WHAT YOU CAN DO:
- Please write the Planning Commission to let them know of your support.
- Please share this alert with your neighbors.
- Stay informed and try to participate at May 15 evening meeting at City Council chambers.
Showing posts with label SCALE position statement. Show all posts
Showing posts with label SCALE position statement. Show all posts
Wednesday, May 9, 2012
ACTION NEEDED: Infill Standards
Community SCALE has created this information packet to quickly inform and educate residents and policy-makers of the issues facing Raleigh neighborhoods.
WHAT YOU CAN DO:
WHAT YOU CAN DO:
Thursday, May 3, 2012
ACTION ALERT: UDO in Planning Commission
Because of pressure from some in the development community, the Planning Commission has requested more information from city staff about certain elements of the UDO. At this stage of the process, the PC is being asked to remove INFILL COMPATIBILITY standards from the UDO. SCALE has been monitoring and contributing to the UDO process, as have many neighbors, and has issued the following statement to the Planning Commission. Your support of this position is vital at this point.
SCALE stated our support of the UDO Infill Compatibility Standards during the City Council Public Hearing on February 21st. We reiterate that we believe compatibility standards will be extremely important to ensure predictable infill development in Raleigh’s established neighborhoods. SCALE is monitoring the Planning Commission meetings on RTN, and we are concerned about an effort to completely remove Infill Compatibility Standards from the UDO. We continue to see the need for these standards as part of the UDO and encourage you to approve standards that show respect for adjacent property owners, maintain the positive character of our neighborhoods, and allow for responsible updating of our communities.
Please contact the Planning Commission let them know you support the Infill Compatibility Standards (and other standards being challenged at this time). Thanks for all you do to protect the quality of living in Raleigh.
. . .
Links and further information follow. The most direct link to all things UDO can be found at RaleighUDO.com. Twitter stream available.
| View and Download January 3rd UDO Draft Documents(also includes links to 1st public draft and other supporting documentation) |
Raleigh Planning Commission continues review of RaleighUDO ... meeting 9
posted on Mon, 04/30/2012 - 4:23pm
WHAT: Although the Planning Commission announced the cancellation of tomorrow's Commuity of the Whole meeting, the review of the UDO will continue starting at 9:00 am. The agenda includes Chapter 4: Special Districts and several deferred items.
WHEN: Tuesday, May 1, 9:00 am to noon.
WHERE: 222 West Hargett Street, City Council Chamber
STAFF REPORT FOR MEETING: click here. (The staff report now lists the deferred items at the end of the report)
You can continue to submit comments to Christine Darges…
E-mail: Christine.Darges@raleighnc.gov
Phone: (919) 516-2634
Phone: (919) 516-2634
Please avoid submitting duplicate comments.
Raleigh Television Network Coverage (RTNSV)
- March 13 meeting (30 minutes...move slider to 2:31:39)
- March 20, morning meeting ( 3 hours)
- March 20, evening meeting (2 hours)
- March 27 (1 hour 10 minutes...move slider to 1:54:00)
- April 3 (1 hour 40 minutes)
- April 10 (25 minutes)
- April 17 (1 hour 57 minutes)
- April 24 (27 minutes)
These meetings are not televised live. They are recorded and archiveded only.
Other References:
Tuesday, June 28, 2011
POV: Raleigh UDO Review
Point of View | June 21, 2011 | newsobserver.com
A new model for Raleigh neighborhoods
BY PHILIP LETSINGER
Tags: news | opinion - editorial | point of view
RALEIGH -- The Unified Development Ordinance (UDO) currently under review is the proposed tool to implement goals and policies of the 2030 Comprehensive Plan for the City of Raleigh. As a resident of one of Raleigh's longer established neighborhoods, my focus in reviewing the UDO is identifying issues most directly impacting established neighborhoods such as mine.
One major Comprehensive Plan objective is accommodation of the inevitable growth within Raleigh's limited resources while avoiding the well-documented negative aspects of urban sprawl. Another objective that must be addressed through the UDO is maintenance and preservation of Raleigh's established neighborhoods. These two frequently conflicting objectives - maintenance of established neighborhoods and increased density - present serious challenges to neighborhoods.
The draft UDO is considered "zoning district neutral" for residential neighborhoods. Residential districts R-2 (two units per acre) through R-10 (10 units per acre) are to be brought forward as currently zoned without changes in the zoning map, with some exceptions, and the UDO will apply upon adoption. In the UDO, residential uses, yards, building heights and minimum lot sizes are generally the same as or similar to the present ordinance.
However densities increase in several ways. Minimum lot sizes would be reduced by 8 percent in R-4 districts (10,890 square feet to 10,000 sf), by 17 percent in R-6 districts (7,260 sf to 6,000 sf) and by 20 percent in R-10 districts (5,000 sf to 4,000 sf). These reductions in minimum lot sizes would not have a great impact on established neighborhoods except where built-out lot sizes are much larger than the zoning district minimum. For example, many areas inside the Beltline are zoned R-6 and even R-10 but developed at R-4 standards.
