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AGENDA ORO VALLEY TOWN COUNCIL STUDY SESSION SEPTEMBER 12, 2007 ORO VALLEY TOWN COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE STUDY SESSION - AT OR AFTER 5:30 p.m. CALL TO ORDER ROLL CALL 1. DISCUSSION REGARDING THE POSSIBLE IMPLEMENTATION OF A STORMWATER UTILITY SERVICE FEE 2. DISCUSSION REGARDING PERMITTING RELIGIOUS INSTITUTIONS IN ALL ZONING DISTRICTS EXCEPT FOR PARKS AND OPEN SPACE, TO REPLACE CHURCH, SYNAGOGUE, OR TEMPLE WITH RELIGIOUS INSTITUTION IN CHAPTER 31, DEFINITIONS AND THROUGHOUT THE ORO VALLEY ZONING CODE REVISED, AND TO ELIMINATE THE "C" (CHURCH) FROM THE PRIVATE SCHOOLS AND CHURCHES (PS&C) ZONING DISTRICT ADJOURNMENT POSTED: 09 05 07 12:00 noon cp The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk's Office at (520)229-4700. TOWN OF ORO VALLEY Page 1 of 3 COUNCIL CO CATION STUDY SESSION: September 12,2007 TO: HONORABLE MAYOR AND COUNCIL FROM: PHIL TRENARY, OPERATIONS DIVISION MANAGER SUBJECT: Study Session with Mayor and Council and the Stormwater Utility Commission to discuss the possible implementation of a Stormwater Utility Service Fee. SUMMARY: The Oro Valley Stormwater Utility Commission has had two previous study sessions with Mayor and Council. The first study session was held September 27, 2006 and the second June 11, 2007. Highlights from each study session are as follows: September 27, 2006 Study Session: 1. Introduction and short history of the Stormwater Utility Commission. 2. Explanation of Oro Valley's Stormwater Management Plan that addresses Quantity and Quality issues. 3. Introduction of the Stormwater Management Program Goals: A Meet legal requirements B. Accomplish good public stewardship C. Supports good business practices 4. Challenges facing the Town of Oro Valley regarding Stormwater Management Program A. The program is under funded. B. There is no dedicated funding source. C. It is Reactive not Proactive. D. Needs to be competitive for funding with Pima County Regional Flood Control District. 5. The Stormwater Utility Commission recommended that a Stormwater Utility budget be increased to meet the short falls discussed, by either increasing general funds or by implementation of a new Stormwater Utility Service Fee. 6. The Mayor and Council instructed the Stormwater Utility Commission to return for a second Study Session to respond to the following items: A. How do Pima County and other local communities pay for their Stormwater Management Programs? B. Draft a 5-year projection of the Stormwater Management Plan including necessary budgets. C. Present an update regarding the status of Quality and Quantities issues in the Town. TOWN OF ORO VALLEY Page 2 of 3 COUNCII..COMMUNICATION STUDY SESSION: September 12,2007 June 11, 2007 Study Session: 1. Review of Oro ValleyStormwater Management Plan approved by Resolution(R) 02-80. A. Water Quality— Stormwater Management Plan B. Water Quantity—Floodwater Operations Plan 2. Review and self analysis on how our current program is functioning. A. Water-quality program u.ali not maintaining compliance with Arizona Department Environmental Quality,ADEQ permit. B. All waterq uantity issues funded from Public Works Street budget. p C. No funds available to compete for Pima County Regional Flood Control District funds. (preliminary design for projects) 3. Discussed budget program priorities. p 4. Explained what would be provided by the Stormwater Management Program. 5. Discussed howCounty Pima and other local communities use general funds to pay for their Water Quality and Water Quantity programs. 6. Mayor and Council directed the Stormwater Utility Commission to address the following issues: A. How a utility service fee would be collected? B. Show revenues and deliverables for$1.90, $2.40 and $2.90 ERU levels. This StudySession will discuss the items requested by Mayor and Council: 1. How the Stormwater Utility Service Fee will be billed and collected. A. Residents served by Oro Valley Water Utility B. Residents served by either Metro Water or Tucson Water. 2. Discussion on calculation of ERU's for residential and commercial properties. 3. Discussion on revenues and deliverables for$1.90, $2.40 and $2.90 ERU levels. 4. Explain the proposed budget and start up cost. 5. Time tablerequiredMayor if the Ma or and Council authorizes the Stormwater Utility Service Fee. 6. Staff responsibilities by position ATTACHMENTS: 1. Copy of Stormwater Utility Fee Power Point Presentation. 2. Detail of Stormwater Utility staff responsibilities FISCAL IMPACT: The approved 2007-2008 Stormwater Budget of$219,179.00 is paid out of the General Fund. Indirect costs of$75,000.00 to $100.000.00 to Public Works Street Department budget for yearly monsoon cleanup and erosion damage repair. TOWN OF ORO VALLEY Page 3 of 3 COUNCII.COMMUNICATION STUDY SESSION: September 12,2007 Funds collected through a Stormwater Utility Fee at either the $2.40 or$2.90 per ERU would enable Town staff to complete minor Capital Improvement Projects and provide design for major Stormwater projects with the opportunity to secure funding from Pima County Regional Flood Control District. C-317(74:44.4 Phil Trenary, Operations iv. 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X. : 111.111111.1111 4 L a r' V3;;;;L (/) ,,,,.,,,, ..,:::, F ,, /�� err Illi -..,'.': ,-,..:::--;-:_•.-:„;!,,,,,,„,.., "J� .y Dxa .V '_ F�a_z ,.r+Yt .„.,...,,, i4 b'R 4v,,,,,,:..,,,,,,„.,:,„,„„,„,.,,,.,,l� STORMWATER MANAGEMENT PROGRAM STAFF RESPONSIBILITIES BY POSITION Operations Division Manager • Supervises Stormwater Manager • Serves as Town's Floodplain Administrator • Develop and monitors stormwater program budget • Moves items needing managerial/council approval through Town's hierarchical system • Assists Stormwater Manager in technical development of drainage/erosion projects to be submitted for Pima County Regional Flood Control District (PCRFCD) or FEMA funding Stormwater Manager • Liaison with ADEQ/EPA on regulatory requirements/changes effecting Town's stormwater management plan • Ensures ADEQ (Arizona Dept. of Environmental Quality) compliant stormwater management program with input from the stormwater utility commission (SWUC) • Maintains stormwater fee billing procedures via interaction with Town staff, City of Tucson Water Dept., Metro Water Dept., and the SWUC • Participates with PAG and other Pima County jurisdictions in developing stormwater quality activities and information documents • Oversees and directly participates in the completion of documents and tasks required by the ADEQ approved Stormwater Management Plan • Liaison with Arizona Department of Water Resources (ADWR), FEMA, and PCRFCD regarding floodplain management and flood insurance regulations • Oversees and participates in the maintenance of a FEMA/ADWR compliant Floodplain and Erosion Hazard Ordinance • Oversees and personally develops capital improvement project(CIP)proposals to submit to PCRFCD for funding support • Identifies problem areas within nationally declared disaster areas and collaborates in preparation of project worksheet submittals for ADEM/FEMA funding Stormwater Civil Engineering Technician • Assists in development and updating of Town's Stormwater Quality Ordinance • Maps Town's drainage system to include stormwater control features and discharge outlets • Maintains and updates drainage feature map and data base • Assists in development of and maintains inspection program/data base for detention and first flush basins and illicit discharge locations • Maintains Adopt-A-Wash program • Assists in or develops personally information brochures on stormwater quality and quantity • Identifies wash areas needing vegetation control and/or minor drainage repair and works with Town staff or temporary crews to remediate • Develops and maintains SWPPP submittal, review, and inspection procedures and record keeping • Assists in developing and conduct of training sessions and public presentations regarding stormwater management program requirements • Responds to and advises residents and Town staff on water-quality and drainage issues • Assists in developing CIP and FEMA projects for drainage improvements Temporary Crews • Perform vegetation management in Town washes as identified by program staff and allowed by budget • Make minor drainage repairs to Town drainage system. 