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Zoning Code Update City of Aurora, Colorado Neighbor to Neighbor Meeting June 9, 2015
Clarion Associates, LLC in association with Winter & Company
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Presentation Overview
• Project Outline and Status
• Highlights of Module 1:
Zoning Districts and Land Uses
• Next Steps
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Project Goals
1. Create a More User-Friendly Ordinance
2. Update Zoning Districts and Land uses
3. Improve the Development (Quality) Standards
4. Revised the Development Review Procedures
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The Project
Phase 1 (2014): Needs Assessment &
Work Plan
DONE
Phase 2 (2015-16): Drafting the
Zoning Ordinance
IN PROCESS
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The Project
Neighborhood
and other
Stakeholder
Consultations
Phase 1: Needs Assessment & Work Plan
Module 2: Development & Design Standards
Module 3. Procedures & Enforcement
Integrated Draft of Code
Public Meetings
Public Meetings
Public Meetings
Public Meetings
Module 1. Zone Districts & Land Uses
DONE
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The Project
Integrated Draft with Corrections Review & Adoption
Module 1:
Zone Districts and Land Uses
Module 2:
Development & Design Standards
Module 3:
Procedures & Enforcement
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Outline of a New Development Code
100 – General Provisions
200 – Zoning Districts
300 – Use Regulations
400 – Zoning and Subdivision Standards
500 – Zoning and Subdivision Procedures
600 – Definitions and Rules of Construction
Module 1
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Module 1 Zone Districts
and Land uses
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Three Generations of Aurora
Pre-1960
Smaller
blocks,
Alleys,
Grid
streets
1960-
2000
Larger
lots,
Fewer
alleys,
Curved
Streets
Post 2000
Lots of Raw
Land
E-470 and
Airport
Opportunities
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The Result
• 66 Zoning Districts – ranging from very rigid to very flexible
• Some created for only a few blocks of a specific street
• Some so alike (B-1, B-3, and B-4) that few understand the differences
• Some barely or never used
AND
• 14 Overlay Districts (a second layer)
AND
• 20 Planned Community Zone Districts
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What’s the Point
• Difficult to administer the code
• Different vocabulary to describe the same things
• Very hard to determine the impact of any proposed zoning text change on all districts
• Very hard for investors to know what they can do with property
• Inconsistent decisions
• Misunderstandings about what the code requires
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Zone Districts Current Aurora Zoning Districts Proposed Aurora Zoning Districts
Residential Districts Residential and Open Districts
R-A, Residential Agricultural R-R, Rural Residential
R-E, Low Density Single-Family Residential Eliminated, per footnote from 1975.
R-O, Low Density Single-Family Residential R-1, Low-Density Single-Family Residential
R-1, Low Density Single-Family Residential
R-1A, Medium Density Single-Family Attached
Residential R-2, Medium-Density Residential
R-2, Medium Density Residential
R-2M, Medium Density Multiple-Family Residential R-3, Medium-Density Multifamily Residential
R-3, Medium Density Multiple-Family Residential
R-3MH, High Density Multiple-Family Residential Eliminated, per footnote from 1985.
R-4, High Density Multiple-Family Residential R-4, High-Density Residential
R-4H, High Density Multiple-Family Residential Eliminated, per footnote from 1985.
R-5, High Density Multiple-Family Residential Eliminated, per footnote from 1975.
M-H, Mobile Home R-MH, Manufactured Home
P-MH, Mobile Home Park
Natural Resource Districts --
A, Agricultural Eliminated
O, Open OS, Open Space
NA, Natural Area
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Zone Districts
Current Aurora Zoning Districts Proposed Aurora Zoning Districts
Business and Office Zoning Districts Mixed-Use Districts
MU-N, Mixed-Use Neighborhood District (New District)
A-O, Administrative Office MU-O, Mixed-Use Office
C-O, Commercial Office
B-1, Retail Business
MU-C, Mixed-Use Corridor B-3, Highway Service
B-4, Business And Commercial
B-2, Central Business MU-OA, Mixed-Use Original Aurora
Mixed-Use and Special Purpose Districts
Fitzsimons Boundary Area (FBAD) MU-FB, Mixed-Use Fitzsimons Boundary
Sustainable Infill and Redevelopment (SIR) Eliminated – standards included in MU-C for Subarea A
City Center Eliminated – will be included in development standards
P-1, Parking Eliminated – will be included in development standards.
