rear lanes, as dlustrated tn thu 2,400-square-foot model from Fox Heath tn Perktoraen Townshtp, Montgomery County, Penmylvama Maximum front setback and garage orientation Consistent front setba(Iks on wllage residential streets can be also allow for. or encourage, special courtyard effects where homes deadening, but too great a vanasmn Is frequendy worse The may be set back behind small green spaces separaturg them from recommended approaCh Is to estabhsh a modest range of setbacks, the road, as was done at both Yorksbp V'fllage m Camden, New with the largest one not nearly as deep as is tyDcal m most Jersey, and Narbrook Park m Narberth, Pennsylvania Orchnances suburban d~stncts Good ranges to consider are five to 10 feet for should also allow lots to have no street frontage at all, v, uth alley front steps, 10 to 20 feet for the body of the home, and 20 to 40 provision sufficing, as shown on the site plans for Wearwood feet for front-facing garages To encourage variety in the Common m Beverly H~lls, Mldugan, and Fatrwew Village m srteetscape, ~t ~s recommended that or&nances specafically allow Portland, Oregon Th~s approach vanes from the ~dea ora ~bmld- unenclosed porches to,oceasmnally encroach into the front ~etback to~ hne estabhslung a uniform front setback for new structure, by up to five feet. wh~le steps leading to the porch or front door which ~s more appropriate m downtown contexts In place of the may. m a certain percentage of cases, begin at the front lot line (but "build-to" hne concept, flus report recommends a "bmld-w~thm m no case less than five feet from the s~dewalk) Or&nances should range," vath excepnons for the intervening parks ment~onedabove By estabhsh,ng a general maximum setback for houses at I[ .-"'~~' the same distance (20 feet, In this example) as the minimum _- - setback for front-facing garages, garage doors will not be located closer to the street than the houses themselves ln the { absence of such a standard, garages frequently protrude -'------=- significantly toward the street, causing homes to become "snout houses," with large garage doors dominating the srreetscape and residential front doors and windows becoming secondary elements, which is extremely unattractive and completely unnecessary When developers of detached houses become fixated on making lots as narrow as possible to save pennies on infrastructure, and when they also reject the rear service lane approach, the results can be hideous, which looks like the hands-down winner ora contest to produce the least appealing resldennal streetscape on the continent I- In Carmel, Indiana, Plttman Partners has demonstrated that narrow homes can look great if garage doors are not located on the front facades but, instead, face to the side or rear The popular behef that rear service lanes add considerably to Desrgns wzth project.~ggarages are becoming known as costs is not necessarily true The key is to ensure that these lanes 'snout houses" Portland Bans the Snout House At first, it was a fight Builders generally didn't hke the idea of outlax~ mg garages that dominate housing design, but neighborhood advocates did The planning comm~ssion recommended the proposal to the city council, but debate continued Some Portland, Oregon, clt', council members worried about the intrusion of government into matters of taste Eventually, hox~ ever, they lined up unammously behind a proposed ordinance to ban what C~me to be known as "snout houses" What is a snout house~ Simply put, a house that projects irs garage forward toward the street, sometimes obscuring the presence of the resldennal J local budder tn Carmel Indiana, has demonstrated portion of the structure on the lot The Portland that narrow homes can have much more curb appeal ~f ordinance, passed on July 22, 1999, decreed that a the garag~ u located to the side or rear front door of a new house