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O- 0.. -0 Cn N iU £ (1)• p �) C1 O -� 0 cD O Q 0 0 CCD Stormwater Fund 5 Year Forecast Revised: 9/10/2007 Assumes $1.90 fee/ERU FY 2007/08 FY 2007/08 FY 2008109 FY 2009/10 I FY 2010/11 FY 2011/12 Budget Estimate 1 Carryforward Fund Balance $ 19,208 $ 19,208 $ 24,174 $ 24,350 $ 108,149 $ 179,634 Revenue: Monthly Stormwater Utility Fee/Unit $ 1.90 $ 1.90 $ 1.90 $ 1.90 $ 1.90 $ 1.90 Gross Revenues $ 473,510 $ 236,755 $ 482,032 $ 495,769 $ 504,341 $ 519,516 FEMA/PCRFC/Grant Funding 147,344 147,344 275,000 275,000 300,000 300,000 General Fund Subsidy 100,000 $ 620,854 $ 484,099 $ 757,032 $ 770,769 $ 804,341 $ 819,516 Expenses: Personnel 0.2 Operations Division Manager - - 22,346 23,955 25,662 27,476 1.0 Stormwater Program Manager 96,130 40,054 103,808 111,294 119,238 127,671 1.0 Civil Engineering Tech 56,338 56,338 67,024 71,936 77,125 82,610 Total Personnel: $ 152,468 $ 96,392 $ 193,178 $ 207,185 $ 222,025 $ 237,756 Contracts/Services Outside Professional Services 60,000 97.500 100,000 135,000 140,000 150,000 Temp. Labor(vegetation&erosion work) - - - - - Vehicle Repair& Maintenance 200 200 400 420 441 463 Equipment Repair&Maintenance 700 700 700 700 700 700 Telecommunications 300 300 600 600 600 600 Advertising 2,000 2,000 r 2,100 2,205 2,315 2,431 Printing&Binding 1,500 1,500 10,000 15,000 15,000 15,000 Travel&Training/Memberships 8,200 8,200 13,920 13,920 13,920 13,920 Non-Capitalized Equipment - - - - - - Bad Debt Expense 2,326 4,651 4,651 4,651 4,651 Office Lease 4,090 4,295 4,510 4,735 Amortization-Equipment - - - - Revenue Credits - 9,641 9,915 10,087 10,390 Total Contracts/Services: $ 72,900 $ 112,726 $ 146,102 $ 186,706 $ 192,224 $ 202,891 Supplies Postage 300 300 5,000 5,250 5,513 5,788 Office Supplies 1,500 1.500 3,500 3,675 3,859 4,052 Miscellaneous Other Operating 1,000 75,500 5,000 5,000 5,000 5,000 Field Supplies 1,500 1,500 1,575 1,654 1,736 1,823 Total Supplies: $ 4,300 $ 78,800 $ 15,075 $ 15,579 $ 16,108 $ 16,663 Capital Outlay Minor Assets 2,500 2,500 2,500 2,500 2,500 2,500 Vehicles 25,000 25,000 25,000 - - - Equipment - - - - Minor CIP Projects Drainage Projects,(major CIP) 163,715 163,715 275,000 275,000 300,000 300,000 Total Capital Outlay $ 191,215 $ 191,215 $ 302,500 $ 277,500 $ 302,500 $ 302,500 Transfer to General Fund 100,000 Total Expenses: i $ 420,883 $ 479,133 $ . 56,855 $ 686,970 $ 732,856 $ 759,809 Ending Balance/Contingency Reserve $ 219,179 i $ 24,174 I i $ 24,350 $ 108,149 $ 179,634 $ 239,341 1 Assumes likely budget scenario if utility fee not implemented until mid-year Assumptions: = Oracle Crossing, Steampump Village&O.V. Town Center sq feet based on a 40% developed area est. based on stats from O.V. Marketpla Assumes Growth in Benefits&Wages b Drainage projects 100%funded through outside sources b Cost Escalation 5% b Machinery Repair Cost Escalation: 10% C:\Documents and Settings\ptrenary\Local Settings\Temporary Internet FileslOLK1 A4\Stormwater 5 Yr Analysis(3) Stormwater Fund 5 Year Forecast Revised: 9/10/2007 Assumes $2.40 fee/ERU FY 2007/08 FY 2007/08 I FY 2008/09 FY 2009/10 FY 2010/11 FY 2011/12 i Budget Estimate 1 Carryforward Fund Balance $ 19,208 $ 19,208 $ 26,797 $ 87,442 $ 174,083 $ 231,389 Revenue: Monthly Stormwater Utility Fee/Unit I' $ 1.90 $ 2.40 $ 2.40 $ 2.40 $ 2.40 $ 2.40 Gross Revenues $ 473,510 $ 297,756 $ 608,883 $ 626,234 $ 637,063 $ 656,231 FEMA/PCRFC/Grant Funding 147,344 147,344 400,000 400,000 450,000 450,000 General Fund Subsidy 50,000 $ 620,854 $ 495,100 $ 1,008,883 $ 1,026,234 $ 1,087,063 $ 1,106,231 Expenses: Personnel 0.2 Operations Division Manager - - 22,346 23,955 25,662 27,476 1.0 Stormwater Program Manager 96,130 48,065 103,808 111,294 119,238 127,671 1.0 Civil Engineering Tech 56,338 56,338 67,024 71,936 77,125 82,610 Total Personnel: $ 152,468 $ 104,403 $ 193,178 $ 207,185 $ 222,025 $ 237,756 Contracts/Services Outside Professional Services 60,000 97,500 126,110 153,279 154,633 157,029 Temp. Labor(vegetation&erosion work) - 5,000 10,000 15,000 20,000 Vehicle Repair&Maintenance 200 200 400 420 420 463 Equipment Repair&Maintenance 700 700 700 4,700 5,100 5,540 Telecommunications 300 300 600 600 600 600 Advertising 2,000 2,000 2,100 2,205 2,315 2,431 Printing&Binding 1,500 1,500 15,000 15,000 15,000 15,000 Travel&Training/Memberships 8,200 8,200 13,920 13,920 13,920 13,920 Non-Capitalized Equipment - - 5,000 5,000 10,000 10,000 Bad Debt Expense 2,693 5,386 5,386 5,386 5,386 Office Lease 4,090 4,295 4,510 4,735 Amortization-Equipment 62,000 62,000 62,000 62,000 Revenue Credits - 12,178 12,525 12,741 13,125 Total Contracts/Services: $ 72,900 $ 113,093 $ 252,484 $ 289,329 $ 301,624 $ 310,228 Supplies Postage 300 300 5,000 5,250 5,513 5,788 Office Supplies 1,500 1,500 3,500 3,675 3,859 4,052 Miscellaneous Other Operating 1,000 75,500 5,000 5,000 7,500 7,500 Fieri Si applies 1,5n0 1,Snn 1,575 1,654 1,736 1,823 Total Supplies: $ 4,300 $ 78,800 $ 15,075 $ 15,579 $ 18,608 $ 19,163 Capital Outlay Minor Assets 2,500 2,500 2,500 2,500 2,500 2,500 Vehicles 25,000 25,000 25,000 - - - Equipment - - - - Minor CIP Projects 10,000 25,000 35,000 40,000 Drainage Projects(major CIP) 163,715 163,715 400,000 400,000 450,000 450,000 Total Capital Outlay $ 191,215 $ 191,215 $ 437,500 $ 427,500 $ 487,500 $ 492,500 Transfer to General Fund 50,000 Total Expenses: $ 420,883 $ 487,511 $ 948,237 $ 939,593 $ 1,029,757 $ 1,059,647 Ending Balance/Contingency Reserve I $ 219,179 I $ 26,797 I $ 87,442 $ 174,083 $ 231,389 $ 277,974 1 Assumes likely budget scenario if utility fee not implemented until mid-year Assumptions: b Oracle Crossing, Steampump Village&O.V. Town Center sq feet based on a 40%developed area est. based on stats from O.V. Marketplac b Assumes Growth in Benefits&Wages c Amortization of equipment over 5 year period b Drainage projects 100%funded through outside sources b Cost Escalation 5% b Machinery Repair Cost Escalation: 10% C:\Documents and Settings\ptrenary\Local Settings\Temporary Internet Files\OLK1A4\Stormwater 5 Yr Analysis(4) Stormwater Fund 5 Year Forecast Revised: 9/10/2007 Assumes $2.90 fee/ERU _ FY 2007/08 FY 2007/08 FY 2008/09 FY 2009/10 FY 2010/11 FY 2011/12 Budget Estimate 1 Carryforward Fund Balance $ 19,208 $ 19,208 E $ 37,973 $ 146,218 $ 219,002 $ 227,1401 Revenue: Monthly Stormwater Utility Fee/Unit $ 1.90 $ 2.90 $ 2.90 $ 2.90 $ 2.90 $ 2.90. I Gross Revenues $ 473,510 $ 359,789 $ 735,733 $ 756,699 $ 769,784 $ 792,946 FEMA/PCRFC/Grant Funding 147,344 147.344 450,000 450,000 500,000 500,000 General Fund Subsidy $ 620,854 $ 507,133 $ 1,185,733 $ 1,206,699 $ 1,269,784 $ 1,292,946 Expenses: Personnel 0.2 Operations Division Manager - - 22,346 23,955 25,662 27,476 1.0 Stormwater Program Manager 96,130 48,065 103,808 111,294 119,238 127,671 1.0 Civil Engineering Tech 56,338 56,338 67,024 71,936 77,125 82,610 Total Personnel: $ 152,468 $ 104,403 $ 193,178 $ 207,185 $ 222,025 $ 237,756 Contracts/Services Outside Professional Services 60,000 97,500 151,110 178,279 179,633 182,029 Temp. Labor(vegetation&erosion work) - 40,000 50,000 50,000 50,000 Vehicle Repair& Maintenance 200 200 400 420 441 463 Equipment Repair&Maintenance 700 700 700 4,700 5,100 5,540 Telecommunications 300 300 600 600 600 600 Advertising 2,000 2,000 2,100 2,205 2,315 2,431 Printing& Binding 1,500 1,500 15,000 15,000 15,000 15,000 Travel&Training/Memberships 8,200 8,200 13,920 13,920 13,920 13,920 Non-Capitalized Equipment - - 5,000 5,000 10,000 10,000 Bad Debt Expense 3,550 7,099 7,099 7,099 7,099 Office Lease 4,090 4,295 4,510 4,735 Amortization-Equipment 62,000 62,000 62,000 62,000 Revenue Credits - 14,715 15,134 15,396 15,859 Total Contracts/Services: $ 72,900 $ 113,950 $ 316,735 $ 358,652 $ 366,014 $ 369,676 Supplies Postage 300 300 5,000 5,250 5,513 5,788 Office Supplies 1,500 1,500 3,500 3,675 3,859 4,052 Miscellaneous Other Operating 1,000 75,500 5,000 5,000 10,000 10,000 Field Supplies 1,500 1,500 1,575 1,654 1,736 1,823 Total Supplies: $ 4,300 $ 78,800 $ 15,075 $ 15,579 $ 21,108 $ 21,663 Capital Outlay Minor Assets 2,500 2,500 2,500 2,500 2,500 2,500 Vehicles 25,000 25,000 25,000 - - - Equipment - - - - Minor CIP Projects 75,000 100,000 150,000 150,000 Drainage Projects (major CIP) 163,715 163,715 450,000 450,000 500,000 500,000 Total Capital Outlay $ 191,215 $ 191,215 $ 552,500 $ 552,500 $ 652,500 $ 652,500 Total Expenses: $ 420,883 $ 488,368 $ 1,077,488 $ 1,133,916 $ 1,261,646 $ 1,281,595 Ending Balance/Contingency Reserve $ 219,179 $ 37,973 IT 146,218 $ 219,002 $ 227,140 $ 238,491 1 i 1 1 Assumes likely budget scenario if utility fee not implemented until mid-year Assumptions: b Oracle Crossing, Steampump Village & O.V. Town Center sq feet based on a 40%developed area est. based on stats from O.V. Marketplace b Assumes Growth in Benefits&Wages b Amortization of equipment over 5 year period b Drainage projects 100%funded through outside sources b Cost Escalation 5% Machinery Repair Cost Escalation: 10% C:\Documents and Settings\ptrenary\Local Settings\Temporary Internet Files\OLK1A4\Storrnwater 5 Yr Analysis(4) TOWN OF ORO VALLEY 2 COUNCIL COMMUNICATION MEETING DATE: September 12, 2007 TO: HONORABLE MAYOR & COUNCIL FROM: Matt Michels, Senior Planner SUBJECT: Study Session: OV7p -06-04 Proposed amendment to the Oro Valley Zoning Code Revised (OVZCR) to permit religious institutions in all zoning districts except for Parks and Open Space, to replace Church, Synagogue, or Temple with Religious Institution in Chapter 31, Definitions g gue� p and throughout the OVZCR, and to eliminate the "C" (Church) from the Private Schools and Churches (PS&C) zoning district SUMMARY: meeting, the motion to approve the above-captioned code amendment failed by a At the July 18, 2007 Councilg, pp tie (3-3) vote. Subsequently, the Council voted 6-0 to hold a study session to include discussion of other options to fulfill the requirements of Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA), conditional use permit (CUP) and additional development standards for religious including a requirement for institutions. A more detailed discussion of CUPs and additional development standards is contained in this report and will be study session. This report contains a discussion of the aforementioned points and will present discussed at the s y p several alternatives for the Council to consider. Please refer to the July 18 Council communication for a general discussion of the issue and proposed code update (attached). following three (3) o tions as ossible means to address the legal requirements of RLUIPA as well Staff offers the foil g p p as the Town's desire to preserve and protect established neighborhoods. institutions to permitted uses for commercial and industrial areas and as a conditional use in all 1. Add religious residential zoning districts. Add religious institutions to permitted uses in all zoning districts with no additional regulations. 2. g li ious institutions to permitted uses in all zoning districts with additional special development 3. Add reg compatibility and nuisance concerns such as traffic, building height, and lot size. These standards regulating p y stan standards are discussed on Page 3 under "special development standards for religious institutions in residential areas". 1. DISCUSSION OF CONDITIONAL USE PERMITS (CUPS): ro osed that religious uses be permitted in all zoning districts except Parks and Open Space Staff hasp p g proposal(POS). ro The osal is intended to address the RLUIPA requirement that the opportunity for free religious exercise be offered where similar "gathering uses" are permitted. The uses would be permitted subject to ex erc g p development standards to ensure compatibility with surrounding land uses and neighborhoods. specific reviewed the CUP requirements and process from several other jurisdictions, including Avondale, Staff has q Arizona, Chandler, Arizona, and Los Angeles, California. Each of these jurisdictions require a CUP to place F:\OV\OV7\2006\OV7-06-04\Reports\TC Study Session Report(2).doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 2 of 4 a religious institution within residential zoning districts. Los Angeles also requires CUPs within certain commercial districts. Code excerpts have been attached for your reference. Additional discussion of the mechanics of CUP review and approval is contained below. All jurisdictions surveyed use CUP review criteria similar to Oro Valley's. A CUP is considered to be a discretionary, subjective permit granted for special uses that may be considered appropriate ro riate within a zoning district when certain criteria are met. However, such uses are not considered "by right" ("P", or Permitted, in Oro Valley's Code), and, as such, require staff, Planning and Zoning Commission, and Town Council consideration through a public hearing process. Asp rovided in Chapter 22.5, Use Permits of the OVZCR, Conditional Use Permits may be granted based on consideration of the following criteria: A. That the granting of such conditional use permit will not be materially detrimental to the public health, safety, or welfare. In arriving at this determination, the factors which shall be considered shall include the following: 1. Damage or nuisance arising from noise, smoke, odor, dust, vibration or illumination; 2. Hazard to persons and property from possible explosion, contamination,fire or flood; 3. Hazard occasioned by unusual volume or character of traffic. B. That the characteristics of the use proposed in such use permit are reasonably compatible with types of uses permitted in the surrounding area. The requirement of a CUP for religious institutions, especially in residential zoning districts, may provide a means for the Town to evaluate and ensure that such uses are not harmful or detrimental to the health, welfare, or safety of the community. So long as the above standards are applied consistently and equitably, a CUP requirement could be consistent with the requirements of RLUIPA. The Legal Department has prepared a memorandum summarizing a number of cases relating to RLUIPA, some arising from an arbitrary or capricious application of CUP standards that may violate the tenants of RLUIPA. Based on these considerations, staff continues to recommend against the establishment of a CUP requirement for religious uses. 2. ALLOWING RELIGIOUS INSTITUTIONS BY RIGHT ("PERMITTED") WITHIN A ZONING DISTRICT: As discussed in the July 18 Council communication, existing Town regulations, including OVZCR, building codes, and fire code, offer a great deal of regulatory protections to existing neighborhoods from incompatible religious institutions locating within them. Many jurisdictions, including Marana, Tucson, and Pima County allow religious institutions "by right" without specific development regulations. Development standards for religious uses, including building height, parking, bufferyard requirements, screening, building egress and Americans with Disabilities Act (ADA) compliance are all addressed in adopted regulations, as mentioned above. For example, the building height for religious institutions would be limited to the maximum height; parking would be per Section 27.7 of the OVZCR, and bufferyards and screening would be per Section 27.6 of the OVZCR. F:\OV\OV7\2006\0V7-06-04\Reports\TC Study Session Report(2).doc • TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 3 of 4 rin the aforementioned options, RLUIPA states that if there is a substantial As a caveat when considering p ' one needs to justifyden 'n the application as the least restrictive means of burden on a religious body, denying governmental a"compelling interest". As such, it is important that the regulation of religious institutions not be more onerouspp than would be applied to other similar uses. Allowing religious institutions by right would assure that they are treated in the same manner as other assembly uses. g 3. SPECIAL DEVELOPMENT STANDARDS FOR RELIGIOUS INSTITUTIONS IN RESIDENTIAL AREAS: While updating the OVZCR to allow religious institutions as a permitted ("P") use adequately addresses the legal requirements of RLUIPA there are legitimate issues of compatibility and appropriateness of religious uses in some areas, especiallyin established residential areas. To address this, the following standards are options the Town Council may wish to consider weighed against the RLUIPA caveat above: o Minimum Lot Size: Staff proposed a minimum lot size of one (1) acre for a religious institution. The intent of this minimum lot size is to preclude conversions of homes on small lots within subdivisions. O Building Height: To maintain compatibility within existing neighborhoods, heights are limited to the maximum height allowed in the respective zoning district, with a provision to allow the g Development Review Board (DRB) and Town Council (TC) to grant addition height based on the specific merits of the proposal. The proposed height limitations are based on PS&C p p p standards (Section 23.8, OVZCR), existing commercial (C-N, C-1, and C-2) standards, and a review of existing Oro Valley religious institutions o Access: Religious uses and community facilities must have safe and adequate vehicular access to their sites without exceeding the limitations of the roadways that serve them. Therefore, a standard to determine whether a roadway can adequately serve the proposed religious institution isro osed. Following are the proposed standards: p p a. All religious institutions and community facilities with a maximum occupancy of 100 persons or greater shall submit a Traffic Impact Analysis (TIA) of the traffic impacts of the proposed use. b. All religious institutions, community facilities, and uses ancillary thereto that generate in excess of 100 Peak Hour Trips or 750 Average Daily Trips (ADT) shall have legal and physical sical access from a roadway with a functional classification of collector or arterial. One of the compatibility largest issues of in residential areas—traffic--can be adequately addressed through g the requirement that religious uses that exceed a defined Average Daily Trip (ADT) threshold will be g required to locate on a collector or arterial road. This could ensure that religious uses do not locate on local (subdivision) roads that lack the capacity to serve the traffic generated. Thero osed standards are based on the Institute of Transportation Engineer's (ITE) threshold p p recommendation from the ITE Trip Generation Manual and Arizona Department of Transporation (ADOT) F:\OV\OV7\2006\0V7-06-04\Reports\TC Study Session Report(2).doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 4 of 4 standards. As discussed, staff believes that the use of an ADT threshold could be used as a tool in regulating the size of uses that locate in residential areas and will encourage appropriately scaled religious uses and community facilities in residential districts. It should be noted that the Engineering Division typically requires a Traffic Impact Analysis (TIA) for new developments and religious institutions would be subject to the same standards as other development in this regard. After considerable research, discussion, and public debate staff recommends that these new standards should not be applied because the existing code requirements adequately address issues of neighborhood compatibility, and because these issues can be addressed during the development review process. CONCLUSION: The purpose of the study session is to discuss questions and issues raised at the July 18 Council hearing. As such, staff is not offering specific findings or recommendations with this report. As the public hearing was continued to September 19, an ordinance will be prepared based on Town Council discussion. 