11 C20-2023-045 Site Plan Lite Phase 2 and Infill Lots Staff Presentation — original pdf

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Infill Plats & Site Plan Lite: Overview of Staff Proposal Planning Commission | July 9, 2024 Brent Lloyd, DSD Development Officer Scope of Presentation • General Background • Discuss proposed code amendments for: 1. 2. Infill Plats Site Plan Lite, Part 2 • Questions & Answers Infill Plats Subdivision Basics Subdivision Plats • The division of land into one or more lots for the purpose of sale, transfer, development, or extension of utilities. • Unless an exception applies, only land within an approved subdivision plat may be developed. • Infrastructure and amenities dedicated at subdivision serve multiple lots, which can then be developed independently. — Commercial & Residential Subdivisions Subdivision Overview (cont’d) Subdivision Types and Order of Process • Preliminary Plan • Final Plat • Subdivision Construction Plans • Re-subdivision Effect of Subdivision on Residential Development • “Fee Simple” Ownership vs. “Condominium Regimes” Greenfield Subdivision Infill Plats – Challenges • In the platting context, “infill” is the re- subdivision of lots in existing single- family subdivisions into new, smaller lots. • Current regulations, particularly drainage & water quality, are tailored to greenfield subdivisions rather than residential infill. • But all regulations currently apply, regardless of subdivision size Infill Plat Process - Council Direction Goals of Resolution No. 20230504-023: • Establish an efficient process to create infill lots within residential subdivisions, thereby facilitating fee-simple ownership and small-lot development form. • Right-size regulations to the scale and intensity of infill development. • Explore making waivers and variances administrative. • Include other changes to facilitate creation of infill lots. Subdivision-Related Improvements Adopted in 2023 Ordinance No. 20230831-141 • Eliminated commission approvals for plats, which means all applications without variances may be approved by staff. • Streamlined application submittal requirements. • Extended application deadlines. • Modified flag lot regulations. Summary of Infill Plat Proposal Code Amendments Proposed in Response to Infill Plat Resolution • Targeted changes to regulations for residential resubs aimed at: — Making the process more efficient and less costly for landowners seeking to resubdivide into smaller lots authorized under HOME 2. — Ensuring that drainage requirements are:  Right-sized to infill development  Sufficient to ensure that development does not increase risk of lot-to-lot flooding. Infill Plat Proposal (cont’d) • • • Drainage Plan In-Lieu of Onsite Detention & Drainage Studies For resubdivisions of platted residential lots, onsite detention & drainage studies would not be required if total land area does not exceed 0.25 acres. For resubs of over 0.25, but no greater than one acre, applicants would be required to provide: A drainage plan demonstrating that, without altering natural topography, stormwater runoff will be discharged to: (1) an existing storm drainage system; or (2) into right-of-way. For projects that meet these criteria, the amendments eliminate costs associated with “micro ponds" and drainage studies. Infill Plat Proposal (cont’d) Revised Impervious Cover Assumptions • No change proposed to impervious cover limits applicable to construction of units, which is 45% in SF-3 & SF-2 zones. • “Assumed impervious cover,” per LDC Sec. 25-8-64, is used at subdivision in applying non-zoning regulations calibrated to the anticipated intensity of future development. • Assumptions are necessary because subdividing land does not result in developed impervious cover, which is deferred to site plan or building permit. Infill Plat Proposal (cont’d) Benefits of Revised IC Assumptions • Current code assumes 2,500 sq. ft. of impervious cover for all lots under 10,000 square feet in size, which is unrealistic for smaller lot infill development. • For lots below 5,750 square feet, the staff proposal of using zoning impervious cover establishes a more realistic baseline for applying water quality & drainage regulations to infill development. • Allows resubdivisions to include more land area and a higher number of lots than under current IC assumptions. Infill Plat Proposal (cont’d) Limitations on Infill Plat Regs • Only applicable to tracts within residentially platted subdivisions, where lots are better-suited to infill development. • Process not available if resubdivision requires a plat vacation. • Excludes properties within restrictive tiers of the wildland-urban interface. • Does not waive restrictions on development in the floodplain or erosion hazard zone. Infill Plat Proposal (cont’d) Relation to Proposed HOME-2 Amendments • Infill-plat amendments will enable an easier process for applicants to resubdivide into smaller lot sizes proposed in HOME-2 