must be within eight feet of the longest street-facing wall The garage may nor take are not required to be built at typical street widths, but rather at an appropriate width for a service lane, namely, 10 to 12 feet of up more than 50 percent of the street frontage of the pavement, bordered by gravel shoulders two feet wide, home, but if ir takes up less than 40 percent, it may landscaped with a resdient groundcover such as white clover project up to six feet forward of the house itself In The total paved area of the lane--which functions essentially as a shared drlveway~ls very close to that of the combined area of addition, at least 15 percent of the front of a new front driveways, which are typically much longer than those house must consist of doors and windows Overall, leading to alley-loaded garages the intent is to require new housing to connect with the rest of the neighborhood, responding to concerns Randall Arendt ss the semor conservatton advisor at the Natural that the greater density. Portland has sought must be Lands Trust in Medsa, Pennsylvama, and the author of several accomplished with more pleasing design books on consemauon desrgn His neu~ web site can be found at Jzm Schwab www greene~prospccts corn 2 There is no reason that standard building plans for snout houses cannot be modified to poll the house forward on the lot unul tt at least hnes up with the garage door The part DasJga Standards exrandmg out toward the back of the lot would then reverse the Thed~llowmg language ufiom the ~ModelZonmg house's L-shaped braiding footprint, providing the oppormmty for a semi-enclosed patio screened from one side lot line by the Provuwnsfor Vdlage Development ~ tn PAS Report rear extensmn A desirable alternauve to front-facing garages ts No 487/488, fiom which the aru~le tn thu issue ss the s~de-loaded model, which should generally be located 20 or excepted It appears tn a subsemon utled, "Residential 25 feet back from the sidewalk to provide extra off-street Area Design Standara~" parl~ng and so that the rest of the house may be situated not more than about 45 feet back from the s~dewalk If garages, carports, or other accessory structures Houses, garages, and driveways can be arranged on lots designed for accessory parking ofautomobdes m varying ~n w~dth from 40 to 90 feet tn two &fferent the Resldenual Areas are front-loaded (t e, hawng s~tuauons wah front access and w~th rear access Covered their large entry door faong the street), they shall walkway connecuons between garages and houses are not be located closer to the front lot hne than the espemally ~mportant in northern climes and also in the rainy Pamfic Northwest The figure on this page depmts garage foremost facade of the principal bmldmg facing relauoushlps to the service lane These alleys are sometimes the front property hne (stoops, pomcos, open shghdy curved and are lard out with a right-angle at each colonnades, and open porches excluded) end, in dog-leg fashion, so that only short sectmus are visible from the street mew of an alley dlustrates ......... spaual relationships ·~ "~"q ~ a r ....... sho~gevtral~ b~ bttween ~ - / 30and40,~apa~(more if m".-,' ,. ] - tn are~ where snow removal u an roue) ~envnce tn ~ ~ ~ome new vt~ges akoIt.t ~t su~esu a need~r o~s=eet }* parking spares be~een the , garage &on and the all~/ ,~ ~ne, whwh wouM bnng the I garage-to-garage &me~on ........ ~ [I]l[llllllllllll}llll~lII [ 6 lO ~o 3o 4o 5OFeet ,[ ,/ 3 nauonwtde of communines where waves of Orthodox Jews have NEWS BRIEFS settled into seculaxJewtsh neighborhoods Since Orthodox Jews must live within '~'al!ang d~srance of their synagogues in order to Orthodox Campus Wins Court Approval abstain from driving on the Sabbath, their commumnas tend to An Ohio appeals court is btuq,- pumng an end to a long-running move an masse This tendency, ~n turn, has the potential of rehgsous zoning dispute in the Cleveland suburb of Beachwood introducing drastic changes in the cultural character of the The last of a series of appeals was expected m the near future as community Barry Barn thts ISSUe of Zomng News was beans prepared Much of thc dispute has centered around dfi~ereaees between Orthodox Jews, on one side, and Secular and Reform Jews on the other t I ports Secular and Reform Jews In mote recent years, however, there has been a s~gnlficant increase in the number of Orthodox Jews In late 1996, a coalmon of Orthodox J~w~ submtttcd plans to the city to build a rehg~ous campus in a res]denual area The Better Models for area conststed of single-farad) homes owned by Orthodox Jews Development in Virginia as well as some vacant parcels The plans included several facdmes, such as synagogues, ritual baths, day schools, parking, Edward T MrMah~n with Sara Hol/berg and Shelley Mastran The Conservation Fun~ 1800 N Kent St, Sum 1120, Arlington and playgrounds The land already had been purchased in VA 22209 August2000 108 pp $15 (plu~ $3 shippmgfor first ptecex Single-family houses ~ere bought and converted into $1for each addmonalcopy) synagogue commumty centers Several adjacent abandoned copy In an effort to reach both the public and decision makers homes, as well as vacant property, were purchased shortly with alternative development ~deas to teshape Vtrg~ma's growth, thereafter The Conservanon Fund has constructed a well-dlustrated, plato- The proposed project reqmred rezonmg the property from Enghsh guide that contrasts the worst of what has happened to ressdennal to Insutucional The planning commission originally rejected the proposal, but later approved it for the sake of umty Vlrgmm vnth the best, leaving it to the reader to compare the visual evidence and choose In the process, the book detads a Opposing residents, ',vho compl~lued that the campus would undemably change the restdenual character of the number of pohcy ~ssues and land-use control techmques neighborhood, brought the &spute to a referendum, in wNch affecung development vnth real-life examples from towns tn Vuglma and elsewhere, providing a handsome and Mghly usable voters rejected the campus handbook The referendum did not end the aspiranons for an Orthodox Jewish campus The Orthodox coalition dropped the campus Community Planning: An Introduction to plan and apDhed for thrce sel:r~rate use vanaoces for a high school, synagogues, and mdG'as (ncual baths) with the zoning the Comprehensive Plan board of appeals Itl 199G, the hoard granted the variances, but Eric D~mtan ff(e#y ~lnd B~rbara Bcgker Island Prer$; ~8 this did not end the thspute Netghbonng residents challenged Connectxut Ave , N W Suite 300, Washington, D C 20009 the three ZBA decisions in a series of court cases Although the 2000 496pp $35 trial court sided with the neighbors, the oty filed appeals, Need to brush up on planning bas~cs~ Teach ng Ptanmng backed by Young Israel, an Orthodox Jewish group, as 101''~ Or studying for the AICP exam~ Authors Kelly and Be&er have produced a thorough tnrtoducnon to the practice of lntervanors The city and Young Israel already have won two reversals in Ohio's E~ghth District Court of Appeals, the most local comprehensts e planning that includes the wide-ranging use recent being lsanedllast summer The third case was awamng a of zoning tools as well as the broader concepts of plan ruling as of late January development and admtmstranon The question of exdusmn of synagogues Is not a new one for ' h Beachwood In the early 1950s, the Cleveland area s Jewts population began to setde far. her out in its eastern suburbs Zoning Ntu~ ~ a moathl mew~le~x uhluhed by the AmerKan Planmns Beachwood attempted to bar a Reform Jewish congregation sus,.,Ipuo.