Jan 09 Planning Commission

CITY OF OAK HARBOR: SUBDIVISION CODE CITY OF OAK HARBOR: SUBDIVISION CODE UPDATEUPDATE

Subdivision Code Update


Purpose

1) Project update for Commission

2) Anticipated schedule discussion

3) Review proposed Code changes as outlined in the Status Report.


Purpose


2) Intended schedule discussion



Background

• Last Commission meeting – June 2008

• Concluded the first phase findings:– Code review, – site visits, – analysis of historic plats, and – urban design and model code research.


Ten Specific Areas of Direction

1. Standard design(s) for buffer corridors.

2. Open space configuration and design standards.

3. Code requirements to: • provide clear direction for improving street connectivity, and • ensure that non-vehicular connections are required through all street ends.

4. Design standards for both parks and street ends to promote non-vehicular connections.

5. Standards and requirements to include and integrate non-motorized transportation options in plats.


Ten Specific Areas of Direction

6. Design standards for pedestrian connections and trails.

7. Define alternative street section options for subdivisions to maximize their benefits, and reduce the impacts excessive street sections can have.

8. Design and landscape standards for stormwater facilities similar to current site plan regulations.

9. Improved regulations focused on creating an appropriate “urban forest” (such as through street tree requirements, and improved tree retention mitigation).

10. Short Plat Code revisions that would remove obstacles, and assist in better fulfilling the intent of the GMA with these plats.


Additional Input

• The Commission provided very engaging and interesting discussions on this Project.

• Staff will incorporate additional comments from Planning Commission and stakeholders into project.


Stakeholder Input1. Entrance features2. Landscape requirements for subdivisions 3. Tree retention areas4. On & off street parking requirements 5. Trail connectivity6. Performance standards and designs for parks and

trails7. Park and open space requirements for new

subdivisions8. Integration of PRDs into existing neighborhoods9. Traffic calming standards10.Screening of trails and walkways


Stakeholder Input11.Clarify landscape and architectural design

requirements of PRDs12.Improve the submittal requirements to aid

review13.Performance standards or parameters to guide

variance review components of PRD.14.Reducing street widths 15.Evaluating the apparent excess of on-street

parking in subdivisions16.Improving pedestrian accessibility and safety17.Buffer design18.Trail and open space designs19.Improved pedestrian amenities


Stakeholder Input20.Connecting trails and open space 21.Design standards for parks and open space22.Including street trees in new development is

important, and has been seen as an asset for those places that have provided them

23.Need to address the unsightliness of stormwater management ponds

24.Narrower roads are preferred, although some limited concern was expressed for the potential loss of parking that may occur

25.Standards need to be clear while allowing for some areas of flexibility

26.Performance based standards


Online Community Engagement

COHSUBDIVISION.BLOGSPOT.COM

• Visits Local: 202 • Returning Local Visits: 127 • Length of Visit Average Local: 3:41 • Local Returning Visitors Average

Length of Visit: 4:51


ONLINE VIDEOS a) Subdivision Intro, b) Subdivision Public Engagement, c) Subdivision Park Board Meeting March 10, d) Robert Voigt's Delayering Presentation to the

Planning Commission, e) Subdivision Project Update,

Total views: 352Total viewing time: 1941 min - just over 32 hours.

Online Community Engagement


Purpose





Next steps

Developing specific changes to the Code

a) fulfill the project goals; livability, sustainability, readability

b) address Planning Commission and stakeholder comments

c) incorporate best practices identified in model codes


Schedule• Five Meetings – February thru June.• Two methods: • (1) Subject Matter Method – staff presents code

changes by area of concern – pedestrian connections, – street sections, – landscape buffers– Etc

• (2) Type of Change Method. Staff presents code changes by type of change

– amendments to existing code sections, – new code sections– Sections to be eliminated


Purpose





Commission Direction

As the following table is reviewed staff request that the Commission identify areas of concern, ideas, and other appropriate direction.


Code Section Project Focus

Discussion Examples Expected Results

Title 21 Readability Throughout these Code Sections all language will be reviewed and modified to identify and eliminate wordiness, redundancy and unnecessary complexity.

clarity, consistency and accuracy changes

Improved readability of the CodeStreamlined review process.

Title 21 Readability Opportunities to augment and/or replace Code language with clear drawings describing specific provisions.

diagrams to help clarify meaning

Improved readability of the CodeStreamlined review process

21.10.010 Title – Purpose

Readability Update purpose statement to reflect the intent of this Project

Include language about sustainability, for example.

More accurate reflection of Comprehensive Plan




21.10.040 Definitions

Readability The definitions updated Definitions such as “building setback line”.

Clarification of meanings of various standards

21.20.010 Process for Preliminary Subdivision and section 21.20.030 – Prints, Applications and Fee Submittal.

Readability Reconciled with Chapter 18.20 – Permit Process Article III.

Delete this Code language.

Eliminating redundancy within the Code Allow forms to be periodically updated outside the complex Review Process V for Code revision.

21.20.060 – Approval or Disapproval of Subdivision and Dedication – Factors to be Considered – Conditions for Approval – Findings – Release from Damages

Sustainability

Livability

Expand the list of elements identified This may include references to safe networks for pedestrians/non-motorized transportation for example.

A more complete assessment of subdivision applications




21.30.040 – Prescribed form.

Readability Updates to reflect the additional/amended requirements that result from the Project.

Specific requirements for tables that identify calculations for open space, etcetera.

Improve the quality of information on final plats.