In neighborhoods built out at a density lower than currently zoned, there is economic incentive to recombine lots and subdivide to the zoning district minimum lot size, possibly resulting in development out of character with the established neighborhood. The proposed reduction of minimum lot sizes renews and provides increased incentive in all neighborhoods to recombine and subdivide. Residents and city officials must carefully evaluate whether current residential zoning is congruent with actual development and, if not, is it in the best, long-term interests of the neighborhood and the city.
Raleigh's current policies generally support preservation of sound existing residential neighborhoods with changes limited to compatible infill, but this has the potential to change with the UDO as drafted.
The UDO effectively doubles the potential density of R-2 through R-10 districts for single-family detached dwellings by permitting either "accessory dwellings" or "backyard cottages" as-of-right (no conditions) for each detached dwelling. Currently "utility apartments" are permitted as a conditional use in single-family detached dwellings and are limited to one-fourth of the area of the total dwelling and occupation by no more than two people. When there is a utility apartment, the primary dwelling must be owner-occupied.
The UDO includes neither the owner-occupancy requirement nor an occupancy limit for accessory dwellings and backyard cottages. These omissions could encourage speculative development of rental units without the on-site supervision that an owner-occupant would typically provide. Accessory apartments and backyard cottages provide possible diversity of dwelling types, but there must be adequate standards to maintain neighborhood character.
The UDO includes a new housing type for R-10 and R-mixed-use districts. The Cottage Court is a group of small detached or attached houses centered around a common open space. A minimum site of 18,000 sf allows five dwellings, an effective lot size of 3,600 sf per dwelling.
Some established neighborhoods are already zoned R-10 but developed with large lots, and as few as two lots could be combined for a Cottage Court. While providing diverse housing types, this proposed configuration is an incentive to change the character of a neighborhood through teardowns, recombinations and establishment of a new housing pattern.
The UDO includes compatibility standards providing some protection for established residential neighborhoods through contextual design standards regulating front setbacks, height and side wall length. The UDO carries forward the Neighborhood Conservation Overlay District and the Historic Overlay District and adds the Limited Historic Overlay District as resources for neighborhood preservation.
In recent years first two types of overlay districts have often been challenging, expensive and sometimes impossible for neighborhoods to bring to completion. The Limited HOD, while intended to provide a lower level of protection and to be less difficult to implement, does not yet appear to be any more workable.
The UDO attempts to address some of the current zoning problems while also looking toward the future as expressed in the Comprehensive Plan. Citizens and elected officials need to carefully examine and evaluate the potential effects of changes in the UDO and related zoning map changes. Individuals and neighborhood groups would be well advised to review existing zoning and determine how proposed standards in the UDO will impact their specific neighborhood - positively or negatively. How would increased density affect an area - property values, stormwater, street parking, traffic, noise and demands for public services such as schools and parks? Where would increases in density be most appropriate?
The initial comment period for the public review draft of the UDO closed June 6. Fortunately, opportunities to comment on a revised draft continue. The website at www.RaleighUDO.com offers an opportunity to view others' comments and respond concerning Raleigh's proposed Unified Development Ordinance.
Philip Letsinger a member of the American Institute of Certified Planners. Now retired, he worked as both an architect and planner in the Triangle area.
A new model for Raleigh neighborhoods
BY PHILIP LETSINGER
Tags: news | opinion - editorial | point of view
RALEIGH -- The Unified Development Ordinance (UDO) currently under review is the proposed tool to implement goals and policies of the 2030 Comprehensive Plan for the City of Raleigh. As a resident of one of Raleigh's longer established neighborhoods, my focus in reviewing the UDO is identifying issues most directly impacting established neighborhoods such as mine.
One major Comprehensive Plan objective is accommodation of the inevitable growth within Raleigh's limited resources while avoiding the well-documented negative aspects of urban sprawl. Another objective that must be addressed through the UDO is maintenance and preservation of Raleigh's established neighborhoods. These two frequently conflicting objectives - maintenance of established neighborhoods and increased density - present serious challenges to neighborhoods.
The draft UDO is considered "zoning district neutral" for residential neighborhoods. Residential districts R-2 (two units per acre) through R-10 (10 units per acre) are to be brought forward as currently zoned without changes in the zoning map, with some exceptions, and the UDO will apply upon adoption. In the UDO, residential uses, yards, building heights and minimum lot sizes are generally the same as or similar to the present ordinance.
However densities increase in several ways. Minimum lot sizes would be reduced by 8 percent in R-4 districts (10,890 square feet to 10,000 sf), by 17 percent in R-6 districts (7,260 sf to 6,000 sf) and by 20 percent in R-10 districts (5,000 sf to 4,000 sf). These reductions in minimum lot sizes would not have a great impact on established neighborhoods except where built-out lot sizes are much larger than the zoning district minimum. For example, many areas inside the Beltline are zoned R-6 and even R-10 but developed at R-4 standards.
In neighborhoods built out at a density lower than currently zoned, there is economic incentive to recombine lots and subdivide to the zoning district minimum lot size, possibly resulting in development out of character with the established neighborhood. The proposed reduction of minimum lot sizes renews and provides increased incentive in all neighborhoods to recombine and subdivide. Residents and city officials must carefully evaluate whether current residential zoning is congruent with actual development and, if not, is it in the best, long-term interests of the neighborhood and the city.