* ~,,,~hbi'* ~ SS5 ~'s) ~d S?S (to,~,Sn) ~n.k S So, ~.,¢=ti. from locating there, partly on the basis that not more than 20 ~nm~ ~. m~ t,~o~ famd~es residing in the suburb at the time were members of the zo. ngNosn ss pr~u~l a~ .sPA. J*m Schvnb and Mi&ad D~wdson Eth~on Armstton~ Baro' Ban Jerome Cl~hnd Fa)' Dolm~k. Nate Hutchcsoa S~nJarI~r t~egan congregation In 1953, the Court of Appeals for Cuychoga te~ ,~s~ s~.-,~. ~.u--r~ ~o,~ ~po.-, s~.,o tn~t,:~,.~, a.,...~ County ruled that ,Beachx~ ood's denial of the temple's special ~,,*o. D~.S. ~.d perm,t consntuted, an abuse of dtscreuon because the oty's basis grL'~ i~.~. &~.~,~ ~,°,:,o~ff ~ s~ ~o ~",~'~ ~'~ ~s~.~ for the demslon was that ~a great majority of [the A~ N w W~h~s~o. DC =00~S ~ ph..inS congreganon's] members hve outside Beachwood "As a AIl r,ShtS tmn-eth 1~o pa:~ of dui pubhcatinn mar b~ reproduced or ut'hz~d i" ~tnY f°rra °r br result, the temple Was built ~r means ¢le~t~on c or mcr. ham ~al including photocopying rc¢ordmg or by ~n¥ mleormat,on The current case Illustrates that cultural d~ffarences are often .~, the underlymg factors balund land-use disputes between ~,in,¢d o~,~,a ~, =~d~s s0 ?0~ .q,d~d SS¢~ different Jewish traditions Beachwood is one of many examples .nd 10~ vo,*=~- 4 Surveyors & Engineers of North Texas 162t Amanda Court Ponder, Texaa 76259 Ph (940) 482-2906 FAX (940) 452-2011 Toll-Free (677) 481-SENT WWW 8entoofp corn Wednesday, February 28, 2001 Planning & Zoning Commission City of Denton City Hall Denton, Texas 76201 Re Bluff~ew Vdlas, a mult~-fmmly development for scmor a~.ens m Denton CoH~mssloner, This letter is being wnttan to belp keep you reformed of the work we are doing to help insure the success of our request before the C~ty of Denton tO rezone the property located South OfU S 380, North of Mmgo Rd, and East of streets Creek, Choctaw, and Senunule from Single Fanuly 7 (future NR-3) to Multt-F~m~7 1 (future NCMU~12) With the help of/v~s Beth Hudson of the / 1' ' City of Denton H~nntn§ depal~aent, wc conducted a neighborhood mec~ng on the 15th of Februao7 Dut W the concerns that many of the neighbors voiced at the neighborhood meeting, my clients dcoded to chan§o the project to a scm0r's commumty The development woUld still be constructed m a mulU-i~mdy nathre, but due to the natur~ of the semor hfestyle, impacts lo traffic and no]sc would be reduced and becansc tho bmldmgs ar~ much ~rnAIler, we are able to provide a buffer of 100 feet fn)m the homes on the East beundmy and 50 feet from the mult~-f~mdy and comme~wiul uses on West along with reducing and redtreetmg drmnage away flx)m the homes to our East Parkland & Design A pubhc park ~s proposed on the Northeast mdc of the property to buffer some of the homes on the east and to prowde a meeting place for the seniors, and the emsRug neighbors on the east and west Pubhc Naght of Way v, ull be dechcated for access to the park The road is designed to be an integral part of the v~saon that Denton has for the future of development m the C~ty The meet utfltms a dnaded entry fles~gn w~th a one-way 'round-a-bout' at the eed that would dehver tratli¢ into and out of beth the ~mor commumty and the puhh¢ pm'k Some renderings of the entry are mcluded on the next sheet that wtll help you vtsnah?e thc entry (The renderings correspond to the numbered arrows ) V~ew #1 shows the road as v~ew from the mdc, walk along Umvermty Drive View #2 xs toward the South strmght down the proposed street V~ew #3 is the v~ew one would have from the proposed park toward the 'round-a-bout' Drainage Another concern Of the neighborhood ~s the current drnmage problem that is occurring on Choctaw As you can see from tins topo~aplnc elevation study of the rote, much of the north s~de of the property, a major posen of the Bowling alley site, and the ex~stmg mult~-f~m~ !ly proper~y sheet flows across the subject property and rotc Choctaw where the water ~s then routed m the siroets to a gras~lmed ch~nne! located a few