Planning Commission

Planning Commission Agenda Commission Chambers 4243 Remembrance Rd NW Wednesday, November 15, 2023 at 6:30 PM 1. Call the meeting to order 2. Review Meeting Minutes 2.1. Review Meeting Minutes from November 1, 2023 3. General Public Comment 4. Agenda Items 4.1. Case #22-003 Zoning Ordinance Update Project: Joint Meeting with City Commission, Zoning Board of Appeals, and Walker Downtown Development Authority to Review and Discuss the Full Draft of Updated Zoning Ordinance 5. Adjournment Page 1 of 93  City of Walker Planning Commission – Regular Meeting 4243 Remembrance Rd NW Wednesday, November 1, 2023 at 6:30 PM Planning Commission Members Present: T. Schweitzer, S. Gilbert, D. Harland, Dr. J. Taylor, T. Korfhage, S. Funke, M. Davey and P. Laurie Planning Commission Members Absent: T. Byle Staff Present: Planning Director Paula Priebe T. Schweitzer opened the meeting at 6:30 p.m. Review Minutes from the October 18, 2023 Planning Commission Meeting Motion by T. Korfhage, supported by P. Laurie, to approve the minutes of the October 18, 2023 Planning Commission meeting. Motion carried unanimously. General Public Comment Rob Robinson, 590 Northway Dr, expressed concerns on behalf of his family and neighbors regarding the Savannah/Waterford development. One of the big concerns is the early morning work. In the past week street sweepers have been there at 4:45 a.m. and they’re doing some kind of drilling. In recent weeks they have been there working as early as 4 a.m. Mr. Robinson understands it is crunch time to get this work done before inclement weather but to wake up the adjacent neighborhood is not acceptable. Additionally, dust control related to the excavating has been horrible in the past few months. From what they experienced in the neighborhood, there was no effort at dust control on the developer’s part. Homes, patio furniture, windows, and cars of neighbors are covered in dust. They understand it will be dirty because it is a construction zone but they didn’t see any dust control efforts. T. Schweitzer related that they are requesting the developer remain following the meeting to allow neighbors an opportunity to speak directly with them regarding their concerns. Case #23-026 – PUBLIC HEARING – 3485 Lake Michigan Dr. NW – Final Area Site Plan Review (FASP) and Site Condominium Review for the portion of the Waterford Village PUD consisting of 19 proposed single-family lots, two small park areas, and associated utility improvements – SC Waterford Village, LLC City of Walker Planning Commission 11-1-2023 Page 1 Page 2 of 93 Planning Director Paula Priebe introduced the request for Final Area Site Plan and Preliminary Site Condominium Review for the new parcel at 3485 Lake Michigan Dr. The proposal is for 19 single-family residential lots on existing public roads, with public water and sanitary sewer services. P. Priebe recalled that the Preliminary Area Site Plan for this project was approved in September of 2021. There was also a rezoning recommendation at that time and rezoning to RPUD-1 was approved by the City Commission in August of 2021. As the Chairman mentioned, there is other work related to the larger PUD occurring. The RPUD-2 section, the multi-family, is in active construction at this time. However, the 19 single-family lots are the focus of the Planning Commission’s consideration this evening. P. Priebe offered to answer questions on behalf of the City regarding the overall project if she is able. P. Priebe first addressed the Final Area Site Plan noting that one of the requirements of a Preliminary Site Condominium approval is that it is part of an approved Final Area Site Plan. P. Priebe displayed the Site Plan. She identified the property boundary of this component of the project. The 19 lots and two parks within the development are also defined. Running through the middle of the development is a stormwater easement. There are a few retaining walls already on the site. P. Priebe noted the lines on the plan that depict the lot boundaries as well as building setback lines. The site plan also includes example house locations on each lot. P. Priebe related that the applicant met with Site Plan Review Committee in mid- October and was provided feedback on the plans. Most of the staff concerns were addressed at that time; everything related to public safety, planning and zoning. There were two engineering components. The first is related to private utility easements, which are necessary for private utility companies such as electric and cable, to access individual lots. The easements should be shown on the plans and recorded at this stage of the project so that they are in place when a future builder comes along to the build a home. The private utility easements should be 10 ft. wide and run along the property line in the front yard setback area. Those easements are currently in place on the east side of Waterford Village Dr. and they should be included on the west side of Waterford Village Dr. and the east side of Lincoln Lawns Dr. as a condition of approval. The second engineering comment is related to the minimum building opening table, which is essentially the lowest point of access into the proposed home. A standard basement is now required to have an egress window in the State’s updated building code. There was some