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Home My WebLink About2024-04-11 Planning Commission Special Work SessionAg enda Planning Commission Work Session City of E dina, Minnesota Com munity R oom, E dina City Hall Thursday, Apr il 11, 2024 5:00 PM I.Ca ll To Ord er II.Roll Ca ll III.Zonin g Ord ina n ce Audit Discussion IV.Adjournm en t The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing ampli"cation, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Date: April 11, 2024 Agenda Item #: I I I. To:P lanning C ommission Work S es s ion Item Type: F rom:Addis on Lewis, C ommunity Development C oordinator Item Activity: Subject:Zoning O rdinanc e Audit Disc ussion Disc ussion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: None. Discussion only. I N TR O D U C TI O N: T he current zoning code has not been comprehensively updated since the 1970s. F rom time to time, it is critical to review, analyze and update zoning regulations to ensure that they are aligned with C ity goals and working to achieve desired development outcomes. T he C ity has contracted with H K G i to complete an audit of the zoning code. T he zoning code audit will provide a tool for identifying and clarifying code issues, opportunities for improvements, and prioritizing future code updates. S taff from H K G i will be in attendance at the work session to facilitate a discussion on their preliminary analysis. Attached is the approved scope of work to provide C ommissioners with an understanding of the project, as well as some background on H K G i. AT TAC HME N T S: Description Zoning Code Audit - Scope of Work Consultant Pres entation Planning Commission Work Session –April 11, 2024 Edina Zoning Code Audit Project April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Tonight’s Meeting Agenda / Purpose •Code Audit Overview •Code Structure •Zoning Districts •Next Steps April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Code Audit Overview April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Introductions •HKGi is a Twin Cities-based firm established in 1982 •HKGi’s expertise: –Planning and Zoning –Landscape Architecture –Urban Design •Experienced with zoning codes and comprehensive plans •Our goal is to help communities create places that enrich people’s lives April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Key Audit Objectives •Overall structure and usability issues of zoning/subdivision code •Align zoning/subdivision code with Comprehensive Plan and small area plans •Zoning districts and supplementary regulations •Development procedures and standards –Site plan review, PUD, subdivision/lot splits April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Understanding of the City’s Needs •Zoning/subdivision code overdue for comprehensive review •Simple development projects complex and time-consuming •Zoning districts need updating – development barriers, complex formulas, Missing Middle Housing interest •2040 Comprehensive Plan includes guidance for more flexible residential development and densities •Interest in reducing the City’s reliance on PUDs and the older planned districts April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Project Timeline •April PC Meeting #1, Tech Memo #1 •May/June PC Meeting #2, Tech Memo #2 and #3 •July Joint PC/CC Meeting, Code Audit Report April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Code Structure April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Current Structure •Chapter 36 Zoning (13 articles) •Chapter 32 Subdivisions (6 articles) •Headings include: –Articles –Divisions –Subdivisions –Sections April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Current Zoning Structure Article #Article Name Divisions Subdivisions Sections Pages 1 In General 0 0 10 15 2 Administration 3 0 13 6 3 Site Plan Review 0 0 11 6 4 Rezoning and Text Amendments 2 (3)3 16 7 5 Conditional Use Permits 0 0 10 4 6 Fees and Charges 0 0 2 1 7 Misc. Administrative Requirements 0 0 3 1 8 Districts and District Regulations 11 0 85 74 9 Edina Heritage Landmarks 0 0 13 3 10 Floodplain Districts 13 0 42 19 11 Overlay Districts 1 (2)0 3 1 12 Supplementary District Regulations 4 (5)4 (6)59 31 13 Signs 5 3 (4)48 18 April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Current Subdivision Structure Article #Article Name Divisions Subdivisions Sections Pages 1 In General 0 0 11 5 2 Plat Procedure and Requirements 2 (3)0 9 9 3 Evaluation of Plats and Subdivisions 0 0 2 1 4 Improvements; Subdivision Financing; Security; Development Contracts 0 0 3 2 5 Dedication 0 0 8 4 6 Improvements 0 0 2 1 April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Structural Issues Identified •Articles are inconsistent in length, ranging from 1 to 74 pages in length •Districts –Most districts include subdistricts (PRD, PSR, POD, PCD, MDD) which act as individual base districts –All 22 base districts exist in one article today •Consider separating into