CBJ Planning Commission Presentation

November 9, 2010

Subdivision Ordinance Revision Update

Housing & Development Forum Presentation

February 25, 2015

Proposed Subdivision Changes

Proposed Subdivision Changes

What is proposed?

Revisions to the Land Use Code regarding the subdivision of land

History

• Existing Code originates from the 1960s• Many amendments since then• Piecemeal approach to subdivisions• Some sections conflict• Out of date• Repetitive

Proposed Goals

• Make process more predictable• Easier to understand• Easier to use• Encourage orderly development• Reflect current subdivision practices• Fairly balance and distribute development costs

Proposed Subdivision Changes

Applications in General:

• Application cancellation – new section that provides for applications to be cancelled due to inactivity

• Application withdrawal – new section that provides for applications withdrawn by applicants

Proposed Subdivision Changes

Common Wall Development Changes:

• Revised the approval process for common walls for clarity purposes

• Parking and access section expanded to allow more room for alternative parking scenarios

• Utilities required to be separate• Minimum side yard setback section clarified to

reduce confusion

Proposed Subdivision Changes

Minor Subdivision Changes:

• Current: 1 to 4 lots• Proposed: to 13 lots• Director approval• Two-step process – preliminary and final plat• Notice of Decision issued after preliminary plat• Pre-application meeting required• Public notice required

Proposed Subdivision Changes

Major Subdivisions:

• Current: 5 or more lots• Proposed: 14 or more lots• Planning Commission approval• Two-step process – preliminary and final plat• Pre-application required• Sketch plat required• No longer reviewed like a conditional use

permit• Public notice required

CBJ 49.15.330 Conditional use permit.

(a) Purpose. A conditional use is a use that may or may not be appropriate in a particular zoning district according to the character, intensity, or size of that or surrounding uses. The conditional use permit procedure is intended to afford the commission the flexibility necessary to make determinations appropriate to individual sites. The commission may attach to the permit those conditions listed in subsection (g) of this section as well as any further conditions necessary to mitigate external adverse impacts. If the commission determines that these impacts cannot be satisfactorily overcome, the permit shall be denied. The procedures and standards established in this section shall also be applied to major subdivision preliminary plat approval pursuant to section 49.15.430.

Proposed Subdivision Changes

Other Changes:

• Public ways/easements vacations – expands vacation process to include easements and other types of rights-of-way

• Right-of-way acquisitions – • will be reviewed through the minor subdivision

process with director approval• Has less standards than a full subdivision • Planning commission approval needed for any

creation of substandard parcels

Proposed Subdivision Changes

Other Subdivision Changes:

• Remote subdivisions – four sections of Code consolidated into one location

• Lot consolidations – reviewed as a minor subdivision

• Public and Quasi-public use lots – lot design requirements can be waived by the director for minors and the PC for majors when the lot serves a public purpose, like a park

• Panhandle lots – limitation added to length of panhandle

Proposed Subdivision Changes

Proposed Street Standards Changes:

• < 250 ADT – sidewalks, curb & gutter, and pavement not required, lights at intersections with external street

• 251 – 499 ADT– sidewalk and curb & gutter required on one side, pavement required, TIA may be required, lights at intersections

• 500 + ADT – sidewalk and curb & gutter on both sides, pavement required, lighting required, TIA required

Proposed Table of Roadway Standards

Table 49.17.525 Table of roadway construction standards Average Daily Trips (ADT)*

(Adopted) Traffic Impact Analysis Required?

Sidewalks Curb and Subsurface Drainage

Travel Way Width Street Lights ROW Width

Paved Roadway

(Draft) Subdivision Process – by # of Lots Created

Roadway Classification

≥___ Yes Both Sides

Both Sides 26 Feet Continuous 60 Feet** Required Major Collector

500-___ Yes Both Sides

Both Sides 26 Feet Continuous 60 Feet** Required Major

251-499

Maybe One Side One Side 24 Feet All Intersections

60 Feet** Required Major Intermediate Volume

≤ 250 No Not Required

Not Required

22 Feet for Public Maintenance; or, As Required by CBJ 19.10 Appendix D: Fire Apparatus Access Roads for Driveway in Right-of-Way (private maintenance)

Intersections of Subdivision Streets with External Street System

60 Feet** Not Required***

Minor Low Volume; or, Driveway in Right-of-Way****

* Relationship between ADT and number of single-family dwellings (SFD) created based on 9.57 average weekday trip ends per dwelling unit; Trip Generation, 7th Edition, Institute of Transportation Engineers, Use 210 ** ROW Width may be reduced as prescribed at CBJ 49.17.525(a)(1)(i) *** Paving of roadway required for any street type within the area within the PM-10 Non-Attainment Area Map. [map needs to be created, based on http://dec.alaska.gov/air/doc/JNU_pm10_map_dec08.pdf] **** Driveway in Right-of-Way street classification requires private maintenance agreement; see CBJ 49.15. Article IV, Driveways in Public Rights-of-ways for restrictions and procedures.

Proposed Subdivision Changes

Right-of-way minimum width reductions – • the director may reduce the required right-of-

way width

Driveways in rights-of-way expanded – • the director may permit up to 13 lots or

dwellings on a driveway in a right-of-way• agreement required for lot owners to construct

road if future subdivision/expansion occurs

For more information or questions:

CBJ Staff Contact:

Laura Boyce, Planner

(907) 586-0753

Significant Changes

Summary of Changes:• Minor subdivisions increase – 1 - 13 lots• Major subdivisions increase – 14 + lots• Right-of-way acquisition plat process• Street standards• Review for major subdivisions changes from

conditional use permit review• Common wall section refined• Construction plan review and approval added

Significant Changes

Summary of Changes:• Notice of Decision issued for approval of

preliminary plat – minor subdivision • Application cancellation• Driveways in rights-of-ways• Definitions expanded and added

Subdivision Ordinance Update

Minor Subdivision (1-4 lots)

Intermediate Subdivision (5-12 lots)

Major Subdivision (13+ lots)

Pre-application/Sketch Plat

Draft Plat

Preliminary Plat

Construction Plans

Final Plat

Public Notice

Proof of availability of water

Certificate of Appropriation of Water

Shadow plat in transition area

More History

• First part of changes went to PC in 2009• Public improvements section• Part II began in 2010• SRC began reviewing in January 2011• Law review in 2012 & 2013• Changes made per Assembly direction• Change in leadership• Continued SRC review in 2014

Existing Code Proposed Code

Ch. 15 – Minor & Major Subdivisions

Ch. 35 – Public Improvements

Ch. 40 – Access Chapter 17

Ch. 70 – Remote Subdivisions

Title 4 – Monumentation, Surveying, & Platting Standards