concern about the standard homes having an MBO that is too low and could potentially allow water to come into the house or not align with where the egress window would be. The City’s engineering team has met with the applicant’s engineer. P. Priebe related that yesterday she received an updated version of the table that has additional notes stating that for window well treatments for standard foundations with egress windows will be raised a minimum of 6” above grade at foundation elevations and a second note that grading in side and rear yards be pitched away from the City of Walker Planning Commission 11-1-2023 Page 2 Page 3 of 93 foundation. P. Priebe explained that that was one of the compromises to help ensure that the standard homes, which have a fully enclosed basement, have an egress window but is also protected from water coming in. As one of the conditions of approval, it is recommended that the Planning Commission allow staff to continue to work with their engineer if other changes need to be made; it can be handled as part of the stormwater review process. P. Priebe commented on PUD benefits. She explained that, as a PUD, the developer can request PUD benefits. The benefits identified on Sheet C21.0 are that lots 6-15 are 11,837 sq. ft. and lot 17 is 10,575 sq. ft. in area. The minimum lot size for a single-family home in the SA District, the base district this PUD calls back to, is larger than the identified lots. Lots 6-15 are 43 sq. ft. (0.4%) smaller than the standard lot. Lot 17 is proposed to be 1,305 sq. ft. (11%) smaller than the standard lot. P. Priebe explained that she compared the subject lots to existing lots in the Lincoln Lawns neighborhood, which has lots of varying sizes, and there are many that are the size of lot 17 and many smaller. Based on her review, she finds the proposed to be in line with the character of the surrounding neighborhood and staff is comfortable with that PUD benefit. P. Priebe next commented on the Preliminary Site Condominium Review. She explained that there is a Chapter in the Zoning Ordinance that governs site condominium projects. Staff reviewed the plans and the condominium plans meet both the requirements of the Zoning Ordinance and the Michigan Condominium Act in terms of required elements and review. Another component is a master deed and condominium by-laws. Those are sent to the City Attorney for their review and comment. P. Priebe received feedback today from the City Attorney relating that there are no comments on the master deed for this Waterford Village project. P. Priebe related that she is comfortable with that portion moving forward. An association, called the Waterford Village Condominium Association, will be made up of all co-owners within the condominium development and they shall administer, operate, manage, and maintain the project. P. Priebe advised that the process for a site condominium is similar to a rezoning; the Planning Commission holds a public hearing and makes a recommendation to the City Commission who reviews and does one final review prior to approving the Preliminary Site Condominium plans. A Final Site Condominium plan comes back for staff review. P. Laurie asked who will own this condominium section. Will it be Waterford Village? He is considering the maintenance in the future. P. Priebe replied that the developer that brought this project forward is the same developer for the larger PUD. This section is going through the Site Condominium establishment and the lots are being sold to a local builder, Koetje Builders, who will buy the lots and build homes. She isn’t sure if they are to be spec homes or already have potential buyers. In this case the actual building will be done by someone other than the applicant and once the lots are established as individual lots they can then be sold. It is City of Walker Planning Commission 11-1-2023 Page 3 Page 4 of 93 currently all one lot. The maintenance of common spaces, such as the parks, will be overseen, owned, and maintained by the condo association. T. Schweitzer noted that as each lot is built sidewalk is installed on the frontage. He asked when sidewalk would be put in place for the two outlots. P. Priebe replied that some are already in place. They were put in as part of doing the road. It is noted on the site plan that sidewalk will come in as the home is established. If no home has been built within 5 years, the developer is required to come back and finish the sidewalk so there is a connected sidewalk network. Anthony Rodriguez, Vice President of Stoneleigh Companies, felt P. Priebe provided an accurate summary. He provided an update relating that they sold the northern 49 lots. Koetje Builders is the developer for that as well so there will be the continuity between the 19 and 49 lots. The goal here is to close on the 19 lots by year-end so he can get going on the roadway and utilities for the 19 lots. He is eager to get going. He has shared some information on the type of homes that are to be built. The average will be 1,400 sq. ft. ranch style homes to 1,800 sq. ft. two-story homes. Mr. Rodriguez doesn’t have information on the architectural component but that will be reviewed with the Building Dept. Mr. Rodriguez invited questions and stated that he understands there may be questions regarding the overall project. He