Department: Public Works, Planning Division
Staff Contact: Zachary Moore, Planner II
Subject: UDO19-0001 Amendments to Chapter 18.15
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Item Description:
Discussion regarding proposed amendments to Chapter 18.15 of the Unified Development Ordinance (UDO19-0001) pertaining to Building Design and Site Design Standards. Planning Commission recommends approval 7-0. (30 min)
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Summary:
The proposed language included in this packet for your review and discussion tonight includes draft updates to the City’s Composite Design Standards Chapter of the Unified Development Ordinance (UDO). Staff collaborated with various developers, architects, and applicants as we began this process to identify areas to improve the architectural standards listed in the UDO. We also engaged the services of Christopher Shires, with Confluence, to assist in this effort. The proposed language reflects the City’s effort for higher quality development and redevelopment, as well as providing clearer direction to applicants on the City’s standards and expectations.
COMMUNITY COLLABORATION:
From the onset of this project, staff recognized the importance of collaborating with the development community, local architects, and others. Local architects, engineers, and developers were invited to attend a four-hour workshop on February 13, 2019. At the workshop, we went through the draft line by line, in a detailed review and group discussion. We obtained great feedback, suggestions, and comments from attendees.
Collaboration did not stop there as we continued discussions throughout this process over the next 7 months. Opportunities for discussion and feedback occurred at our annual Developer’s Open House on April 5, 2019 and an Architecture Update Open House on August 2, 2019. This was in addition to the many calls, interviews, and informal meetings held with various stakeholders this spring and summer. Throughout this process, many individuals expressed their gratitude in the level of engagement we have had and complimented our outreach efforts.
PUBLIC HEARING DISCUSSION:
The public hearing was held before the Planning Commission on July 22, 2019. At this hearing, several EIFS distributors thanked staff for the time spent with them and presented their request for EIFS to be considered a Class 1 material rather than the Class 3 material as proposed. Letters of recommendation from the EIFS distributors are included in this packet.
After the discussion, the Planning Commission agreed with staff’s recommendation to maintain the use of EIFS as a Class 3 material. Planning Commission recognized that the new language provides greater flexibility for use of this material than the existing UDO, so if a proposal wishes to use EIFS at different levels they have the ability to ask.
Travis Schram of Grata Development spoke with concerns about the costs associated with higher expectations for quality development and requested more time to review the documents. We explained that there would be another open house prior to placement on the City Council agenda for any stakeholders to attend who may have questions or further comments.
ADDITIONAL UPDATES:
Through our ongoing discussions with local architects and developers, we have updated the building materials classifications to more accurately reflect current practices and encourage high quality development. This involved natural stone paneling, synthetic stone veneer, and synthetic stone paneling. To improve readability, updates were also made to the verbiage for single family homes on lots less than 7,200 square feet. Other updates include minor stylistic changes to existing language, which do not change requirements or standards. In addition, to improve readability for the user, a statement directing the reader to the appropriate section of code for plantings and lighting has been added.
Following the open house, Travis Schram of Grata Development provided a letter requesting the following changes to the building materials table:
1. Class 2 materials be allowed as major materials (moved up to Class 1) on primary and secondary façades for residential buildings.
2. Synthetic stone reclassified to Class 1.
3. Cement fiber boards (panels and siding) reclassified to Class 1.
4. Authentic Hardwood being reclassified to Class 2.
As stated above, staff is recommending that synthetic stone be classified as a Class 1 material, based on research of synthetic stone use throughout the City in recent years and ongoing discussions with architects and developers. However, after full review and vetting of Mr. Schram’s additional requests, staff is not recommending these other items be re-classified. If these changes were made, it would result in a lowering or reduction of existing code requirements. This would also allow other materials such as concrete masonry units to be used as a primary material on residential buildings which does not align with the City’s goals and vision for development.
ATTACHMENTS:
Attachment A contains the proposed new language for the Building Design Standards. Attachment B contains the proposed updates to the Site Design Section. Attachments C and D contain the July 22 Planning Commission Staff Report and Meeting Minutes, respectively. Attachment E contains the letters of recommendation from EIFS manufacturers and the letter from Mr. Schram referenced in this report.
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Financial Impact:
None.
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Action Needed:
1. Discuss the proposed amendments. Unless otherwise directed, staff will place Ordinance 19-XX (UDO19-0001), on the October 15, 2019 City Council agenda for formal consideration.
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Attachments:
A. Updated Draft for Building Design Standards
B. Updated (redline) Amendments to Table of Contents and Site Design Standards
C. July 22, 2019 Planning Commission Staff Report
D. July 22, 2019 Planning Commission Meeting Minutes
E. Stakeholder Letters Received