zoning code update - aurora, colorado...aurora permitted use table table 3.2-1 p = permitted c =...
TRANSCRIPT
Zoning Code Update City of Aurora, Colorado Neighbor to Neighbor Meeting June 9, 2015
Clarion Associates, LLC in association with Winter & Company
Presentation Overview
• Project Outline and Status
• Highlights of Module 1:
Zoning Districts and Land Uses
• Next Steps
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
The Project
Phase 1 (2014): Needs Assessment &
Work Plan
DONE
Phase 2 (2015-16): Drafting the
Zoning Ordinance
IN PROCESS
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
The Project
Integrated Draft with Corrections Review & Adoption
Module 1:
Zone Districts and Land Uses
Module 2:
Development & Design Standards
Module 3:
Procedures & Enforcement
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
Module 1 Zone Districts
and Land uses
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
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
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
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
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
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
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
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
Three Generations of Aurora
Contextual approach to residential dimensions may include different setback or open space standards in Subareas A, B, and C
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
Districts Presented Graphically
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
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
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
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
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
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
Next Steps
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
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
Questions and
Discussion
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