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Amendments

R4C/R2A Zoning Advisory Committee
March 2011, Wed. l6, 6 to 8 PM

PROPOSED AMENDMENTS from ETHEL POTTS
Comments welcome - erpotts@provide.net

These Amendments are intended to maintain the livability of Central neighborhoods which are under stress from density. Come to the meeting or discuss with me. 

HOUSING ISSUES

Delete Chapter 55, 5:7{2}{c} “6 persons as a single housekeeping unit in R4 districts.”

Substitute “5:7[2][c] “ The number of persons who can be accommodated in the bedrooms existing in a dwelling/structure which itself exists at the time of this amendment, in any zoning district.”

REASON: “Six persons“ is being interpreted to mean that “six bedrooms “are permitted in a dwelling unit, though “persons” and “bedrooms” are not the same. In fact , if the bedrooms are large, twelve persons would be permitted in a dwelling unit under this interpretation , against Code. Instead, full use of existing large structures in any zone adds to housing possibilities without neighborhood impact.

HOUSING INSPECTION PROCESS - amend.

Housing Inspections must include inspecting for and enforcement of Zoning and Parking Codes, not just Building and Housing Codes.

REASON: Neighbors regularly observe illegal numbers of residents and/or cars at some rental properties.

COMBINING LOTS

A Proposed amendment according to Central Area Plan recommendation: “Lots with residential structures may not be combined on any block where at least 50% of the original plat still exists.”

REASON: Combining small lots to make new large lots destabilizes the established pattern of neighborhood open space and streetscape. and scale.

OPEN SPACE

Chapter 55, 5:26 to 5:31 Single and 2 family zoning districts.

Amend to add an Open Space requirement to R1 and R2 Zones, perhaps 40% of lot area.

REASON: When Rl and R2 lots become rental or group living, the required rear setback from the lot line becomes a parking lot instead of the backyard we all take for granted. R1 and R2 Zones should have Open Space like the other Residential Zones. 

PARKING AND BEDROOMS

Under Density Calculations and Parking Standards of the Staff recommendations, delete “Unit Types” which are based on numbers of bedrooms. Numbers of particular rooms is a new concept being proposed by Staff but not found in Zoning. Chapter 55 Zoning regulates living arrangements and numbers of persons, but not specific room uses or numbers.

REASON: The recent introduction of 6 bedrooms per Dwelling unit with 1 1/2 parking spaces is causing parking and density problems in neighborhoods and providing housing with no flexibility for various resident types.

REQUIRED PARKING

Raise number of required parking spaces to a realistic number, according to the number of residents.
Proposal: 1 space for the first three residents in a house and 1 space for each additional resident.

REASON: A smaller, more suitable size of building will be built on a lot on which space is reserved for adequate parking and open space.,

ZONING DEFINITIONS AND REGULATIONS

Section 5:24 Chapter 55. Establishment of Area, Height, and Placement Regulations for R1 and R2 Zoning.

Delete [3]. “Where more than residential structure is to be constructed on a lot zoned R1 or R2 - - - - “/

REASON: Elsewhere, by definition in this Code , only one structure is permitted per lot in R1 single family and R2 duplex-two family zones, so more than one structure conflicts with both the Code and with established practice.

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