is happy to stay after the meeting and hand out business cards and direct contact information for neighbors. T. Korfhage recalled from the report that lots 6-15 and lot 17 are non-conforming lots. He asked the depth of lots 6-15. He is somewhat concerned that they are requesting that PUD benefit when each lot line could be moved 6” and comply. Mr. Rodriguez noted that they also have the utility easements in the rear yards. P. Laurie stated that he was thinking the same as T. Korfhage. While everyone loves a park, they could take some of the park space and meet the standard lot size. Mr. Rodriguez explained that with Savannah Park the desire was to save the trees. Commissioners expressed their understanding. T. Korfhage stated that lot 17 bothers him because it is 1,305 sq. ft., which is a 36 x 36 shortage and lot 18 is 2,000 sq. ft. over. He asked if there is any way to even them out a bit. Mr. Rodriguez replied that they can look at it from an engineering perspective as far as utility layout, etc. He felt that was a good point. They do try to adhere to the minimum standards but there are some constraints. M. Davey asked if the parks will be open space or if something is planned. City of Walker Planning Commission 11-1-2023 Page 4 Page 5 of 93 Mr. Rodriguez replied that they don’t have any plans for the space but he isn’t sure what the eventual builder will do. They will be public parks so there is potential that they will have open walking areas or benches. He isn’t sure what amenities are proposed but they will be public. P. Priebe wished to point out utility connections. She explained that when Waterford Village Dr. was put in, utility stubs were put in for all of the future lots along Waterford Village Dr. on that side. Those don’t currently exist along Lincoln Lawns Dr. Once the builder owns the property, one of the first things they will do is go in and put in the utility connections for each future lot and that will require some work on Lincoln Lawns Dr. They will then be required to resurface that portion of Lincoln Lawns Dr. It will not be done piece-meal; all of the utility stubs will go in at one time and the road will be fixed. Mr. Rodriguez added that a building permit won’t be issued until that has been completed. He agreed it will all be done at one time. S. Gilbert feels the lot sizes are easy to remedy. He isn’t concerned either way and would be comfortable with the lot sizes as proposed. He asked if the 49 lots to the north are going to be a site condo development. If so, is the expectation that they will become part of the same association. Mr. Rodriguez replied that he doesn’t have that information but he doesn’t believe they will be part of the same association. P. Priebe added, based on a preliminary conversation she had with the builder, that they expressed an interest in platting the other section. They do that regularly and will be coming before the Planning Commission with another plat in December. It is very likely that will go a different direction. Motion by S. Gilbert, supported by Dr. J. Taylor, to open the public hearing. Motion carried unanimously. T. Schweitzer invited public comment related to the 19 single-family lots and park areas; there was none. Motion by T. Korfhage, supported by P. Laurie, to close the public hearing. Motion carried unanimously. T. Schweitzer reminded the neighbors that were present that the developer will remain following the meeting to answer their questions and address their concerns. T. Korfhage asked the percentage that lot 17 is short of the standard. P. Priebe replied 11%. City of Walker Planning Commission 11-1-2023 Page 5 Page 6 of 93 T. Korfhage asked if it would be possible to adjust it somewhat. The developer’s response was not audible. P. Priebe added that during her review she considered whether it would be possible to do some shifting. In order for them to meet the minimum width at the street, 90’, it wouldn’t be possible; either the lot width or lot size would be deficient. Other suggestions were offered; adjust the angle of the lot lines or reduce the number of lots to 18 vs. 19. T. Schweitzer directed the discussion to the Final Area Site Plan. His understanding is that everyone is comfortable with it being single-family condominiums. There has been some conversation on the size of the lots that don’t meet the standard requirements of the SA District. As part of the Ordinance process there is an allowance for PUD benefits. T. Korfhage expressed comfort with lots 6-15, as it does leave more open space on the end. He is not comfortable with lot 17 however and would recommend that they get within 5% of the standard lot size. D. Harland asked why that is concerning to T. Korfhage. T. Korfhage replied that it feels like it is just squished in. There isn’t a lot of side yard on either side. If everyone else is comfortable with it, he would leave that condition out. S. Gilbert feels that asking them to get within 5% is reasonable. It seems to be feasible. He feels the plan reflects what they’ve talked about for the project; single-family units/condos, individually owned, consistent with the existing single-family neighborhood. He feels it aligns with the direction they’ve discussed. As a representative of the City Commission, S. Gilbert stated that they have heard the concerns regarding the