1. Attachment 1-Draft 7-18-07 Town Council Minutes 2. Attachment 2-7-18-07 Town Council Staff Report 3. Attachment 3 City of Avondale, Arizona zoning code excerpt 4. Attachment 4—City of Chandler, Arizona zoning code excerpt 5. Attachment 5 City of Los Angeles, California zoning code excerpt Cc: TOV: Shirley Gay rah S. More, Planning and Zoning Director \-9172- 6-7 Jef ne Watson, Assistant Town Manager k David Andrews, Town Manager F:\OV\OV7\2006\0V7-06-04\Reports\TC Study Session Report(2).doc rt s , ' j ' ✓ J� o�f 1 ! r t! 07/18/07 Minutes, Oro Valley Town Council 9 have beenp rovided with classes on installation of rain sensors, operation of sprinklers, irrigationsystems,s stems, etc. being held. Also, low flow devices are offered to customers through Water CASA and the Town. Further discussion followed regarding the Pima County sewer charges that were included on the Water bills, informing the Town citizens that the sewer bills are usage figured on water from December, January and February of each year, and g the Water Utility was a separate enterprise fund and operates on a non-profit basis. MOTION: A motion was made by Council Member Carter and seconded by Council Member Kunisch to approve Resolution (R)07- 86. Council Member Kunisch commented that Rancho Vistoso is a unique community in which parks, trails, vegetation, etc. were required to be installed. He asked that the Town look at ways to alleviate some of the costs to the HOA as many of the areas are utilized by many of the Town's citizens not just those that live in Rancho Vistoso. MOTION carried, 6-0. 4. PUBLIC HEARING - ORDINANCE (0) 07-33 OV7-06-04 AMENDING SECTION 23.3, TABLE OF PERMITTED USES (TABLE 23.1) OF THE ORO VALLEY ZONING CODE REVISED TO PERMIT RELIGIOUS INSTITUTIONS IN ALL ZONING DISTRICTS EXCEPT FOR PARKS AND OPEN SPACE AND TO REPLACE CHURCH, SYNAGOGUE, OR TEMPLE WITH RELIGIOUS INSTITUTION IN CHAPTER 31, DEFINITIONS AND THROUGHOUT THE ORO VALLEY ZONING CODE REVISED, AND TO ELIMINATE THE "C" (CHURCH) FROM ALL REFERENCE TO THE PS & C ZONING DISTRICT THROUGHOUT THE CODE Planning and Zoning Director Sarah More explained that this amendment tot e Zoning Code Revised would bring the Town's Zoning Code into compliance with the Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA) which protects religious institutions and allows them in residential zones. She reviewed the background of the process and explained that the Planning Commission recommended approval of this amendment but concerns were expressed as to whether the current Building Codes, Fire Codes and Zoning Codes would adequately protect existing neighborhoods from incompatible religious institutions locating within them with regard to "change of use/structure". She further explained that items such as parking, landscaping, bufferyards, lighting, noise levels, etc. would be addressed by the Town's "non- residential use" standards. Ms. More further addressed building height, architectural elements, and parcel 07/18/07 Minutes, Oro Valley Town Council 10 size and stated that the Town's departments would look at possible impacts to existing neighborhoods. She further stated that Staff has done extensive public outreach and education and feel that this amendment best addresses the requirements of RLUIPA. Further discussion and concerns were expressed regarding the placement of religious institutions within a residential development, traffic, possible parking issues, requirements for lights, addressing safety and nuisance issues that may arise, ensuring protection to existing residential areas, Conditional Use Permits (CUP) protecting these neighborhoods, converting existing homes to religious institutions, etc. Mayor Loomis opened the public hearing. There being no speakers, the public hearing was closed. MOTION: A motion was made by Council Member Kunisch and seconded by Council Member Carter to adopt Ordinance (0)07-33. Council Member Gillaspie stated that his only concern was with nuisance issues that may come up. He stated that the Town's Codes seemed to have methods to address such items as lighting, traffic, parking etc. Vice Mayor Dankwerth stated that she would not support this item as there were too many issues not addressed. She stated that there has not been much input from citizens who live in established neighborhoods and she also wanted more information on this item. Council Member Kunisch stated that noise and nuisance issues are presently addressed by the Police Department. He stated that enforcement is available and such issues can be controlled. Many towns and cities have adopted this • item as it is a Federal law. Mayor Loomis stated that we will never address all issues and most issues are covered by the general Zoning Code regulations. He stated that this will continue to change and evolve. In response to a question from Council Member Gillaspie, Ms. More stated that the homeowner's associations were all notified of the public hearings, etc. Council Member Gillaspie suggested continuing this item so the Council can have a Study Session to better understand the regulations. Council Member Abbott asked that a copy of RUILPA and a copy of Mr. Don Cox's letter (as presented to the Planning and Zoning Commission) be provided to the Town Council for their review. t 07/18/07 Minutes, Oro Valley Town Council 11 MOTION failed, 3-3 with Mayor Loomis, Council Member Carter, and Council Member Kunisch in favor; Vice Mayor Dankwerth, Council Member Abbott and Council Member Gillaspie opposed. MOTION: A motion was made by Council Member Abbott and seconded by Vice Mayor Dankwerth to continue this item to the second meeting in September with a Study Session to be held before September to include discussion of Conditional Use Permits (CUPs) (where they are allowed and how they are applied, etc.), how this ordinance works, identification of communities that are using CUPs and further information/guidance regarding restricting the placement of the institutions within a zoning district and all related issues i.e. traffic, safety, etc. MOTION carried, 6-0. Mayor Loomis recessed the meeting at 9:33 p.m. The meeting resumed at 9:40 p.m. 5. PUBLIC HEARING - ORDINANCE (0) 07-34 OV8-07-03 APPROVING A CONDITIONAL USE PERMIT FOR A HOTEL, LOCATED IN PROXIMITY . TO THE NORTHEAST CORNER OF ORACLE ROAD AND LINDA VISTA BOULEVARD Thomas Sayler Brown, SBBL Architecture, representing the applicant, reviewed an overhead presentation depicting the site for the proposed 2-story hotel. He explained that it would be a 67,600 square foot building consisting of 100 rooms. He reported that the hotel developers have met with neighbors and addressed concerns by including an 8-foot high masonry screen wall with dense landscaping. He explained that the sport court hours will be limited to 8 a.m. to 9 . p.m. and site lighting would be designed to be shielded from the nearby residents. He further reported that additional landscape medians will be added on the east side of the project. In response to a question from Council, Mr. Brown stated that the landscaping would be low-water use plants. Planning and Zoning Director Sarah More explained that this item is a request for a Conditional Use Permit (CUP) for a hotel in a C-1 (Commercial District). CUP factors included - 1. Damage or nuisance arising from noise, smoke, odor, dust, vibration or illumination. (The applicant has addressed lighting and noise). 2. Hazard to persons and property from possible explosion, contamination, fire or flood. (The project must meet all Building Safety requirements for commercial occupancies). 