blocks east Our proposul would take tho dlmango that flows flora thc Bowling alley, ex,sUn§ mul~-~mdy, and mu~h of tho northern secUon of our pmpen'y and &vert the o, 6 6 o water m l'nvate Street and storm sewer systems to a detention pond on the 6 ? o Southwest corner of our property The rel~qllll~g area d~!ntng into Choctaw would equate to less drmna§e than what Is ~ cm-r~tly flowing into tho streets and the ~ lots Of our neighbors to tho east ~ (The dlustraUen to tho right shows one- ~ 650 foot contours w~th every ten feet m dtffenng hues ) 66o 660 670 650 660 640 ~,%, Bluffview Villas Topographic rehef study Although not menttoned tn Enl0neermg studies, a semor eommumty would, by ~ts veq, nature, generate fewer raps than a family centered d~velopment, and the Uaflio that does occur would hkely be during non'peak hours For the zanmg plan, an engineering traffic studybyDan Vedral, PB of VTEC was pro~ded to Cfly stafffor rewew North Umvemty Drive is scheduled for nnprovemants by the State TexDot's plans do not show a mea~n cut du~ctly across f~m our property, nor across fxom Glanwood. Th~s oimss~on allows us to place the proposed right of way near the nnddle of our northern bounda~yhne, noXtwthepark, and as far as poss~ble from the Ruddell ~nterscc~on Below ~s the TexDOT plan as of November 13, 2000 that dlustrates the me/hah cuts pl~ned for Umvemty As one can see traffic into and out of the s~te would be forced to make right turns If the TexDOT improvements do not occur prior to commencement of the constructmn on flus property, a right decderaUon lane would be bmlt to get turmng automobdes out of the iraffi¢ flow A ccnler turn lane currently exists for left movements into the property South The proposed Southern entry to tl~ property would I~ located du'ectly across from Pertain Mmgo Rd m classflied on the C~ty's Thoroughfare pllm as a Seconda~j Major Artonal w~th 90 feet of right of way from the Ratlroad's 100 feet. We'r~ pmpomn§ a boulevard ~'t~on w~th mm lane~ adjacent to our ~onthem ~andary, a me{hah opening for Pertain, and tranm~on~ to the em~ng Mmgo pavement Tins proposal brings to ICe Denton's Comprehensr~ Plan by prowding the follovnn§ 1 Preservation of the exmtmg nelghborheods bY using large buffers, a Pubhc park, and helpm§ t° address clgrrent and future drmnage problems 2 lvhtigattng Traffic concerns by restnc'ang tenants to semors only 3 Creating gathering places for the remdeats and the pubhe that include the park and community center 4 Clustering of braidings a Preserving and beauttfymg v~ews for both the semor res~deots looking out and travelers along Mmgo, and Umvegaty l~hng m b Prowdmg larger contiguous open areas that are useable and help to preserve the trees and topography of the ate 5 A landscaped boulovard street from Umvemty that ends m a one-way 'roand-a-bout' that includes patterned/colored conc'a~¢~ designed to bnng back the look and fesl of pre-war cobblestone and street a'ees Please call ffyou have quesUons ~dlen K Busse, l~'~ /sE rr Coro P (940) 482-2906 v (940) 4s24 009 M (940) 367-8606 Emml ~bussell~senteoro eom Web htlp /Iwww senteon~ eom oa/ol/o! 14 5z FAX $~OBO$49~Z I2~rr TEACBER EDUCATION ~ooz/ooa of North Texas EDUCATION DEPARTMENT OF TEACHER EDUCATION & ADMINISTRATION * FAX COVER SHEET o rgan~t~o~ /Company /O~p~['r~n-ent FAX#, ~- ~2~? .... FAX: c~40-565'4952 PHONE: 940-565-2920 PHONE #' ,.Urgent Please Reply ~For Your Informahon .~____.Requested Information Attached MESSAGE/SPECIAL INSTRUCT10NS~ - If y~ do not r~ve all pages ~ ~e ~nsmlnal, pleaw ~11940-565-2920 or 03/01/01 14 51 FAX 94o$6549~2 ~ T~ACHER ~DUCATION ~oo2/oo3 Nancy some of our initial concerns about the new zoning recommendations are: 1. Being blocked in by high density Commercial to the East (Across ~om Wooclrow Lane) Commercial on Dallas Drive/potential High-Rxse buildings to the West (Downtown Core) and Heavy Commercial to the South (Dallas Drive) and High Density to the North' East McKil~ney Southeast Denton w~ll become a sandwich! 