construction, schedule, and process. S. Gilbert asked that the developer please adhere to the reasonable time frame of operations and give respect to the adjacent neighbors as they continue to work through the project. With respect to this project, S. Gilbert is supportive. Dr. J. Taylor agreed with S. Gilbert. P. Laurie agreed that this is well-planned. One thing he has thought about is the road access. If the condominiums begin to be developed next summer, while the apartments are being finished, with no traffic signal yet and Lincoln Lawns at Lake Michigan Dr. not being reconfigured, he is concerned about ingress and egress for residents. P. Priebe related that there was a progress meeting earlier today with Walker Engineering and Department of Public Works, the developer, and the sub-contractors City of Walker Planning Commission 11-1-2023 Page 6 Page 7 of 93 on the site. Making Waterford Village Dr. a fully accepted Walker public road will be before the City Commission at their next meeting. The signal has been delayed a few times. A stop sign will be installed temporarily until the signal can be installed, which is expected to occur in December. P. Laurie asked about the Lincoln Lawns connection to Lake Michigan Dr. P. Priebe deferred to the applicant on that question. Her understanding is they have to complete phase 1 of their infrastructure before moving on to phase 2. Mr. Rodriguez related that phase 2 has been approved. They are currently completing phase 1, which should be done in the next 45 days. The goal is to move into phase 2 and begin that work as soon as possible. With respect to the traffic signal installation, they’ve already worked with staff on the rerouting while the construction on Lincoln Lawns is taking place. Things won’t all be going on at the same time in order to maintain the ingress and egress. The signal going in in December will be a huge component of the traffic circulation. T. Schweitzer noted that they are having periodic meetings with staff to keep them up to date on the schedules. He asked if there is a way to post that so residents of the area would have access to that periodically. P. Priebe replied that those are working meetings and she isn’t sure that they are open to the public. There is definitely something that could be done, working with the City’s Communications Manager, to provide interested neighbors regular updates on what is happening and what is expected. T. Schweitzer felt that would be positive. Anyone in the area would have access to the information. He also suggested one or two people that could act as spokespersons or main point of contact for the neighborhood. He suggested that be discussed with the developer following the meeting. The more information neighbors have as to what is happening when will likely put more people at ease. S. Gilbert suggested there may also be room for discussion at the City level about setting up sub-pages within the website about major projects that impact road infrastructure. That is something the City Commission hears about also. P. Priebe indicated that there is precedent for that. There is currently a sub-page for the traffic work being done at Remembrance and Kinney that could be used as a template to get more information out. S. Funke feels it is a good project for the area and he is generally in favor. D. Harland expressed his support. M. Davey agreed. City of Walker Planning Commission 11-1-2023 Page 7 Page 8 of 93 T. Schweitzer feels the direction is very good in terms of what needs to be done and what is being planned. Providing information to residents will be very helpful. Based on the application material provided, T. Korfhage MOVED TO APPROVE the Final Area Site Plan for a new residential development featuring 19 single-family condominium lots on existing public road with public water and sanitary sewer facilities at 3485 Lake Michigan Drive NW (PIN 41-13-20-401-010), subject to the following conditions and based on the findings of fact noted below. Conditions of Final Area Site Plan Approval 1. The applicant shall work with City staff to resolve the Minimum Building Opening (MBO) concerns through the stormwater permit review process. 2. Public utility easements are to be recorded and copies provided to the Community Development Department prior to the issuance of building or stormwater permits. 3. Lot 17 will be adjusted to be within 5% of the minimum lot size requirement of the SA District. Findings of Fact per Section 94-213.7.e 1. The PUD as described in the final area site plan meets the standards contained in subsection (3)g of this section and shall meet any other applicable standards for review. 2. The final area site plan is in substantial compliance with the previously approved preliminary area site plan consisting of the maps and accompanying written materials required under subsection (2) of this section. 3. The applicant has made provision, satisfactory to the Planning Commission, to ensure that those open space areas shown on the plan for use by the public or by residents of the development will be or have been irrevocably committed for that purpose. 