multiple articles April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Structural Issues Identified •Uses –Update and generalize very specific uses –Define each use –Create tables to reorganize long lists of allowable uses •Article 12 Supplementary District Regulations –Catch-all article containing many unrelated requirements –Relocate provisions so that they are grouped with similar topics •Topical information is scattered across various articles –Definitions; Development procedures April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Potential Structural Improvements •Reorganize and reformat •Update structure of zoning districts, uses, and standards •Create updated numbering system April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Reorganize and Reformat •Move frequently-used topics or articles higher up –Reduce the amount of information the public would need to wade through before finding relevant requirements •Group related topics together and on the same structural level •Use consistent headings across all articles –Currently, some articles have divisions, subdivisions, and sections while others have only sections. –Eliminate use of “subdivision” heading April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Potential Zoning Reorganization Article #Article Name 1 Introductory Provisions 2 General Zoning 3 Residential Base Districts 4 Non-Residential Base Districts 5 Overlay Districts 6 Use-Specific Standards 7 Development Standards 8 Signage 9 Procedures and Enforcement 10 Definitions April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Potential Subdivision Reorganization Article #Article Name 1 Introductory Provisions 2 Design Standards 3 Improvements 4 Dedication 5 Procedures and Enforcement 6 Definitions April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Structure of Districts, Uses, and Standards •Group similar districts together •Treat each existing subdistrict as a base district •Create tables to improve usability and reduce repetitive text –Uses tables, lot and site dimensional tables –Effective both within a single district as well as in district-to-district comparisons Group standards specific to certain uses together within a single article April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Suggested Renumbering System •Current Numbering System –Listed as 36-X –Chapter number before hyphen –Number after hyphen increases sequentially from 1 to 1717 –Numerous “reserved” sections to provide opportunity for later additions/amendments April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Suggested Renumbering System •Use consistent headings: –Articles –Divisions –Sections •Update numbering so that each section is listed as XX-XXXX –Eliminates need to create “reserved” sections –Aids navigation since each number refers to overarching headings –Consistent numbering with same number of digits for each 36-0852 Chapter 36 Article 8 Division 5 Section 2 April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Zoning Districts April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Understanding the Zoning Districts •9 base districts –4 conventional base districts •R-1, R-2, RMD, APD –5 planned base districts •PRD/PSR, PMD, PCD, POD, PID •23 planned unit development (PUD) base districts so far •2 overlay districts –building height, floodplain April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Understanding the Zoning Districts 9 base districts •3 residential •1 mixed development •1 commercial •1 office •1 industrial •1 regional medical •1 automobile parking 17 base subdistricts •7 residential resulting in 9 districts/subdistricts) •4 mixed development •4 commercial •2 office April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Understanding the Zoning Districts Residential Districts/Subdistricts •R-1 •R-2 •PRD/PSR –7 subdistricts Mixed Use Districts/Subdistricts •MDD - 4 subdistricts •PCD - 4 subdistricts Business Districts/Subdistricts •POD – 2 subdistricts •PID, RMD, APD April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Residential Districts District Code District Name Frequency Acres Percentage R-1 Single Dwelling Unit 13,229.0 6,599.0 91.6% R-2 Double Dwelling Unit 505.0 125.8 1.7% PRD-1 Planned Residence 120.0 16.7 0.2% PRD-2 Planned Residence 156.0 34.4 0.5% PRD-3 Planned Residence 264.0 206.9 2.9% PRD-4 Planned Residence 68.0 171.0 2.4% PRD-5 Planned Residence 3.0 9.3 0.1% PSR-3 Planned Residence 0.0 0.0 0.0% PSR-4 Planned Residence 13.0 43.6 0.6% Total 14,358.0 7,206.7 100.0% Draft Numbers April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Residential Districts District Code District Name Frequency Acres Percentage R-1 Single Dwelling Unit 13,229.0 6,599.0 91.6% R-2 Double Dwelling Unit 505.0 125.8 1.7% PRD-1 Planned Residence 120.0 16.7 0.2% PRD-2 Planned Residence 156.0 34.4 0.5% PRD-3 Planned Residence 264.0 206.9 2.9% PRD-4 Planned Residence 68.0 171.0 2.4% PRD-5 Planned Residence 3.0 