2. Downtown Core (should not extend beyond Bell Avenue into the neighborhood. Doing so, ensures the same thing we have with Morrison's and Redi-Mix, but in a different way 3. Make sure Fred Moore Park is zoned for "open space" somehow. In our area that is critical This does not need to be zoned for any residential potential. 4. On Wood Street (100 block etc.) Block ~s zoned Mru-12 and can include multi family Should be zoned for single faintly 5. Zoning on Alexander should be the same as all other residential (Single Family) 6. Zoving between Skinner St and Maddox, should be changed from Multi family to single family. It is across from the Concrete Plant and inappropriate for Multi-family. Too close to Downtown Core zoning and potential multi-high buildings (Since Redi-lVhx Plant is sitting on property that at one time was single family, should the Redi- Mix Plant sale or go under, it should be zone for single family. 7 There is a trader park on Smxth Street that would bccomc non-con forming should the trailer shut down. Th~s should be Single-Family Zoning. o3/ol/Ol 14 52 FAX 9405554952 UNT TEACHER EDUCATION ~oo3/oo3 8 500-600 BLOCK OF SMITH STREET . Since "m-humane" and undignified zoning of the past affect citizens of Southeast Denton at the present. Care should be taken to create a buffer rule ordinance to protect citizens from such a piuful sight as exists there now 9 Since anything goes was the zoning practice for soooooo many years, ~t only humane to prevent such businesses as dense concentrauons of pawn shops, ma & pop shops and the like to engulf the Southeast Neighborhood. As the neighborhood works on beautification projects, we would hate to see projects all around the neighborhood, intensifying to the point of forming a "boxed in" effect. 10 Persons hwng on Newton Street and surrounding area, are concerned about the County (we realize they can overrule City Zoning) clamamg more and more property for the purpose ofmorelml facilities These are our main concerns at tlus point Any others, we will relay to you at a later date. EXHIBIT C LAND USE FACTORS AS MODIFIED BY THE PLANNING AND ZON:ING COMMISSION AUGUST 12, 1998 PD-120, South of Loop 288 Land Use Factors Moderate Low Intensity Activity Center Area Retail Floor Area Ratio 0 30' I 0 30 1 Office Floor Area Ratio 0 30' 1 Neighborhood Service Area 0 20 1 Floor Area Ratio Rmgle-F~!ly Umts Allowed 470 umts Multa-F"m,ly Un, t Density 18 umts/aere 18 umts/aere 800 units maximum, both areas A 1 General Regulations z/2S/Ol 5 ac 200' 50' 6' 10' + 1' each 0 2 DUA 30' 15% 75% 65' none fl of bldg ht above 20' al Commercial 2 ac 100' 50' 6' + 1' each 0 5 DUA 30' 35% 65% 65' 10' + 1' / fl of bldg ht Bldg Ht above 20' ~ , ,._ 10Y2~ 6' ~10' 12' 60% -' ft ofbtdg~ 2,400 ~f 10'/15' 6' 10' + ¥ each 12' 70% ft of bldg ht above~25 Neighborhood Neighborhood 12 000 sf 20'/30' 6' 10 + 1' each 1 5 DUA 20 30% 70% 40' none Centers Center fl of bldg ht Residential 2 above 20' Neighborhood 60 20'/30' 6' 10 + 1' each 4 DUA 12' 40% 60% 40' none Center ft of bldg ht Reslden~al 4 above 20' NCR-6 Ne~ghborhond 6,000 sf 50' 15'/20' 6' 10' + 1' each 6 DUA 12 50% 50% 40' none Center fl of bldg ht , i tll NCR-12 Ne~ghborhead 3 500 sf 30 80 10'/15'6 10'10' + 1' each 12 DUA 12' 60% 40% 40 none none Center ft of bldg ht Res~denfaa112 above 20' NCMU Ne~ghborhond 2 500 sf 20' 50' 0/10' 6 ~ None 10' + 1' each 30 DUA 12' 80% 20% 65' none none Center M~xed Use ft of bldg ht above 20 General Regulations ~/zs/01 Comrnercal B~xed Commercial 2,500 sf 50' 0'/10' None None None None 80% 20% 65' 10' Use Centem Mixod Uso General CM-E 2 500 sf 50' 10'/15' None None None None 85% 15% 65' 10'+ 1' each ff of bldg ht M~xed Use above 30' RCR-I L(29) 50' 80' . 10;/20'_ ff 30DUA ~ ~ 45% General Regulations z/zs/o~