4. The PUD does comply with the uses permitted by the PUD district and any prohibitions of specific uses by the Planning Commission pursuant to Section 94-213(3)j. SUPPORTED by S. Gilbert. MOTION CARRIED UNANIMOUSLY. T. Schweitzer asked if there were any concerns related to the Site Condominium Plan. The Minimum Building Opening is important and the staff recommendation is to allow staff to continue to work with the project engineer, which is reasonable. Based on the application material provided, S. Gilbert MOVED TO FORWARD A RECOMMENDATION TO THE CITY COMMISSION FOR THE APPROVAL OF THE PRELIMINARY SITE CONDOMINIUM PLAN for a new residential development featuring 19 single-family condominium lots on existing public road with public water and sanitary sewer facilities at 3485 Lake Michigan Drive NW (PIN 41-13-20- City of Walker Planning Commission 11-1-2023 Page 8 Page 9 of 93 401-010), subject to the following conditions and based on the findings of fact noted below. Conditions of Preliminary Site Condominium Plan Recommendation 1. The applicant shall work with City staff to resolve the Minimum Building Opening (MBO) concerns through the stormwater permit review process. 2. Public utility easements are to be recorded and copies provided to the Community Development Department prior to the issuance of building or stormwater permits. 3. A recorded copy of the Master Deed and Condominium Bylaws, as reviewed and approved by the City Attorney, shall be provided to the Community Development Department prior to issuance of any building permits. Findings of Fact 1. The proposed site condominium development meets the requirements contained in Article XI of the Walker Zoning Ordinance. 2. The condominium plan as presented is found adequate in regards to the proposed common elements and maintenance provisions, use and occupancy restrictions, utility systems, public and private streets, and project layout and design. 3. The type of lots and proposed uses within the condominium development are compatible with the existing development in the area and with future development as outline in the Master Plan. 4. The proposed condominium development is part of an approved Final Area Site Plan and fulfills the requirements of Section 94-213.7.e. SUPPORTED by T. Korfhage. MOTION CARRIED UNANIMOUSLY. Staff & Planning Commission Comments • The next meeting will be a joint meeting. Those invited include the City Commissioners, Zoning Board of Appeals Members, and Standale Development District Members to review the full draft of the Zoning Ordinance re-write. The formal public hearing on the Zoning Ordinance re-write will come to the Planning Commission in December. Adjourned: 7:20 p.m. ____________________________________________ Administrative Approval Planning Director Paula Priebe ___________________________________________ City of Walker Planning Commission 11-1-2023 Page 9 Page 10 of 93 Patrick Laurie Secretary – City of Walker Planning Commission City of Walker Planning Commission 11-1-2023 Page 10 Page 11 of 93  City of Walker Page 12 of 93 Zoning Ordinance Update City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  2 Agenda • Master Plan Goals Advanced by Zoning Update • Updated Organization and Format • Show Tables vs Old Text • Including density chart. Page 13 of 93 • Map changes • Zoning Framework • Zoning Districts –Overlays • PUD Options • Key Topics • Neighborhood Design • Telecommuting/Home Occupation/Home Based Business • Fence Permits • Next Steps City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 14 of 93 Master Plan Goals City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  4 Master Plan Goals • Clearly define Housing Density on “Significant Undeveloped Lots” • Develop nodes of walkability in Standale, Remembrance/Leonard, and Alpine south of I-96 Page 15 of 93 • Ensure new development is high-quality and built to last • Create a network of residential streets that is connected by does not encourage cut-through traffic • Enhance and redevelop aging shopping centers City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 16 of 93 Organizational Structure City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  6 Zoning Ordinance Table of Contents Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 17 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  7 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 18 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances Existing Zoning Ordinance with Minimal Changes City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  8 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 19 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances Existing Zoning and Subdivision Ordinances, plus policies developed by Subcommittee. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  9 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 20 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances 2022 Sign Ordinance City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  10 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 21 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances Consolidation of land use lists from current Zoning Ordinance into a table, plus revisions by Subcommittee. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  11 Old Format Page 22 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  12 Page 23 of 93 New Table of Uses City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  13 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 24 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances Section 94-188 of the current Zoning Ordinance City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  14 Old Format Page 25 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  15 New Format Page 26 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  16 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 27 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances New Districts Developed by Subcommittee. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  17 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 28 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances Consolidation and clarity of existing policies, plus Overlays and new RPUD-3 option. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  18 Zoning District Maximum Housing Units Per Acre AA 1.00 A 3.67 A-2 6.70 SA 3.67 S 1.75 ARM 8.00 Residential Density Page 29 of 93 ARM-1 8.00 RMT 8.00 Table RPUD-1 8.00 RPUD-2 8.00 RPUD-3 None MPUD 8.00 Standale Overlay 8.00 Consolidation and clarity of Remembrance Overlay existing policies, plus Overlays 8.00 Alpine Overlay and new RPUD-3 option. 8.00 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  19 Where did it come from? Article 1: In General Article 11: Planned Unit Developments Article 2: Definitions Article 12: Site Design Article 3: Administration and Enforcement Article 13: Neighborhood Design Article 4: Establishment of Zoning Districts Article 14: Mobile Home or Trailer Parks Article 5: Table of Uses Article 15: General Provisions Page 30 of 93 Article 6: Uses with Additional Conditions Article 16: Signage Article 7: Schedule of District Regulations Article 17: Non-Conformities Article 8: Overlays Article 18: Approval Processes Article 9: Approved Precise Plats Article 19: Zoning Board of Appeals Article 10: Residential Density Allowances Subdivision Ordinance Construction Standards New Policies City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 31 of 93 Zoning Framework - Districts City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  21 AA Agricultural • 1.00 Housing Units Per Acre Page 32 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  22 Page 33 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  S Suburban 23 Residential • 1.75 Housing Units Per Acre Page 34 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  24 Page 35 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  SA Suburban 25 Residential • 3.67 Housing Units Per Acre Page 36 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  26 A Single Family • 3.67 Housing Units Per Acre Page 37 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  27 Page 38 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  28 A2 Duplex • 6.70 Housing Units Per Acre Page 39 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  29 Page 40 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  30 ARM-1 Multi- Family • 8.00 Housing Units Per Acre Page 41 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  31 ARM-MULT Multi-Family • 8.00 Housing Units Per Acre Page 42 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  32 Page 43 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  33 RMT Mobile Home Park • 8.00 Housing Units Per Acre Page 44 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  34 Page 45 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  35 Commercial District Consolidation Page 46 of 93 Old New City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  36 C-1 Local Commercial • Combines Existing C-1 and C-2 Districts Page 47 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  37 Page 48 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  38 C-2 General Commercial • Combines Existing C-3 and C-4 Districts Page 49 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  39 Page 50 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  Land Use C-1 C-2 40 Retail Permitted Permitted Restaurants Permitted Permitted Personal Service Permitted Permitted Office Permitted Permitted Drive-Thru Special Use Special Use C-1 vs C-2 Page 51 of 93 Gas Station Special Use Special Use Hotels Special Use Permitted Theater/Sports Special Use Permitted Arena Auto Repair Special Use Permitted Car Wash Prohibited Special Use Auto Sales Prohibited Special Use City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  41 ORP Office, Research, and Parking Page 52 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  42 Page 53 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  43 Industrial District Consolidation Old Page 54 of 93 New City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  44 I-1 Light Industrial • Combines Existing ML and MP Districts Page 55 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  45 Page 56 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  46 I-2 General Industrial • Formerly called MH Page 57 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  47 Page 58 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 59 of 93 Zoning Framework - Overlays City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  49 How do Overlays work? • Supersede underlying zoning on certain topics (allowable land uses, setbacks, building heights, site design) • New construction must follow all Overlay regulations. Page 60 of 93 • Existing buildings subject only “Upgrades to Existing” provisions. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  50 Upgrades to Existing Page 61 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  51 Standale Overlay • Replaces SDD Standale Downtown District Page 62 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  52 Standale Overlay • Replaces SDD Standale Downtown District Page 63 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  53 Page 64 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  54 Remembrance Overlay • Supersedes Underlying Zoning Page 65 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  55 Remembrance Overlay • Supersedes Underlying Zoning Page 66 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  56 Page 67 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  57 Page 68 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  58 Alpine Overlay • Supersedes Underlying Zoning Page 69 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  59 Alpine Overlay • Supersedes Underlying Zoning Page 70 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  60 Page 71 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 72 of 93 Zoning Framework – PUD Options City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  62 PUD Planned Unit Development • Flexible Zoning Option allowing for “give and take” between developer and City. • Allows for individualized design for unique sites. Page 73 of 93 • But comes with its own set of rules and guidelines. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  63 RPUD-1 • Single Family • 6.70 Units Per Acre Page 74 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  64 Page 75 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  65 RPUD-2 • Multi-Family • 8.00 Units Per Acre Page 76 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  66 Page 77 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  67 RPUD-3 • NEW • Multi-Family • 8.00+ Units Per Acre • Quality Required • Open Space • Amenities Page 78 of 93 • Bike Paths • Outdoor Space (Balcony, Rooftop Deck, Gathering Space) City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  68 Page 79 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  69 Page 80 of 93 City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 81 of 93 Key Topics City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  71 Connected Streets Page 82 of 93 Neighborhood Design City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  72 Multiple Entrances Page 83 of 93 Neighborhood Design City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  73 Preserved Green Space Page 84 of 93 Neighborhood Design City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  74 Bike Paths Page 85 of 93 Neighborhood Design City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  75 Sidewalks Page 86 of 93 Neighborhood Design City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  76 Short, Infrequent Cul-De-Sacs Page 87 of 93 Neighborhood Design City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  Telecommuting/Home Occupation/ 77 Home Based Business Regulation Telecommuting Home Occupation Home Based Business Exterior Evidence No Yes Yes Page 88 of 93 Off-Site Employees No No Yes On-Site Retail Sales No No Yes Vehicle Repair No No Yes On-Site Lessons No Up to 3 Students More than 3 Students Hair Salons No 1 Chair More than 1 Chair Approval No Permit Required No Permit Required Special Use Permit City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  Telecommuting/Home Occupation/ 78 Home Based Business Regulation Telecommuting Home Occupation Home Based Business Office, Storage, Repair, Production, or Use of Accessory Buildings Office or Storage Only Office, Storage, or Production Sales United States Postal Service, Private Page 89 of 93 United States Postal Service or Private United States Postal Service or Private Delivery Company, or Two-Axel Vehicle Deliveries Delivery Company Delivery Company Operated by the Home Based Business or a vendor of that business. Allowable Hours Open to the Public None By Appointment Only 8 AM to 6 PM No more than 10% expansion of Exterior Alterations to the Home Prohibited Prohibited footprint or height to accommodate facilities for business Must be enclosed within screening Outdoor Storage Prohibited Prohibited fence at least 6 feet high Freestanding signage as permitted in Freestanding signage as permitted in Signage Prohibited Zoning District, with approved Sign Zoning District, with approved Sign Permit Permit Outdoor Activities (including production, Must be enclosed within screening Prohibited Prohibited repair, services, lessons, etc) fence at least 6 feet high City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  79 Fence Permits • Not currently required. • Must be obtained before constructing any fence. Page 90 of 93 • One Fence Permit would serve as both Zoning Permit and Building Permit. City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 91 of 93 Next Steps City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023  81 Next Steps • December 6: Planning Commission Public Hearing • December 18: City Commission First Reading Page 92 of 93 • January 8: City Commission Adoption Vote City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023 Page 93 of 93 Q&A City of Walker Zoning Ordinance Update Joint Meeting · Novem ber 15, 2023