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RCA Attachment E <br />Bryan Lloyd <br />From:Bryan Lloyd <br />Sent:Monday, October 31, 2022 10:51 AM <br />To:'PHIL TOCONITA' <br />Subject:RE: Request for clarification PCA Nov. 2, Item No. 6A <br />Hi,Mr.andMrs.Toconita. <br />Thankyouforyourcommentsandinsightfulquestions.Wecancertainlydiscussanyofthetopicsinfurtherdetailona <br />phonecallifyou'dlike,butI'llbeginbyansweringyourquestionsinthisemail. <br />\[ğƓķ <br />ƭĻIźƭƷƚƩǤʹ <br />Sincethesitehasbeenvacantforsometimeandtheproposedredevelopmentissubstantiallydifferentfromwhathad <br />beenthereinthepast,thepreviousvarianceapprovalsnotedinthestaffreportdon'treallyhaveanybearingonthe <br />futuredevelopmentofthesite.Thisisastandardpartofthesereportsandtheinformationisonlyprovidedforthesake <br />tepicture,ifyouwill,ofwhattheCityhasbeenaskedtoconsiderinthepast. <br />ofpaintingamorecomple <br />I5w5źƭƷƩźĭƷƭʹ <br />First,HDRissimplyanabbreviationof"highdentisyresidential",andIseenowthatneglectedtowriteoutthedistrict <br />namesinthereportbeforeabbreviatingthem.TheHDR1and2districtswerecreatedunderapreviousversionofthe <br />zoningcode;asthereportindicates,theyallowedhighdensityresidentialdevelopmentattwolevelsofdensity:HDR1 <br />permitteduptoadensityof24dwellingunitsperacreandHDR2permittedmorethan24dwellingunitsperacre. <br />Underthispreviousversionofthezoningcode,theHDR2districtwasavailableasatoolwithwhichtheCityCouncil <br />couldapproveresidentialdevelopmentswithgreaterdensitythantheHDR1district.Forratheresotericreasonsthatwe <br />cantalkaboutifyoulike,theCityCouncilneverusedtheHDR2district,whichsuggeststherewasn'tmuchvaluein <br />havingthosetwoHDRzoningdistrictsinthezoningcode.Inlastfall'szoningupdate,therefore,thosetwoformer <br />districtswerereplacedwithasingleHDRdistrictthatallowedtheCityCounciltoconsiderapprovingresidential <br />developmentproposalswithgreaterdensityinaway(i.e.,withconditionaluses)thatgivestheCitymorecontrolover <br />theoutcomes. <br />/ƚƓķźƷźƚƓğƌ <br />ƭĻƭʹ <br />Thebasicpurposeofthezoningcodeistospecifywhatlanduses(e.g.,houses,apartments,retailstores,restaurants, <br />offices,schools,placesofworship,factories,warehouses,etc.)areallowedinagivenlocationandregulatehowthose <br />thingsarebuilt(e.g.,theirminimumsetbacks,maximumheight,etc.).Inagivenzoningdistrict,landuseswilleitherbe <br />permitted(whichmeansthattheownerofthepropertydoesn'tneedCityCouncilapprovaltodoit),prohibited,or <br />"conditional"inazoningdistrict,itessentiallymeanstheuseisgenerallyfinebut <br />conditional.Ifalanduseisidentifiedas <br />theCityhastheopportunitytoreviewaspecificproposaltoevaluatewhetheritcouldbeexpectedtohavesignificant <br />adverseimpactsinitsparticularlocationand,ifso,toeitherdenytheproposalorapproveitwithsomecarefullychosen <br />conditionstomitigatethepotentialadverseimpacts.Inthiscase,aresidentialdevelopmentatadensityabove24units <br />peracreandupto36dwellingunitsperacreisaconditionaluseintheHDRzoningdistrict.ThereforetheCityisableto <br />reviewtheapplicant'sproposalforitspotentialtohaveadverseimpactsintheparticularlocationwhereit'sproposed <br />andestablishrequirementstomitigateanysuchimpactsor,iftheanticipatedimpactsarefoundtobetooseveretobe <br />mitigated,torefusetoapprovetheapplication. <br />5ĻƓƭźƷǤ.ƚƓǒƭʹ <br />Anotherpartofthezoningcodeattemptstoencouragedeveloperstoprovidemoreoftheirrequiredparkingstalls <br />withinstructures(e.g.,ingaragesunderneathanapartment)ratherthaninlargesurfaceparkinglots.Onewayof <br />encouragingthisistoallowthedeveloperstoearntherighttobuildmoreapartmentunitsthanthezoningstandards <br />indicateinexchangeforbuildingenoughstructuredparking.It'simportanttonotedeveloperscan'tbuildinfinitelymany <br />1 <br />Page 11 of 13 <br /> <br />