3. Hazard occasioned by unusual volume or character of traffic. (Adequate circulation and parking is provided within this lot to accommodate proposed uses and future cross access to adjacent properties.) 4. Reasonably compatible with types of uses permitted in surrounding area. /-477:7 TOWN OF ORO VALLEY 4 OUNCIL COMMUNICATION MEETING DATE: July 18, 2007 TO: HONORABLE MAYOR & COUNCIL FROM: Matt Michels, Senior Planner • (0) 07 - 33OV7-06-04, Proposed amendment to the Oro SUBJECT: Public Hearing. Ordinance No. , Valley Zoning Code Revised to permitli religious institutions in all zoning districts except for g Parks and Open Space, to replace Church, Synagogue,S ue, or Temple with Religious Institution in g g Chapter 31, Definitions and throughout the OVZCR, and to eliminate the "C" (Church) from the Private Schools and Churches (PS&C) zoning district EXECUTIVE SUMMARY OF PROPOSAL: This Planningand ZoningDepartment Work Plan. It is considered proposed code update is an item on the 2006 p p p Land Use and Institutionalized Persons Act of 2000 (RLUIPA) a necessity to comply with the Religious protects religious assemblies and institutions from substantial legislation. RLUIPA is a Federal law that g g that interfere with religious exercise. To that end, staff has researched burdens or exclusions imposed by zoning has drafted code issue, jurisdictions' regulations relative to RLUIPA, andthe compiled a matrix of other zoning the Mayor and stakeholders, y changes to present to community sta , the Planning and Zoning Commission, and Council. "Planning and Zoning Commission (P&ZC) Recommendation: • in and ZoningCommission recommended approval of the At their meeting on June 5th, 2007, the Planning . staff. The motion passed by a 3-1 vote (see attached minutes). code amendment as presented by proposed Thery p rima questions/issues raised by the Commission were: • Whether the existing Town regulations (Zoning Code, building codes, fire code) adequately protect from incompatible religious institutions locating within them. existing neighborhoods p g . . - • permitted "byright ("P") use or subject to a conditional use permit • Should reli ious institutions be g ("C"). g The aforementioned issues are discussed in this report. BACKGROUND: Process to Date and Projected Schedule Planning and ZoningCommission Initiation October 3, 2006 First Draft of Amendment December, 2006 First Public Open House January 18, 2007 Second Draft of Amendment February 23, 2007 &zc Study Session March 6, 2007 econd Public Open House March 21, 2007 Third Public Open House April 26, 2007 F:\OV\OV7\2006\OV7-06-04\Reports\TC Report.doc TOWN OF ORO VALLEY IDOUNCIL COMMUNICATION, OV7-06-04 Page 2 of 6 Process to Date and Projected Schedule (Con't) P&ZC Public Hearing June 5, 2007 Focus the requirements of the Federal RLUIPA legislation for religious The intent of these code updates is to address q . • that religious exercise is granted the same opportunity as other institutions. The intent of RLUIPA is to ensure g • such as communitycenters, recreational facilities, and the like. non-religious places of assembly and gathering, Currently religious institutions are allowed onlyin commercial zoning districts, C-N, C-1, C-2, and the PS&C zoning district. The purpose of this code amendment is to allow religious institutions in all zoning districts, The community's except Parks and Open Space (POS). �' experience is that religious institutions have not complaints generated zoning and are generally "good neighbors." institutions are located on major arterial roadways, removed In addition, the majority of Oro Valley religious residential neighborhoods, as shown on the attached "Map of from or located on the periphery of establishedg Oro Valley Religious ious Institutions" (Page 6 of Attachment "B"). Current Proposal he code amendment includes the following: • Table 23-1 Table of PermittedReligious Uses: Reious institutions are permitted in all zoning districts except g d to address the RLUIPA requirement that the opportunity for the POS. This proposal is intended construction of religious institutions granted is in all zones where similar "gathering uses" would be permitted, including residential zones. surveyed, including of the other jurisdictionsy Tucson, Marana, Sahuarita, Pima County, Gilbert, Scottsdale, Tempe, Chandler, Avondale, Portland, Oregon, and Boulder, Colorado include religious • in all major residential and commercial zones. None of the institutions as a "by right" use � aforementioned jurisdictions have anyadditional special development standards for religious institutions. • Replacement of Church, Synagogue, Temple with Religious Institution in Chapter 31, g gue or p • • definition is too narrow in its use of Judeo-Christian terminology. Religious Definitions: The current term that encompasses Institution is a non-denominational all types of religions. Because religious n settingat anyscale, the use of Religious Institution rather than religious use. is exercise can occur in any non-institutionalized religious assembly and gatherings, such as a worship service intended to clarify that g r in a home, are not treated as dedicated "brick and mortar" institutions. in a park or praye �� Church, Synagogue, or Tem le in all sections of Code and replace with • "Clean-up" of all use of p Religious Use 110 • to religious uses from PS&C zone: This special zoning district for • Deletion of"C" and all references g a and redundant if religious institutions are allowed as a permitted churches would become unnecessary g F:\OV\OV7\2006\0V7-06-04\Reports\TC Report.doc TOWN OF ORO VALLEY OUNCIL COMMUNICATION, OV 7-06-04 Page 3 of 6 pt POS. In addition, the term church is being deleted from the use throughout all zoning districts except Code. • Move Section 23.8.D.1 PSS C, Private Schools and Churches, Residence, to Section 25.1.A, General Requirements for all Non-Residential Uses. Because all references to "church" are being deleted from the PS&C section of the Code, the provision to allow "One single-family residence will be permitted for ur ose ofproviding housing for a Minister, Pastor, Priest, Rabbi or each church facility for the p p f p g family"Caretaker and hiser/hwill be moved to Section 25.1.A in order for the provision to remain in effect. institutions are typically more religious intensive uses than residential uses, staff recommends the application of the current OVZCR General Requirements for all Non-Residential Uses (Section 25.1.A). The adequately address the legal requirements of RLUIPA and will, in practice, current OVZCR standards adequ y g adequately address issues of compatibility and d a ro riateness of religious institutions in all applicable zoning pp p districts, including established residential areas. ANALYSIS OF EXISTING ORO VALLEY RELIGIOUS INSTITUTIONS: a survey A component of staff research includedof the locations, building height, and parcel acreage of existing elig ious institutions in Oro Valley. Following are our findings: compatibilitywithin existingneighborhoods, heights are limited to the • Building Height: To maintain maximum height allowed in the respective zoningdistrict. Based on a review of existing Oro Valley religious institutions, the existing height restrictions do not present a substantial burden and will ensure g better integration of the use into established residential areas: Name Building Height* (feet) Canyon Del Oro Baptist Church 25 Casas Church 44 Church of the Apostles 18 LDS Church Rancho Vistoso 30 Northwest Community Church 21 Oro Valley Church of the Nazarene 29 Oro Valley United Church of Christ 25 Pusch Ridge Christian Church 18 Resurrection Lutheran Church 18 St. Mark the Evangelist Catholic Church 25 Vistoso Community Baptist Church 25 AVERAGE 25* * Primary building height,exclusive of architectural elements such as bell towers, steeples, and other religious symbols. institutions can accommodate lower building heights, which is a key Based on this table, it is clear that such insti component of preservingviews and maintaining a neighborhood scale. F:\OV1OV7\2006\OV7-06-04\Reports\TC Report.doc TOWN OF ORO VALLEY IllOUNCIL COMMUNICATION, O V7-06-04 Page 4 of 6 • existingOro Valleyreligious institutions indicates that the average total • Parcel Size: Staff's research of g lot size is 16.5 acres (9.7 acres excludingCasas Church). However, as discussed, it is possible to establish a compatible religious ious institution on a smaller parcel as several of the religious institutions surveyed are located on parcels less than 5 acres. Name Total Acreage Canyon Del Oro Baptist Church 5.1 Casas Church 85.0 Church of the Apostles 36.0 LDS Church Rancho Vistoso 4.5 Northwest Community Church 4.6 Oro Valley Church of the Nazarene 8.9 Oro Valley United Church of Christ 3.0 Pusch Ridge Christian Church 4.0 Resurrection Lutheran Church 9.7 St. Mark the Evangelist Catholic Church 17.0 Vistoso Community Baptist Church 3.9 AVERAGE 16.5 acres 111 AVERAGE excluding Casas Church 9.7 acres PUBLIC