amendments. • The amendments will support an easier process for creation of flag lots under revised requirements proposed in HOME-2. Site Plan Lite, Part 2 Site Plan Review • Required for residential projects of five or more dwelling units. • Triggers review of all applicable Title 25 regulations and corresponding criteria manuals, as well as full interdepartmental review. Site Plan Lite – Council Direction • With passage of Resolution No. 20221201-048, Council provided direction to propose a modified site plan process in two phases. • The first phase focused on projects of 1 to 4 dwelling units, with the goal of conforming the review process to single-family homes as closely as possible. • The second phase focuses on development of 5 to 16 units, with the goal of better tailoring regulations to the scale and intensity of these developments. • Amendments for both phases was limited to non-zoning regulations. SP-Lite | Part 1 Amendments • Adopted by Council in 2023, Ordinance No. 20230720-158 created a site plan exemption for development not exceeding four dwelling units per site. • Development under SP-Lite, Pt. 1 initially required going through the formal exemption process due to additional regulations triggered for development of more than two units. • Following passage of HOME 1 amendments, which changed the definition of “Multi-Family,” projects of up to three units are now routed directly to Residential Review. SP-Lite | Proposed Pt. 2 Amendments • Proposed amendments would establish an intermediate review path, closer to residential-scale review than to full Site Plan. For sites that do not exceed 0.50 acre, applicants would be required to provide: A drainage plan demonstrating that, without altering natural topography, stormwater runoff will be discharged to: (1) an existing storm drainage system; or (2) into right-of-way. For projects that meet these criteria, the amendments eliminate costs associated with “micro ponds" and drainage studies. • • SP-Lite Pt. 2 (cont’d) • Proposal would classify 5-16 unit projects as “Small Project Site Plan,” which reduces review fees, streamlines review process, and eliminates notification requirements. • Additional process improvements to be pursued on an ongoing basis with partner departments and future cost-of-service studies used to calibrate fees. • For both Infill Plats and SP-Lite, Pt. 2, staff proposes a 90-day delayed effective date to ensure adequate time for interdepartmental coordination and changes to review procedures, application forms, criteria manuals, and other items necessary for implementation. Administrative Improvements Applicable to Infill Development Generally Storm Drain Connection Requirement • WPD has proposed to initiate an amendment to the Drainage Criteria Manual that would achieve the following: 1) Require connection to an existing storm drain system only for development located within 300 feet, rather than 550 feet. 2) Eliminate connection requirement altogether, regardless of distance, if: The site does not exceed 0.50 acres; or • • For sites up to one acre, the applicant demonstrates that street, gutter, and storm drain inlet contains the 100-year fully-developed flow rates for the applicable drainage area. RSMP Amendment • WPD has proposed to initiate an amendment to the Drainage Criteria Manual that would allow projects of up to 5-16 units per acre to participate in the "Regional Stormwater Detention Program" if they do not exceed one acre in area. • This would avoid requirement to provide onsite detention facilities. Transportation & Public Works Proposed TCM Changes • Reducing minimum width for "Minor Driveway" to 10 feet. • Allowing ribbon (aka "Hollywood") strips as a permitted design element. • Reducing requirements for Joint Use Access easements. Process Changes • Streamlining waiver process for driveway spacing requirements • Clarifying comment reports related to pedestrian improvements Impacts of Proposed Amendments Proposal: Drainage Review and Onsite Detention Limitations Drainage Requirements Project Type Infill Re- Subdivision No greater than 0.25 acres None Over 0.25 acres, but no greater than one acre Site Plan Limited to 5-16 dwelling units and may not exceed 0.50 acres Applicant must provide a Drainage Plan demonstrating that, without altering natural topography, stormwater runoff will be discharged to: (1) an existing storm drainage system; or (2) into right-of-way. HOME-1 Parcels* * All parcels under 1-acre zoned SF-1, SF-2, and SF-3 Site Plan Lite Count by Lot Size (8.6% of total) (3.2% of total) (4.7% of total) 2.00+ acre lots 1.00 to 2.00 acre lots 0.50 to 1.00 acre lots 0.00 to 0.50 acre lots MF-1 MF-2 MF-3 SF-5 SF-6 (83.6% of total) 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 2,000 1,800 1,600 1,400 1,200 1,000 800 600 400 200 0 Site Plan Lite Count by Lot Size 118 130 1,795 1,600 MF-2 MF-3 11 193 MF-1 0.50 to 1.00 acre lots (6.7% of total) 0.00 to 0.50 acre lots (93.3% of total) Questions?