21.30.040 (7)(a) Easements

Readability Specific easement language developed This language would cover “standard” or typical easements.

Improve the quality of information on final plats.

21.40.040 – Required Improvements.

Readability Updated language that will clearly define performance standards/parameters for the required improvements as applicable.

New or refined language for: landscape buffers; use screening; subdivision entrance features; required walkways and their design standards; etcetera.

Improved aesthetics and function that fulfill Comprehensive Plan policies (such as more useable open spaces and integration of various uses, trails, transit stops, and neighboring subdivisions).




21.20.050 – Grading and Clearing.

Sustainability

Amendments as determined appropriate based on the PSP LID Project findings.

Limit the amount and impact of clearing and grading activity on a site.

More contemporary and environmentally sound subdivision development.

21.40.070 – Street and Block Layout.

Sustainability

Livability

Improve the overall connectivity of the street network to avoid the continued development of disjointed and unconnected neighborhoods that have resulted from recent developments.

Refinement of requirements to support pedestrian linkages.

Improvement of subdivision form and function which addresses current shortfalls in pedestrian orientation.

(4) Street Right-of-Way Requirements.

Livability Reflect the desire for street sections that are narrower and provide more of the features commonly referred to as “complete” streets.

Define specific street section options and performance requirements.

Improved function and aesthetics of street network in subdivisions.




21.40.080 – Lots

Sustainability

Readability

Revised language to address consistent problems with flag lots.

Refined performance standards for unusually shaped lots.

Simplification of Code and reduced confusion.

21.50.010 – General Improvements (3) Drainage

Sustainability

It is expected that a number of the main PSP LID Project recommendations could be added to this Section to achieve significant environmental improvements.

Some of the main recommendations of the LID Project.

More contemporary and environmentally sound subdivision development with reduced environmental impacts.

21.50.010 – General Improvements

Livability There are a number design parameters that could be added to this Section and therefore it may be adapted as a new Design Standards/Required Improvements section (as in the current Short Subdivision Chapter).

Design standards for both parks and street ends to promote non-vehicular connections.

More livable and integrated subdivisions that support pedestrian oriented designs.




Chapter 21.60, Short Subdivision

Sustainability

The overall structure of the Short Subdivision Chapter 21.60, shall be amended to reflect the structure of the revised Subdivision Chapter.

The unique difficulty identified with the street frontage requirements of short plats.

More effective short plat regulations that support infill.

Chapter 19.31 Planned Residential Developments

Readability Identify and eliminate wordiness, redundancy and unnecessary complexity.

Examples include clarity, consistency and accuracy changes

Improved readability of the Code, and overall understandability for all readers/stakeholders.Streamlined review process.

Chapter 19.31 Planned Residential Developments

Readability Opportunities to augment and/or replace Code language with clear drawings describing the specific provisions.

Develop diagrams and drawings to be included in various Sections to help clarify meaning.





Chapter 19.31 Planned Residential Developments:19.31.020 General Standards and Requirements – Open Space.

Sustainability

Livability

Specific design parameters will be defined for open space to improve function and aesthetics similarly as those described above for Title 21.

Active/passive recreation requirements for open space.

Ensure that open space is appropriately integrated into the overall design of neighbourhoods to improve aesthetics, and access.

19.31.030 General Standards and Requirements – Density

Readability More refined performance parameters for determining consistency with these standards will be developed.


19.31.040 General Standards and Requirements – Parcel Size.

Readability More refined performance parameters for determining consistency with these standards.





19.31.050 General Standards and Requirements – Mandatory Application of Standards.

Sustainability

Livability

The City may wish to require the use of the PRD standards with all plats that are greater than 10 – 15 acres as opposed to the current standard of 20 acres.

This may ensure that the city develops more closely to the standards expected and defined in the Comprehensive Plan.

19.31.060 General Standards and Requirements – Uses Permitted.

Readability This Section requires clear parameters and definitions.


19.31.070 General Standards and Requirements – Access to Development.

Readability This Section is entirely redundant, as traffic analysis is part of the Engineering review.

Remove Section





19.31.080 General Standards and Requirements – Permissive Variations in Requirements.

Readability Added clarification of the parameters that must be met to support any change in requirements (as described).

Provide flexibility in lot sizes and dimensions based upon specific conditions of the property.


19.31.090 General Standards and Requirements – Yards.

Livability This Section will be amended to provide specific screening design standards and a more clear description.

Specify the design of required screening/buffers.

Provide greater assurance that the visual impacts of increased density are addressed.Improve aesthetics of new development within the community.

19.31.110 General Standards and Requirements – Building Height.

Readability This section will be deleted as it restates the zoning standards, and can not be varied.





10.31.140 General Standards and Requirements – Off-Street Parking.

Readability This section will be deleted as it relates to a standard that can not be varied and is redundant, restating the parking standards.


19.31.220 Preliminarily Development Plan – Planning Commission Review.

LivabilityReadability

The Design Standards will be more specific and eliminate the complexity of options that has historically resulted in confusion and less than optimal subdivision designs.

For example: revised open space requirements.

More livable and integrated subdivisions that support pedestrian oriented designs/uses as outlined with the Project's principle foci.


Additional Discussion

• How would the Planning Commission like to discuss the amendments: by subject matter or by code language?

• Are there additional items the Planning Commission would like to bring forward at this time regarding the schedule or proposed amendments?

Jan 09 Planning Commission

Education

streamlined

purpose project

refined performance

ten specific

replace code

open space

street sections

vehicular