PARTICIPATION AND COMMENT: Staff mailed notification to all religious institutions, HOAs, properties within the PS&C zoning district, had either attendedprevious open houses or who wished to be included, and to the P&Z Interested parties who p Commission and Town Council. publicopen A o en house was held on March 21st, 2007. Approximately 12 people attended the meeting, includingone P&Z Commissioner. The primary issues and concerns raised at the meeting related to the proposed development religious velo standards for reious uses. There were concerns that the proposed g standards were overly restrictive and would constitute a substantial burden on free religious exercise. There was about the validityof includingcommunity facilities in the proposed OVZCR amendment. also concern Revisions to the draft amendment were made and the same parties noticed. A second public open house was held on April 26th, 2007. ppy people Approximately 10 attended the meeting, including one P&Z Commissioner. The current draft, the eliminatingproposed development standards for religious institutions, was presented at p p osep this meeting. Most attendees felt that the use of the existing OVZCR zoning regulations and the development standards for non-residential uses (Section 25.1.A would best serve to protect the rights of religious organizations ) to locate without the imposition of substantial burdens and to preserve and protect existing residential resentin neighborhood interests had concerns about possible adverse impacts from neighborhoods. Those rep g neg noise, light,parking issues, and traffic generated from religious institutions. Illg er Section 25.1.A.3.a, noise is limited to 40 decibels at the property line when adjacent to residential property. Lighting will be restricted per the standards of Section 27.5, which incorporates "dark sky" considerations such as eli ious institutions will berequired to adhere to the off-street parking standards of down-shielding of lights. R g req F:\OV\OV7\2006\OV7-06-04\Reports\TC Report.doc TOWN OF ORO VALLEY OUNCIL COMMUNICATION OV7-06-04 Page 5 of 6 Section 27.7, and the adequacy of the roadway to accommodate traffic generated by the religious institutions will q y be determined through a traffic impact analysis (TIA), which is reviewed by the Public Works Department. One of the concerns raised relates to what is considered a religious event and what is not, and how the code would address this. Forpurp oses of this amendment, which focuses primarily on the physical religious facility rather than defining religiousactivity, an event or activity that relates to religious assembly or exercise will be permitted. The Y proposed code amendment does not attempt to explicitly or narrowly define what types of events are permitted. All activities are subject to the same standards, such as noise limitations and off-street parking requirements, whether religious in nature or not. Certain events are currently subject to special use permits, whether religious or g not. Typicallythese would be events where tents or other temporary facilities are used. No change to this policy is proposed. All religious institutions, HOAs, properties within the PS&C zoning district, interested parties who had either g attendedp revious open houses or who wished to be included have been notified of the Town Council hearing. p This public hearing has been noticed in accordance with the Town notification requirements. SUMMARY OF FACTORS: Findings for: 1. Thero osed amendment will make the Town's zoning code conformant with Federal RLUIPA p p legislation. 2. Staff has held three (3) popen o en houses, one (1) study session, and one (1) public hearing with the Planning and Zoning Commission. 3. The Town p legal department supports this approach to addressing the legal requirements of RLUIPA. g 4. The Planning and Zoning Commission recommends approval of this amendment. Factors Against: 1. Concerns have been raised that the existing OVZCR standards do not adequately protect existing neighborhoods from incompatible religious institutions locating within them. 2. There has been some debate regarding whether religious uses should be subject to a conditional use permit ("C") rather than permitted "by right" ("P"). RECOMMENDATION: Staff recommends approval of the proposed amendment to the Oro Valley Zoning Code Revised, as shown in pp p p Attachment "A". SUGGESTED MOTIONS: move to adopt Ordinance No. (0) 07- 33 (OV7-06-04), amending the Oro Valley Zoning Code Revised to p clude religious institutions as a permitted use in all zoning districts except for Parks and Open Space, to replace Church, Synagogue, le with Religious Institution in Chapter 31, Definitions, to eliminate the p or Temple "C" (Church) from the PS&C zoning district. F:\OV\OV7\2006\0V7-06-04\Reports\TC Report.doc TOWN OF ORO VALLEY otOUNCIL COMMUNICATION, OV7-06-04 Page 6 of 6 Attachments: 1. Ordinance (0) 07- 33 2. Attachment"A" Page 1: Proposed Changes to Table of Permitted Uses for religious institutions (portion of Table 23-1) Page 2: Proposed Changes to Chapter 31, Definitions Page 3: Proposed Changes to Section 23.8, Private Schools and Churches zone 3. Attachment"B" Page 1: Current Table of Permitted Uses for churches (portion of Table 23-1) Page 2: Table of Oro Valley Religious Institutions Page 3: Table of Permitted Uses for Oro Valley and Other Jurisdictions Pages 4-5: Letter from John Fazio Page 6: Map of Oro Valley Religious Institutions 4. Draft P&Z Commission Minutes Cc: TOV: Shirley Gay 1 10 8/Satut t _-1 'lltz--o,.__. arah S. More, Planning and Zoning Director 41,,,c—_Aca #-yt_ e e Watson, Assistant Town Manager ii,t/LiA- t-r-\14/LiAA. -- David Andrews, Town Manager 110 F:\OV\OV7\2006\OV7-06-04\Reports\TC Report.doc Avondale Arizona 202 Single-Family Residential Districts. The Agricultural (AG), R1-35, R1-15, R1-8, R1-6, R1-5 Districts. A. Purpose of Single-Family Residential Districts. 1. The purpose of the Agricultural (AG) District is to allow agricultural, ranching and related uses within the city. The district also serves as a holding zone for land until suitable for rezoning and development. 2. The purpose of the R1-35 and R1-15 Districts is to provide low-density, estate-type residential uses with large animal (horse) privileges. The districts serve as a transition between agricultural uses and urban development. 3. The purpose of the R1-8, R1-6, and R1-5 Districts is to provide a variety of single- family detached residential dwelling types at an urban density. The districts are expected to serve as the predominant residential land use in the city. C. Uses permitted subject to a conditional use permit. 1. Public utility and municipal buildings and facilities; however, storage, repair and public works yards and similar uses are prohibited. -- 2. Churches, convents, and parish houses in the AG, R1-35 and R1-15 Districts only. 3. One guesthouse, accessory to the main dwelling, in which no provision is made for cooking. A guesthouse may not be leased, rented, or in any way used for compensation. 4. Cemeteries, mausoleums, crematoriums. 5. Mobile home subdivisions subject to subsection F. herein. 6. Bed and breakfast inns only in R1-35 Zoning Districts and subject to the following: a. The bed and breakfast inn shall be owner-occupied. The guest rooms shall be part of the primary residence. b. No more than four(4) rooms with a maximum of three (3) guests per room shall be allowed for the bed and breakfast inn. c. The bed and breakfast inn shall not have more than one (1) commercial delivery or outside service in a 24-hour period. d. The conditional use permit is non-transferable and shall be subject to review and may be revoked if the use authorized therein has been exercised in violation of this section or the approval conditions. e. Meals shall be served only to overnight guests and residents. f. No alteration to the exterior or interior of the residential dwelling, accessory building or yard that alters the residential character of the premises shall be permissible. g. Off-street parking shall be at a rate of one (1) space per room. h. Except as provided by city code and/or other regulations, no storage of commercial vehicles shall be allowed. i. The bed and breakfast inn shall not be used for the hosting of receptions, private parties or similar events. j. A fire escape plan shall be developed and graphically displayed in each guest room. Such plan shall be filed with and approved by the City of Avondale Fire Department. k. The bed and breakfast inn shall comply with all other provisions of the zone in which it is located and with all other applicable ordinances, codes or regulations. Section 2 RESIDENTIAL DISTRICTS Page 1 of 18 Section 2 RESIDENTIAL DISTRICTS Sections 201 Purpose. 202 Single-Family Residential Districts. 203 Multi-Family Residential Districts. 204_R-5 (Mobile Home Park)Districts. 205 RR-43 Rural Residential District. 