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�.,� �� y ...,u.. .,Nu..... Zoning Districts: General Comments • Existing zoning districts are linked to the land use classifications in Accessory Building the 2000 Comprehensive Plan, not the 2009 plan. Linking the zoning envelope districts to the 20091and use classifications will be fairly straightforwarc with the possible exception of some of the potential miYed-use and redevelopment areas within the City. • The sequence of residential districts seems out of synch with the Low — Medium — High Density categories of the Comp Plan. It appears that some of the residential districts were developed for highly specific purposes and applied to relatively small areas. However, it's important to recognize that the City's residential pattern is largely stable and well-established. Abrupt changes in zoning should probably be avoided. Rather, these districts could benefit from streamlining and clarification. • Many higher-density residential developments have used the PUD process, indicating that the existing zoning lacks sufficient flexibility. Can some degree of flexibility be built into the base residential zoning districts? • We understand that there is a need for improved design standards and procedures to allow the expansion of existing small-lot single-family dwellings, particularly in lakeshore areas. • The large number of business districts contrasts with the relative lack of miYed-use districts, and tends to result in the use of the PUD process for miYed-use projects. • The fact that residential uses are not permitted within most business districts also leads to PUD use. • lhree-story maYimum height in most business districts makes miYed-use less economically feasible. • 1he standard 30-foot front yard setback in business districts works against a pedestrian orientation and tends to push parking to the front of buildings. • The requirement for a separate PUD for most uses within the B-6 District points directly to the advantages that a form-based approach could provide within the Community Mixed Use area. The PUD process provides ample opportunities for design review, yet each PUD must essentially write its own rules within the larger framework of the Twin Lakes AUAR and redevelopment plan. A form-based code in these areas will make the desired urban form for the Community MiYed Use area explicit and understandable. • The desirability or viability of mixed use in a variety of locations throughout the City at a variety of scales should be explored. For example, redevelopment of the Hamline Shopping Center is envisioned in the Comprehensive Plan as a miY of residential and commercial uses, although separate land uses are indicated on the plan. Many form-based codes establish a simple typology of neighborhood, community and Primar Buildir envelo FrontYard � referto Frontage ma� / / Building and Parking Placement Examples: Residential and Mixed-Use GUNINGHAM G R O U P