Transit-oriented Development (TOD) UC-TOD, Mixed-Use Transit-Oriented Development
UC-R, Mixed-Use Regional Activity Center
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Zone Districts
Current Aurora Zoning Districts Proposed Aurora Zoning Districts
Industrial Districts Special Purpose Districts
M-0, Industrial Office I-1, Business/Tech District
M-1, Light Industrial
M-2, Medium Industrial District I-2, Medium Industrial District
M-3, Heavy Industrial District
E-470 (Low-Density Residential Subarea) G-LR Growth Area Low Density Residential
E-470 (Reservoir Density Residential Subarea)
E-470 (Medium Density Residential Subarea) G-MR Growth Area Medium Density Residential
NE Plains (Medium Density Residential Subarea)
E-470 (Airport Corporate Subarea) G-AC Growth Area Airport Corporate
E-470 (Airport Distribution Subarea) G-AD Growth Area Airport Distribution
E-470 (Buckley Research & Development Subarea) G-BRD Growth Area Buckley Research &
Development
NE Plains (I-70 Corridor Subarea) G-I70 Growth Area I-70 Corridor
NE Plains (Front Range Airport Subarea) G-FRA Growth Area Front Range Airport
E-470 Regional Retail/Commercial Eliminated / will be remapped
E-470 (Light Industrial/Flex Office Subarea) Eliminated / will be remapped
E-470 (Recreation/Entertainment Subarea) Eliminated / will be remapped
NE Plains (General Subarea) Eliminated / will be remapped
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Zone Districts
Current Aurora Zoning Districts Proposed Aurora Zoning Districts
Overlay or Other Zoning Districts Overlay Zoning Districts
Chapter 70, Aurora City Code (-FPO) Flood Protection Overlay District
Buckley Air Force Base District
(-AO) Airport Overlay District (with Subareas Buckley, DIA,
and General Aviation Airports)
General Aviation Airport Influence District: Centennial
Airport, Front Range Airport
Airport Influence District of Denver International Airport
Airport Boulevard Overlay District (-ABO) Airport Boulevard Overlay District
Colfax Mainstreet Overlay District Eliminated – folded into mixed-use districts.
Business Redevelopment District Eliminated – folded into mixed-use districts.
Industrial View Corridors Eliminated – will be included in development standards.
Commercial Mineral Deposits (-CMO) Commercial Mineral Overlay
Lowry Landfill Eliminated – will be included in development standards.
Height Overlay District (-HVO) Height and View Overlay District
Mountain View District
Havana Street Overlay District (-HSO) Havana Street Overlay District
Chapter 146, Title 19 (-HPO) Historic Preservation Overlay District
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Zone Districts – Residential Highlights
• Some similar districts consolidated • R-0 & R-1 • R-1A and R-2 • R-2M and R-3 • M-H & P-MH
• Combined districts differ mostly in minor dimensions (required setbacks and open space)
• Dimensions are NOT contained in Module 1 (that’s Module 2)
• The approach will be contextual – required setbacks and open space will be based on those in the surrounding block or subdivision area.
