Multi-Family Task Force - City of Blue Springs, MO

5th Annual
Developers Training Workshop
February 24, 2009
Multi-Family Task Force:
New Zoning and Design Standards
Unified Development Code
(UDC): Recent Changes
Sign Code (’00)
„ Planned Residential Overlay (’01)
„ Telecommunications Ordinance (’01)
„ Redevelopment Modification Plan (’03)
„ Mixed-Use Overlay (’05)
„ Downtown Master Plan & Development
Code (’07)
„ Property Maintenance Code (’08)
„ Multi-Family Residential Zoning &
D i St d d (’08)
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Multi-Family Task Force
Members & Meetings
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Sheila Solon—City Councilman; Task Force
Chairman
David Brouse, Ed.D.—Blue Springs School
District
Michael Parker—Parker Construction;
Planning Commissioner
George Abbott—Planning Commissioner
Meetings & Presentations
May – September 2008
8 meetings
1 housing tour (Lee’s Summit)
1 group presentation (EJC Builders Assoc.)
2 public workshops
Comprehensive Plan
Amendments & Rezoning
Since 2000, the Comp. Plan has
incorporated multi-family residential
designation changes 10 times.
„ Since 2000, 18 projects have been
rezoned to multi-family residential.
„ The most effective method for
regulating multi-family residential
growth is by remaining
committed to the adopted
Comprehensive Plan, Zoning
Code, and Design Standards.
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Places and Plans Reviewed
Independence, MO
„ Lee’s Summit, MO
„ Lenexa, KS
„ Liberty, MO
„ Merriam, KS
„ Olathe, KS
„ Overland Park, KS
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New Zoning Changes
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The Task Force has drafted four (4)
new Districts for Multi-Family:
TF: Two Family District
„ MF-10: Low Density Multi-Family
District
„ MF-14: Moderate Density Multi-Family
District
„ MF-18: High Density Multi-Family
District
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¾ Elimination
of MF-20 and CB
Zoning Districts
New Zoning Changes
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Open Communication:
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A new step in the planning process
where developers are encouraged to
meet with adjacent neighborhoods and
developments, as well as go through
CPTED review for safety.
CPTED
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Crime Prevention Through
Environmental Design
New Zoning Changes
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Open Space
Requirements:
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Current code only
requires 10% for
open space.
New code would
require a minimum
of 40% open
space.
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Height & Density
Requirements:
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MF-18 will allow up to 5
stories (65’ max.), while
the current MF-20 allows
only 3-4 stories (45’ max.)
Maximum number of units
per floor requirement
(varies by zoning district)
encourages buildings to
go up, rather than out.
New Zoning Changes
AMLI Clear Creek, Overland Park, KS
New Zoning Changes
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Garages:
Front-facing garages have increased
setbacks
„ Side-entry garages are encouraged
„ Alley-entry garages are also
encouraged, with the incentive of a
reduced setback to four (4) feet from
the lot line.
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New Zoning Changes
Adams Pointe Village
Existing Multi-Family in
Blue Springs
Autumn Place Apartments
Existing Multi-Family in
Blue Springs
V
Village at Adams Dairy
New Design Standards
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Four-Sided Design
Garages:
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Shall not comprise more
than the greater of
50% of the total length
of the front façade
“Architecturally
Enhanced” doors allow
an additional 10% (to a
total of 60%) of the
front façade to be
encompassed by the
garage.
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Licensed Architect:
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The development
plans (color
renderings &
building elevations)
shall be properly
sealed by a
registered architect
licensed in the State
of Missouri.
New Design Standards
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Housing Mix:
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Developments will
include a mix of
housing styles, such
as townhomes,
condominiums, and
single-family units to
encompass a range
of income levels
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Pedestrian Circulation:
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Developments shall be
linked with safe,
attractive pedestrian
connections both along
the street and on open
space greenways
An on-site system of
pedestrian walkways
shall be designed to
provide direct access
and connections to
adjoining uses
Development example under New
Zoning and Design Standards
Stonepost Ranch, Overland Park, KS
Development example under New
Zoning and Design Standards
Stonepost Ranch, Overland Park, KS
New Design Standards
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Security and Crime Prevention (CPTED):
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Territorial Enforcement—features that define property
lines and distinguish private spaces from public spaces
using landscape plantings, pavement designs, gateway
treatments
Natural Surveillance—keeping intruders easily
observable using features that maximize visibility of
people, parking areas and building entrances
Access Control—designing streets, sidewalks, building
entrances and neighborhood gateways to clearly
indicate public routes and discouraging access to
private areas with structural elements
Activity Support—placing new or existing activities in
an area so that individuals engaged in a particular
activity become part of the natural surveillance of
other areas
Maintenance—preserving properties to facilitate the
principles of CPTED
New Design Standard
Changes
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Open Space Requirements:
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Active open space
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Walking and biking trails
Play structures for children
Sports fields
Swimming pools
Open Space example under New
Zoning and Design Standards
AMLI at Summit Ridge, Lee’s Summit, MO
New Design Standard
Changes
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Open Space:
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Passive open space:
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Preserved natural areas, including areas unsafe for
or not easily accessible to pedestrians, such as steep
slopes and wooded preserves
Seating, such as picnic tables or gazebos
Landscaped courtyards or gardens
Potential Developments with New
Zoning and Design Standards
The Fairways at Lakewood, Lee’s Summit, MO
Potential Developments with New
Zoning and Design Standards
AMLI at New Longview, Lee’s Summit, MO
Changes Recommended from
Public Workshops
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Removed trail landmark
requirements
Parking spaces per unit modified to
nearly match that in the original
standards
Trash enclosures added as an
“accessory structure”
Trail width changed to 6-8 feet
Stained wood allowed on porches
and balconies
Number of dwelling units permitted
per floor on MF-18
Architect-sealed color renderings &
building elevations
Changes to Draft Code from
Public Workshops
The Gardens at Creekside, Olathe, KS
Recommendations to City
Council (Nov. ’08)
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Task Force unanimously
recommended full adoption
Police Department to
participate in City Staff’s
Development Review Process
(CPTED, etc.): 7-10 day review
deadline, same as Fire Districts
NEXT…?
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Review of current Single-Family
and Commercial Zoning and
Design Standards
Review of the new code within
1-2 years
Code Introduction to Public
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City website (current)
Developers Workshop presentation (Today!)
Design Standards “Cookbook” (Coming Soon!)
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This flowchart
illustrates how the
new changes will
affect current and
new construction
Questions?...
Scott H. Allen, AICP
Community Development Director
(816) 228-0211
sallen@bluespringsgov.com
www.bluespringsgov.com
Thank you!