75B - PH - ADAPTIVE REUSE ORD - Laserfiche WebLink

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Zoning Ordinance Amendment No, 2014 -02 October 27, 2014 Page 2 Housing Opportunity Ordinance — The draft ordinance has been modified to state that adaptive reuse Projects shall be in compliance with the City's Housing Opportunity Ordinance. Uses on the Ground Floor — The language within Section 41 -1652 (b)(2) has been clarified to identify the type of uses allowed on the ground floor. In addition, a maximum of 50 percent of the ground floor may be used for noncommercial /retail space. Consideration of Post 1974 Structures — The intent of the adaptive reuse ordinance is to incentivize the reuse of older vacant and underutilized structure that are considered to be obsolete, with buildings built before adoption of the 1974 building codes more suited as adaptive reuse projects. Clarification on the Applicability of Historic Codes - Section 41 -1652 (bX5) has been modified to clearly note that Chapter 30 (Historic Structures) is applicable to adaptive reuse projects. Open Soace - Staff reviewed the open space standards for an adaptive reuse project in relation to new residential developments in the City. In reviewing the open space requirement for new projects, it was found that the City's existing open space requirements are twice the rate than what is proposed to be provided for adaptive reuse projects, which is warranted since new residential projects are typically built on vacant sites. The 10 percent requirement for adaptive reuse projects can be satisfied through a combination of interior open spaces (community rooms, recreation rooms, etc.), roof top amenity decks (seating, pools and spas), or other open space solutions at a rate that will adequately serve the project. The City's overall lack of open space, the need for open space as an amenity for adaptive reuse projects, and the likelihood that little or no open space can be provided at the ground level, makes it imperative that sufficient open spaces be incorporated into these projects. Given the need to balance adequate open space while providing an incentive via a reduced rate of open space for these projects, the 10 percent rate is appropriate for adaptive reuse projects. Inclusion of South Main Street District - Staff looked at extending the boundaries of adaptive reuse projects to include the South Main Corridor. In reviewing this segment, it was determined that the strength of this corridor is its place as a distinct commercial corridor in the City that has unique zoning standards that promote reinvestment along South Main Street. Further, this corridor consists of smaller, single -story buildings that are not ideal candidates for reuse as residential units and would not benefit from the Building and Fire Code advantages of the proposed ordinance. Maintaining the zoning as is along South Main Street will continue to encourage the viability of South Main as a commercial corridor. Public Works Agency Requirements — The draft ordinance has been modified to incorporate language that will allow adaptive reuse project to have the ability to obtain incentives from Public Works Agency related requirements. The development standards in the proposed ordinance, in conjunction with standards already in place in the Municipal Code, will result in quality at a level similar to new development projects. Further, the proposed ordinance will incentivize the reuse of existing buildings and will establish provisions for significant upgrades to the interior of these structures. 75B -4