Raleigh's current policies generally support preservation of sound existing residential neighborhoods with changes limited to compatible infill, but this has the potential to change with the UDO as drafted.
The UDO effectively doubles the potential density of R-2 through R-10 districts for single-family detached dwellings by permitting either "accessory dwellings" or "backyard cottages" as-of-right (no conditions) for each detached dwelling. Currently "utility apartments" are permitted as a conditional use in single-family detached dwellings and are limited to one-fourth of the area of the total dwelling and occupation by no more than two people. When there is a utility apartment, the primary dwelling must be owner-occupied.
The UDO includes neither the owner-occupancy requirement nor an occupancy limit for accessory dwellings and backyard cottages. These omissions could encourage speculative development of rental units without the on-site supervision that an owner-occupant would typically provide. Accessory apartments and backyard cottages provide possible diversity of dwelling types, but there must be adequate standards to maintain neighborhood character.
The UDO includes a new housing type for R-10 and R-mixed-use districts. The Cottage Court is a group of small detached or attached houses centered around a common open space. A minimum site of 18,000 sf allows five dwellings, an effective lot size of 3,600 sf per dwelling.
Some established neighborhoods are already zoned R-10 but developed with large lots, and as few as two lots could be combined for a Cottage Court. While providing diverse housing types, this proposed configuration is an incentive to change the character of a neighborhood through teardowns, recombinations and establishment of a new housing pattern.
The UDO includes compatibility standards providing some protection for established residential neighborhoods through contextual design standards regulating front setbacks, height and side wall length. The UDO carries forward the Neighborhood Conservation Overlay District and the Historic Overlay District and adds the Limited Historic Overlay District as resources for neighborhood preservation.
In recent years first two types of overlay districts have often been challenging, expensive and sometimes impossible for neighborhoods to bring to completion. The Limited HOD, while intended to provide a lower level of protection and to be less difficult to implement, does not yet appear to be any more workable.
The UDO attempts to address some of the current zoning problems while also looking toward the future as expressed in the Comprehensive Plan. Citizens and elected officials need to carefully examine and evaluate the potential effects of changes in the UDO and related zoning map changes. Individuals and neighborhood groups would be well advised to review existing zoning and determine how proposed standards in the UDO will impact their specific neighborhood - positively or negatively. How would increased density affect an area - property values, stormwater, street parking, traffic, noise and demands for public services such as schools and parks? Where would increases in density be most appropriate?
The initial comment period for the public review draft of the UDO closed June 6. Fortunately, opportunities to comment on a revised draft continue. The website at www.RaleighUDO.com offers an opportunity to view others' comments and respond concerning Raleigh's proposed Unified Development Ordinance.
Philip Letsinger a member of the American Institute of Certified Planners. Now retired, he worked as both an architect and planner in the Triangle area.
Wednesday, February 6, 2008
Errata
A new "coalition for stronger neighborhoods" has circulated the following update:
It is important to keep the facts clear in this debate over infill issues. Our position is as follows:
Inappropriate infill construction IS a major issue and the NCOD changes do not address the issue.
Community Scale, a neighborhood advocacy group with over 280 adult supporters in Fallon Park/Anderson Heights/Bloomsbury area, is pushing for a study of whether these laws, rules and regulations protect ALL property rights, your property values and investment in your home.
This group met last week with 8 neighborhoods to gauge their concerns and focus their responses. Of the invited city council, 3 members came to listen, and answered questions. Meeting attendees mentioned their political action committee (PAC), as well as other strategies--including a Task Force to study ALL property rights---to support public policy that respects rights for ALL citizens.
We regret that the visitors to our meeting did not contribute to the facts of the discussion.
We urge you to email city council and ask that they not appoint a task force. Infill construction is NOT a major issue and the NCOD changes adequately address the issue.
Second, Community Scale, a vocal special interest group, is pushing for more laws, rules and regulations that will limit your property rights, your property values and choices regarding your home.
This group met last week with several council members, including Rodger Koopman, Nancy McFarlane, Russ Stephenson and Thomas Crowder. At the meeting they discussed forming a political action committee (PAC) and raising funds to push their agenda---including different ways to restrict your property rights--- and help elect politicians that support their cause.
It is important to keep the facts clear in this debate over infill issues. Our position is as follows:
Inappropriate infill construction IS a major issue and the NCOD changes do not address the issue.
Community Scale, a neighborhood advocacy group with over 280 adult supporters in Fallon Park/Anderson Heights/Bloomsbury area, is pushing for a study of whether these laws, rules and regulations protect ALL property rights, your property values and investment in your home.
This group met last week with 8 neighborhoods to gauge their concerns and focus their responses. Of the invited city council, 3 members came to listen, and answered questions. Meeting attendees mentioned their political action committee (PAC), as well as other strategies--including a Task Force to study ALL property rights---to support public policy that respects rights for ALL citizens.
We regret that the visitors to our meeting did not contribute to the facts of the discussion.
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