201 Purpose. The residential districts are designed to provide high quality neighborhood areas to meet the varying lifestyles of the city's residents. The zoning classifications range from low to high density and include rural-agricultural, single-family, and multi-family uses. The variety of residential districts is intended to respond to the plans and policies of the city's general plan. The residential districts are grouped into three categories: A. Single-Family Districts comprised of the agricultural, R1-35, R1-15, R1-8, R1-6, and R1-5 categories; B. Multi-Family Districts comprised of the R-2, R-3, and R-4 categories; C. Mobile Home Park District comprised of the R-5 category. D. Rural Residential Districts comprised of the RR-43 category. 202 Single-Family Residential Districts. The Agricultural (AG), R1-35, R1-15, R1-8, R1-6, R1-5 Districts. A. Purpose of Single-Family Residential Districts. 1. The purpose of the Agricultural (AG) District is to allow agricultural, ranching and related uses within the city. The district also serves as a holding zone for land until suitable for rezoning and development. 2. The purpose of the R1-35 and R1-15 Districts is to provide low-density, estate-type residential uses with large animal (horse) privileges. The districts serve as a transition between agricultural uses and urban development. 3. The purpose of the R1-8, R1-6, and R1-5 Districts is to provide a variety of single-family detached residential dwelling types at an urban density. The districts are expected to serve as the predominant residential land use in the city. B. Permitted uses. 1. One single-family detached dwelling per lot. A mobile home, recreational vehicle or similar vehicle shall not be occupied for dwelling purposes unless located in a recreational vehicle park, mobile home park or mobile home subdivision as provided in this Code. 2. Accessory uses and buildings incidental to the principal use such as pools, garages, sheds and provided any accessory building is not used for sleeping or living quarters. 3. Home occupations in accordance with subsection E., of this section. http://libraryl.municode.com/mcc/DocView/13755/1/176/178?hilite=conditional;conditio... 08/29/2007 Section 2 RESIDENTIAL DISTRICTS Page 4 of 18 4. r certification requirements of other government agencies. v. Parking for the group home shall be provided onsite and comply with the minimum requirements for single-family residences. vi. There shall be no sign or other exterior indication that the property is being used as a group home. This shall not prevent improvements that are necessary for compliance with the Americans With Disabilities Act. vii. A group home shall not house any person whose tenancy would constitute a direct threat to the health or safety of others or result in substantial physical damage to the property of others. d. Any group home owner who believes a requirement of this ordinance prevents the establishment of a group home in an economically viable manner shall have the right to submit a request for accommodation to the Zoning Administrator. i. The request shall be in writing and state the reason why the accommodation is needed. Sufficient facts shall be included to allow the Zoning Administrator to make a site-specific determination of need, assess the potential impact on the residential character of the neighborhood, and ensure that the objectives of the ordinance will be met. ii. The Zoning Administrator shall review the request in a timely manner and determine whether an accommodation should be made pursuant to the requirements of the Fair Housing Act; and if so, the nature of the accommodation. Accommodation shall be made only to the extent necessary to comply with the Federal and State Fair Housing Acts. e. These regulations do not apply to homes for the developmentally disabled as regulated by A.R.S. § 36-582 to the extent that the state preempts local zoning authority. C. Uses permitted subject to a conditional use permit. 1. Public utility and municipal buildings and facilities; however, storage, repair and public works yards and similar uses are prohibited. 2. Churches, convents, and parish houses in the AG, R1-35 and R1-15 Districts only. 3. One guesthouse, accessory to the main dwelling, in which no provision is made for cooking. A guesthouse may not be leased, rented, or in any way used for compensation. 4. Cemeteries, mausoleums, crematoriums. 5. Mobile home subdivisions subject to subsection F. herein. 6. Bed and breakfast inns only in R1-35 Zoning Districts and subject to the following: a. The bed and breakfast inn shall be owner-occupied. The guest rooms shall be part of the primary residence. b. No more than four (4) rooms with a maximum of three (3) guests per room shall be allowed for the bed and breakfast inn. c. The bed and breakfast inn shall not have more than one (1) commercial delivery or outside service in a 24-hour period. http://library1.municode.com/mcc/DocView/13755/1/176/178?hilite=conditional;conditio... 08/29/2007 ARTICLE V. SF-33--SINGLE-FAMILY DISTRICT LER,�� Page 1 of 2 ARTICLE V. SF-33--SINGLE-FAMILY DISTRICT 35-500. Purpose. This district is intended to promote and preserve residential development associated with large- to single-family residences. Such large lots are required to maintain a low density of dwelling units. The principal land use permitted is single-family residences and uses incidental or accessory thereto. By use permit, other uses are permitted such as recreational, religious, and educational facilities. (Ord. No. 3063, § 3, 11-18-99) 35-501. Uses permitted. [The following uses are permitted in this district:] (1) Single-family dwellings. (2) One (1) accessory building as defined by Article II. (3) Home occupations as defined by Article II. (4) Storage shed as defined by Article II. (5) Signs in accordance with the Chandler Sign Code [Chapter 24]. (6) Fences, walls, landscape screens not exceeding seven (7) feet in height adjacent to rear and side property lines and not to exceed three (3) feet in height adjacent to front yard. (7) Swimming pools, private, in accordance with Article XXII, section 2204 [2205] of this Code. (8) Agrarian subdivisions, subject to: (a) Livestock raising and grazing, excluding hogs, pigs, burros, donkeys or roosters, is permitted for a maximum of one (1) animal per ten thousand (10,000) square feet of lot area. (b) Excluding household pets, the raising of poultry, rabbits and other small domesticated animals provided they are contained within a fence or cage. (c) All animals must be contained in a stock-tight fence and/or corral. Such fence or corral shall not be permitted closer than one hundred (100) feet to the front property line. For corner lots, no such fence or corral shall be located closer to the side right-of-way line than the principal building. (d) Field crops, including vegetables and fruit trees. (e) Accessory buildings used specifically for animals and fowl authorized under paragraphs a. and b. above, provided they are located within the area fenced for animals and maintain the same front, side and rear yard requirements as provided for the principal building. (Ord. No. 955, § 1, 5-28-81; Ord. No. 3063, § 3, 11-18-99) 35-502. Uses permitted by use permit. [The following uses are permitted in this district subject to use permit:] http://libraryl.municode.com/mcc/DocView/10158/1/67/72 08/29/2007 ARTICLEV. SF-33--SINGLE-FAMILY DISTRICT Page 2 oft • ---�,. (1) Churches, schools, public buildings and uses, golf courses. (2)Airport, airstrips, heliport pads. (3) Golf driving range. (4) Any other uses the City Council determines are compatible may be permitted in the best interests of the community. (5) Trailers. (Ord. No. 1042, § 1, 3-11-82; Ord. No. 3063, § 3, 11-18-99) 35-503. Height and area regulations. (1)Height regulations: Same as AG-1 District. (2)Front yard: Same as AG-1 District. (3)Side yard: (a)Interior lots: For residential purposes, no side yard shall be less than fifteen (15) feet. For nonresidential uses, no side yard shall be less than twenty-five (25) feet. (b)Corner lots: For residential purposes, the street side minimum side yard shall be one-half ( 1/2) as required for a front yard for the abutting street, but in no case less than fifteen (15) feet. The interior side yard shall be a minimum of fifteen (15) feet. For nonresidential uses, no side yard shall be less than twenty-five (25) feet. (4)Rear yard: Same as AG-1 District. (5)Intensity of lot use: Minimum area per lot shall be thirty-three thousand (33,000) square feet and minimum lot width shall be one hundred fifteen (115) feet. Gross building(s) area shall not exceed forty (40) percent of the lot area. (Ord. No. 3063, § 3, 11-18-99) 35-504. Parking regulations. All required off-street parking shall be in accordance with Article XVIII of this Code. (Ord. No. 3063, § 3, 11-18-99) http://libraryl.municode.com/mcc/DocView/10158/1/67/72 08/29/2007 -AWGF,-LE CA T. Vesting Conditional Use Applications. 