9.3 0.1% PSR-3 Planned Residence 0.0 0.0 0.0% PSR-4 Planned Residence 13.0 43.6 0.6% Total 14,358.0 7,206.7 100.0% Draft Numbers April 2024 Planning Commission Work Session Edina Zoning Code Audit Project MU & Commercial Districts District Code District Name Frequency Acres Percentage MDD-3 Mixed Development 0.0 0.0 0.0% MDD-4 Mixed Development 7.0 12.3 3.0% MDD-5 Mixed Development 15.0 47.7 11.7% MDD-6 Mixed Development 135.0 103.8 25.3% PCD-1 Planned Commercial 34.0 14.5 3.6% PCD-2 Planned Commercial 48.0 32.8 8.0% PCD-3 Planned Commercial 44.0 189.9 46.4% PCD-4 Planned Commercial 14.0 8.5 2.1% Total 297.0 409.5 100.0% Draft Numbers April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Business Districts District Code District Name Frequency Acres Percentage RMD Regional Medical 12.0 27.8 4.9% POD-1 Planned Office 92.0 101.4 17.8% POD-2 Planned Office 27.0 66.1 11.6% PID Planned Industrial 123.0 368.2 64.7% APD Automotive Parking 6.0 5.3 0.9% Total 260.0 568.7 100.0% Draft Numbers April 2024 Planning Commission Work Session Edina Zoning Code Audit Project PUD Districts •23 individual PUD districts so far •Each PUD needs to define its specific allowed uses and dimensional standards •Are PUDs needed because the base districts aren’t working? April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – Districts Districts & Subdistricts •22 districts/subdistricts is more than needed •Minimal differences between some subdistricts –e.g. POD-1 and POD-2 •No district purpose statements –Why are all of these districts and subdistricts needed? April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – Districts Allowed Uses •The districts/subdistricts are restrictive, separate things, rather than flexible in their allowed uses –R-2 only allows two-unit dwellings, not even single-family –3 subdistricts only allow senior housing –Results in the need for rezoning? •Allowed uses are cumulative across subdistricts, not easy to see all of the allowed uses •Uses in the mixed use districts are mostly conditional rather than permitted; typically mixed use districts are more flexible •Unclear which districts/subdistricts are intended to be mixed use –PRD-4, PRD-5, and PSR-4? April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – Districts Dimensional Standards •The city has a lot of non-conforming lots –e.g. lot area, width, and depth •Some dimensional standards are overly complicated –Minimum lot area, width, and depth (R-1) –Yard setbacks (R-1) –Density allowances (PRD/PSR) •Building height – inconsistencies between overlay district and small area plans and PUDs April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – Districts Residential Densities •Inconsistencies between zoning districts and comprehensive plan LU categories •Highest density allowed in the zoning districts is much lower than the densities allowed in the comprehensive plan •Necessitates use of PUDs? April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – 2040 Plan Densities Land Use Categories Density and Intensity Guidance(dwelling units per acre) Residential Low Density Residential 1 – 5 Low Density Attached Residential 4 - 8 Medium Density Residential 5 - 12 High Density Residential 12 - 60 Mixed Use Neighborhood Node 10 - 60 Mixed Use Center 12 - 100 Office Residential 20 - 75 Greater Southdale District Residential 50 - 100 Community Activity Center 90 - 150 Regional Medical 50 - 100 April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – District Densities Zoning Districts Calculated Density(dwelling units per acre)Calculated Density with Allowances (dwelling units per acre) Residential R-1 4.8 N/A R-2 2.9 N/A PRD-1 4.1 N/A PRD-2 6.0 N/A PRD-3 9.9 15.0 PRD-4 15.0 31.1 PRD-5 None (FAR max = 1.2)None (FAR max = 1.2) PSR-3 12.4 21.8 PSR-4 17.4 43.6 April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Preliminary Audit Findings – District Densities Zoning Districts Calculated Density(dwelling units per acre)Calculated Density with Allowances (dwelling units per acre) Mixed Use MDD-3 9.9 N/A MDD-4 12.1 N/A MDD-5 13.2 N/A MDD-6 13.2 N/A PCD-1 None N/A PCD-2 None N/A PCD-3 None N/A PCD-4 None N/A April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Questions •Concerns about the current base zoning districts? •Pros and cons of using PUDs vs. base zoning districts? •Other issues with the usability of the zoning/subdivision codes from a structural standpoint? •Input regarding the guidance of the 2040 Comprehensive Plan vs. the districts and standards of the zoning code? April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Next Steps April 2024 Planning Commission Work Session Edina Zoning Code Audit Project Next Steps •Analysis of Supplementary District Regulations Division (standards for specific uses, different types of setbacks, specific accessory uses, and general provisions) •Analysis of development procedures (site plan review, PUD, subdivision/lot splits) •Tech memos •PC meeting in May/June