High Density Development Ordinance

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High Density Development Ordinance
January 21, 2008
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Primary Goal

• To create appropriate protection and
  predictability for single family residential
  neighborhoods by creating an enhanced level of
  mobility review and action for specific high
  density developments. This review and action will
  cover
• Traffic impact
• Access management
• Emergency Services access
• Stakeholder Group includes Community
  Representatives, Development Community and
  subject matter experts.

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Why Narrow?

• Goal for this ordinance is to address only those
  projects with the most obvious significant impact
• Avoid unintended adverse impacts
• Continue to encourage appropriate development for
  the economic health of the city

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How Narrow?

• Applicable only to projects that are
• High density
• Abutting a local or collector street
• In a single family residential area
• Not within 1400 of a transit station
• Are projected to create a significant traffic
  impact
• 100 or more net increased peak hour trips on
  uncongested streets
• 50 or more net increased peak hour trips on
  congested streets

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Definitions under Discussion

• High Density
• 100 residential development that exceeds a
  density of 70 or more dwelling units per acre OR
• Any other development that exceeds a Floor Area
  Ratio of 3
• Residential Area
• Any project proposed to be constructed abutting
  any local or collector roadway AND
• Surrounded (within 1000 feet of the projects
  perimeter) with 60 or greater (by area) single
  family residential (SFR) properties.

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Definitions under Discussion (cont.)

• Performance Analysis Area
• All site access driveways
• All adjacent signalized non-signalized
  intersections
• The first non-adjacent controlled intersection on
  all adjacent streets, in all directions.
• The first intersection with a collector or
  thoroughfare crossing streets, but not more than
  ½ mile from the edge of the site.

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Performance Standards

• Traffic generated by the development will not
  reduce the LOS of any uncongested intersection
  within the study areas to below LOS D
• Traffic generated by the development will not
  increase by more than 10 percent the existing
  average delay at any signalized congested
  intersection within the study area or the delay
  of any LOS E or F approach at any unsignalized
  intersection within the study area

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Example Test Project

• Proposed Development
• Mixed Use Development
• 20 Floors
• 200 Units
• 25,000 Retail
• 1.03 Acres Land Area
• Previous Use
• S.F. Residential 4 Units
• Church

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Filter Outcome of Test Project

• Abuts Local and Collector Yes
• S.F. Land Area 1000 Feet 68
• S.F. Land Area 1000 Feet 87
• 1,400 Feet from Transit Station Yes
• Net Density 190
• FAR 6.02
• Net Peak Traffic 165
• Mobility Analysis Required

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M. A. required for Test Project

• Option 1 Meet performance analysis
• Option 2 Change the project by removing
• 100 units or
• retail to 19,000 sq. ft.
• Option 3 Mitigation allowing performance
  standards met. On-site mitigation- curb cut
  locations, turning movements. Off-site mitigation
  - traffic intersection improvements (signals,
  left turn lane)

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Schedule

• Stakeholder meetings
• January 24th January 31st
• Next Committee presentation
• February 4, 2008
• Council consideration
• February 6, 2008