1. Application. Whenever a provision of the Los Angeles Municipal Code requires the filing of an application for a conditional use permit, a vesting conditional use permit may be filed instead, in accordance with these provisions. If an applicant does not seek the rights conferred by this subsection, the filing of a vesting application shall not be required by the City for the approval of any proposed zone change, conditional use permit, permit for construction or work preparatory to construction. 2. Development Rights. (a) The approval of a vesting application shall confer a vested right to proceed with a development in substantial compliance with the rules, regulations, ordinances, zones and officially adopted policies of the City of Los Angeles in force on the date the application is deemed complete, and with the conditions of approval imposed and specifically enumerated by the decision maker in its action on the vesting application case. These rights shall not include exemption from other applications or approvals that may be necessary to entitle a project to proceed (i.e., subdivision, parcel map, zone variance, design review, etc.) and from subsequent changes in the Building and Safety and Fire regulations contained in Chapters V and Ix of the Los Angeles Municipal Code found necessary by the City Council to protect the public health and safety and which are applicable on a citywide basis and policies and standards relating to those regulations or from citywide programs enacted after the application is deemed complete to implement State or Federal mandates. (b) If the ordinances, policies, or standards described in the preceding paragraph are changed subsequent to the approval or conditional approval of a vesting application case, the applicant, or his or her successor or assignee, at any time prior to the expiration of the vesting application case, may apply, pursuant to Subdivision 4 of this subsection, for an amendment to the vesting application case to secure a vested right to proceed with the changed ordinances, policies, or standards. An application shall clearly specify the changed ordinances, policies, or standards for which the amendment is sought. (c) Prior to final approval or signoff on a building permit filed pursuant to a vesting application, the Planning Department shall submit a copy of the final site plan to the office of the affected council district for informational purposes only. 3. Procedures. (a) Filing and Processing an Application. A vesting conditional use permit application shall be filed on the same form and have the same contents, accompanying data and reports and shall be processed in the same manner as set forth in Subsections B through Q for a conditional use permit except as provided below. The application shall specify that the case is for a vesting conditional use permit. If any rules, regulations or ordinances in force at the time of filing require any additional approvals (such as a variance or coastal development permit), the complete application for these additional approvals shall be filed prior to or simultaneously with the vesting conditional use permit to be processed pursuant to Section 12.36. In all vesting conditional use permit cases, a site plan and a rendering of the architectural plan of the building envelope shall be submitted with the application. The plans and renderings shall show the proposed project's height, design, size and square footage, number of units, the location of buildings, driveways, internal vehicular circulation patterns, loading areas and docks, location of landscaped areas, walls and fences, pedestrian and vehicular entrances, location of public rights-of-way and any other information deemed necessary by the Director of Planning. (b) (Amended by Ord. No. 173,492, Eff. 10/10/00.) Vesting conditional use permits may be filed for the following conditional uses under the authority of the City Planning Commission, Area Planning Commission, and Zoning Administrator as described in Subsections U, V and W: Airports or heliports in connection with an airport. Auditoriums, stadiums and arenas with fewer than 25,000 seats in the MR1 Zone Buildings over six stories or 75 feet in height within the Wilshire - Westwood Scenic Corridor Specific Plan Area Churches Houses of worship (except rescue missions or temporary revivals) in the R Zones, Cl, C1.5, CM or M Zone Correctional or penal institutions Educational Institutions Electrical power generating sites Floor area ratio averaging in unified developments Golf courses and facilities properly incidental to that use Hazardous waste facilities in the M2 and M3 Zones where the principal use of the land is for the storage and/or treatment of hazardous waste as defined in California Health and Safety Code Section 25117.1 Hazardous waste facilities in the M3 Zone where the principal use of the land is for the disposal of hazardous waste as defined in California Health and Safety Code Section 25117.1 Hotels and apartment hotels, in the CR, Cl, C1.5, C2, C4 and CS Zones if within 500 feet of any A or R Zone or in the Ml, M2, or M3 Zones when more than half of the lot is in a C Zone; hotels and motels in the R4 or R5 Zones Hospitals or sanitariums in the A, R, CR, Cl, C1.5, CM or M Zones Land reclamation projects "Major" development projects Mixed Commercial/Residential Use Development Mixed use developments in the R5 Zone located in an approved redevelopment area Motion picture and television studios in the A, R or C Zones Natural resources development Various Uses in the OS Open Space Zone Piers,jetties, man-made islands, floating installations Various Uses in the PF Zone Reduced on-site parking for housing developments occupied by persons 62 years of age or older in the RD, R3, R4 or R5 Zones Research and development centers Schools: public schools, elementary and high (kindergarten through 12th grade); private schools, elementary and high(kindergarten through 12th grade) in the A, RE, RS, R1, RU, RZ, RMP, RW 1, R2, RD, RW2, R3, C l, C1.5 or M Zones; and private schools [other than elementary or high (kindergarten though 12th grade) or nursery schools] in the A, R, CR, Cl or C1.5 Zones. Sea water desalinization facilities and sites where the principal use of the land is for the purposes of a sea water desalinization plant Notwithstanding the above, hotels and motels with 35 or fewer guest rooms or any hotel or motel within the boundaries of the Specific Plan for Conditional Use Approval for Establishments for the Sale of Alcohol which are generally located in the South Central Area of the City (Ordinance No. 171,681), and stadiums and arenas and auditoriums with more than 25,000 seats, are not eligible for vesting privileges regulated by this subsection. (c) Notwithstanding Paragraph 2(a) of this subsection, a vesting conditional use permit may be conditioned or denied if the Zoning Administrator, the Area Planning Commission or the City Planning Commission, or the Area Planning Commission or the City Council on appeal determines: (1) the condition is deemed necessary to protect the best interest of the surrounding property or neighborhood or to lessen or prevent any detrimental effect on that area, or to p Y secure appropriate ro riate development in harmony with the objectives of the General Plan or to mitigate potential adverse environmental impacts of the conditional use permit; or g (2) the conditional use permit is denied because it is not desirable to the public convenience or welfare, is not proper in relation to adjacent uses or the development of the community, will be materially detrimental to the character of development in the immediate neighborhood and will not be in harmony with the various elements and objectives of the General Plan and their reason for not conforming with the plan. If the Area Planning Commission or the City Council on appeal does not adopt the findings and conditions of the Zoning Administrator or the Area Planning Commission or the City Planning Commission, the Area Planning Commission or Council shall make its own findings. (d) Expiration. The approval or conditional approval of a vesting conditional use permit shall expire at the end of a three year time period. However, if a vesting conditional use permit application is filed simultaneously with a vesting zone change application and both are approved, then the vesting conditional use permit shall expire at the end of a four year time period. Upon application to the Director of Planning and after recommendation of the Director, the City Council shall have the authority to approve or disapprove the extension of the termination date for the vesting conditional use permit for one year. The City Council may so extend the termination date one year at a time, for two extensions, with a life of the conditional use permit not to exceed a total of six years.