• No changes to maximum heights expected
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Three Generations of Aurora
Contextual approach to residential dimensions may include different setback or open space standards in Subareas A, B, and C
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Three Generations of Aurora
• Much of the Residential Development Subarea B (generally between I-225 and E-470) is in in Planned Development (PD) and Planned Community Zone Districts (PCZD)
• Residential PD zoning will be carried over • PCZD zoning was retired from active use
some time ago because too difficult to administer
• PCZD areas will be recommended for rezoning to similar Residential zones or PD
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Districts Presented Graphically
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Zone Districts – Mixed Use Highlights
• Number of Mixed Use and Special Purpose Districts and Subareas reduced from 28 to 15
• New Mixed-use Neighborhood (MU-N) designed to allow more small scale convenience shopping at corners near residential
• New Mixed-use Corridor designed to revitalize older commercial corridors and prevent “strip commercial” on newer ones
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Zone Districts – Mixed Use Highlights
• Mixed-use Original Aurora continued to revitalize older Colfax
• New Urban Center – Regional for new walkable regional draws
• Current Urban Center – TOD simplified and more flexible
• 4 industrial districts collapsed into 2
• 13 E-470 and Northeast Plains subareas consolidated into 7 districts
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Update the Land Uses
• Consolidate all permitted, conditional, and prohibited uses into a single chart
• Cross-reference all special standards that apply to that use
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Include New Types of Housing
Include new and creative forms of housing that can improve quality, variety, affordability
• Live-work units
• Cottage infill developments
• Co-housing developments
• Accessory dwelling units
Mostly as conditional units that would require separate approval
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Revise the Development Review Procedures
Table 3.2-1
Aurora Permitted Use Table
P = Permitted
C = Conditional
use
A = Accessory to primary use
T = Temporary use
V = Permitted if structure vacant for 10 years or
more
Land Use
Residential and Open Mixed-Use Special Purpose
Use-Specific
Standards
MU-
OA
MU-TOD R
-R
R-1
R-2
R-3
R-4
R-M
H
OS
MU
-N
MU
-O
MU
-C
Ped
es-
tria
n
Ro
ad
-
sid
e
UC
-R
MU
-FB
Co
re
Ed
ge
I-1
I-2
G-L
R
G-M
R
G-A
C
B-A
D
B-B
RD
G-I
70
G-F
RA
RESIDENTIAL USES 3.3.2.A
HOUSEHOLD LIVING
Dwelling, single-family detached P P P P P P P P P P P P P 3.3.2.B
Dwelling, co-housing development C C C C C 3.3.2.C
Dwelling, cottage development C C C C C 3.3.2.D
Dwelling, two-family (duplex) P P P P P P P P P C P
Dwelling, single-family attached
(Townhouse) P P P P P P P P P P P P P P 3.3.2.E
Dwelling, live/work P P P P P P P P 3.3.2.F
Dwelling, multifamily P P P P P P P P P P P P P P P C P 3.3.2.G
Manufactured housing P P P P 3.3.2.H
GROUP LIVING
Assisted living facility C C C P P P P P P P P P P
Continuing care retirement C C C P P P P P P P C
Dormitory, fraternity, or sorority house P P P P
Group home P P P P P P P P P P P P P P P P C P 3.3.2.I
Homeless shelter C C C C C
Nursing home C P P P P P P P P P P
Rooming house C P P P P P P
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Promote Reuse of Vacant Buildings
Include a new “V” use designation that would allow a new use to become available as a Conditional Use (requiring a public hearing) if a structure in a mixed use or special purpose zone district has been vacant for 10 years or more
Promotes reuse of vacant unique structures like churches, assembly halls, and older commercial storefronts
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Next Steps
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Phase 2 - Schedule Months 2015
Task
Jan
Feb
Mar
Ap
r
May
Jun
Jul
Au
g
Sep
t
Oct
No
v
De
c
1. Public Outreach
2. Districts & Uses S P PM
3. Development
Standards
S P PM
4. Development
Procedures
S P PM
5. Integrated Draft P PM
PM=Public Meeting(s) S=Staff Draft P=Public Draft
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Next Steps
• Continue to publicize availability of Module 1
• Present highlights to neighborhoods and stakeholders
• Collect comments and changes needed
• Module 2 to be released in July
• Additional public meetings following
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Questions and
Discussion
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Contact Us:
621 17th Street, Suite 2250 Denver, CO 80293
303.830.2890 www.clarionassociates.com
Don Elliott, FAICP
Tareq Wafaie, AICP [email protected]
Karen Hancock
303-739-7107 [email protected]
https://www.auroragov.org/DoingBusiness/CityPlanning/ZoningCodeUpdate/index.htm