Residential Dimensional Standards

The previous post focused on land use within the proposed zoning ordinance. This post will discuss the dimensional requirements in the proposed code, specifically those dealing with land use. These regulations, combined with land use, helps to differentiate between "high" and "low" intensity and density sites.

Minimum lot size has a significant impact on the intensity/density of development. As shown on the tables, minimum lot size generally reduces from low to high intensity. Maximum lot coverage also generally rises with increased intensity. Maximum dwelling units and building height also rise as the intensity of the district increases.

The consultant team has produced several graphics which may help to illustrate the residential tables. These graphics are a WORST CASE SCENARIO, not the recommended neighborhood design. Still, the graphics do represent what could be developed under the code. The first graphic conforms to the Residential Low Density (R-L) district. Homes were placed at the minimum setbacks from each other and the street. The lots are also drawn as small as possible within the R-L district.



The second drawing illustrates a possible development scenario under the Residential Medium Density District (R-M). Again, the drawing can be considered the base-line for development. Homes are again placed as close together and to the street as possible. Lot size (3,600 square feet with 50 foot wide lots), lot coverage (30%), etc. are pushed to produce the highest possible number of hypothetical homes. Both of these drawings are included not to scare citizens, but rather to illustrate what the numbers could look like graphically. As mentioned, the numbers were based on public involvement during this project as well as during the Vision 2020 Comprehensive Plan program. The existing zoning ordinance and calculations of existing Whitehouse neighborhoods were also utilized to fine tune the proposed ordinance.



Specific areas of the residential table which should be considered include residential density. The proposed densities, ranging from less than one residential unit per acre (for Agricultural Open (AO)) to 20 units per acre (for Residential High R-H), are based on public involvement. The recommended densities also comply with those first discussed in the Vision 2020 Comprehensive Plan.

Another graphic example that will help illustrate what the code means in visual terms relates to height. Under the proposed ordinance, the typical height limit for single-family homes remains unchanged, capped at 35 feet. One variation from the existing ordinance covers high density residential development. The existing regulations allow for structures of 60 feet. Under the proposed code, the maximum height of residential structures in the Residential High Density District (R-H) would be reduced to 45 feet. The graphic shows both of these height scenarios. R-E (estate), R-L, and R-M fit within the example on the left. R-L would allow for heights corresponding with the example on the right.



The next post will deal with similar issues for non-residential districts.

First Public Hearing Date Change

In order to give full notice of the public hearing, City Staff has rescheduled the first public hearing to a special Planning & Zoning Commission meeting to be held on Monday, February 16, 2008. The time and location are unchanged.

Land Use Tables

Much of the regulation in the proposed zoning ordinance relies on the classification of either land use or intensity. The first component of this, land use, is conveyed in three tables. The first is an overview of the zoning districts.

Several districts from the existing code are renamed in the proposed ordinance. One example of this is the former RA district becoming Agricultural Open (AO). Other districts have been replaced to fit more closely with the Vision 2020 plan. Residential Estate (R-E), Residential Low Density (R-L), Residential Medium Density (R-M), and Residential High Density (R-H) are examples of such districts. Some districts have been split to provide increased land use precision. Under the proposed code, the existing B-1 district would become Retail/Office Low Intensity (C-L), Retail/Office Medium Intensity (C-M), and Retail/Office High Intensity (C-H) to accomplish this purpose. In addition, new districts are proposed. Town Center (both TC-1 and TC-2) are examples of these additions. Lastly, several districts will be retained with few if any alterations other than name or minor text changes. Single Family Manufactured Home (HM-SF), Manufactured Home Park (MH-P), General Industrial (GI), and Light Industrial/Business Park (LI-BP) are examples of these small changes.

All existing Planned Development Districts (PDD) will remain in force and unchanged under the proposed ordinance. These are primarily found in residential neighborhoods such as Rosebrook. Existing deed restrictions will remain in place, as these instruments are not regulated by the City or zoning.

Under the proposed code, land use will be regulated through a Use Table. This table centralizes the list of permitted uses in a more user friendly format. The table (presented here in two parts) shows the various districts along the top row. Each use is listed vertically in the left-hand column. To read the table, find the cell which lines up with the desired use and zoning district. Uses which are permitted by right are labeled with a "P." Uses which are permitted with conditions are also listed. The basic conditioned are included in the cell itself. If these conditions are met, no Conditional Use Permit (CUP) will be required. Uses which are labeled with a "-" are not permitted.

An example for how to read the code would be Auction Sales in the AO district. As shown on the table, this use would be permitted when such sales relate directly to agricultural activities. Another example, Automotive Related Services are not permitted in the AO district.

As supported in the Vision 2020 Plan and discussed in the public involvement of this program, the concept of mixed-use districts is proposed. The primary mixed-use districts will be the two Town Center Districts (TC-1, and TC-2). These districts will have a high degree of mixing, both within the same site as well as within the same building. Other districts will also permit some mixed use. For example, Residential High Density (R-H) will allow for some commercial uses within residential buildings. The district also provides for some complementary commercial uses as single use developments. Mixed-use provisions also allow for upper story multi-family to be incorporated into commercial buildings within all Retail/Office districts.

Zoning Ordinance Update

After a brief delay due to technical problems, the Consulting and City Staff is happy to begin releasing the proposed zoning ordinance update material. This morning's update includes the proposed zoning map, existing zoning map, and Vision 2020 Future Land Use Plan map. Each map thumbnail below brings up a zoomable map. Viewing the maps will require the Flash plug-in.

Three Guiding Principals were identified for this project. Each of these principals will be addressed in the zoning map and following code language. The principals are:

1. Allow for compatibility and coordination between the Zoning Map and the Vision 2020 Comprehensive Plan.
2. Establish precision land use control tools.
3. Embrace a modern and user-friendly approach to land use control.

The included proposed zoning map should show a high level of coordination between the Vision 2020 map. However, one important concept is that the Future Land Use Plan is intended to be abstract and serve as a comprehensive guide. By contrast, zoning must regulate land use with exact geographic precision. Therefore, subtle differences exist between the two maps. Moreover, elected officials should be free to consider a variety of factors when translating the abstract lines in the Future Land Use map to zoning issues.

An entry will be posted each day this week leading up to the first public hearing scheduled for Monday, February 9th at 6:30 pm in the Whitehouse Council Chambers/Municipal Court.

Planning & Zoning Meeting Tonight

The Whitehouse Planning & Zoning Commission will hear an overview of the Zoning Ordinance Update (including the proposed Town Center District) this evening during the regular 6:30 meeting. This meeting is open to the public; however, it will not include a public hearing.

The intent of the meeting is to familiarize the Commission with the proposed ordinance in anticipation of formal public hearings to be held in February. A similar review of the code will be presented to the City Council at the January 27th regular meeting.

A tentative schedule for the code adoption is as follows:

January 12th Planning & Zoning Commission

• Review and Comments on Tables and Map

January 27th City Council

• Review and Comments on Tables and Map

January 29th Project Website/Blog

• Public release of deliverables online
• tables
• maps
• graphics
• code language

February 9th Planning & Zoning Commission

• Public Hearing for Updated Zoning Ordinance
• Possible Recommendation for Adoption

February 24th City Council (if recommended by P&Z)

• Public Hearing for Updated Zoning Ordinance
• Possible Adoption by City Council

All dates are tentative and subject to approval and actions by both the City Council and Planning & Zoning Commission. Firm dates will be posted to this blog as they become available. The City Secretary will post official agendas and announcements online and at City Hall.

Also of interest to blog readers, January 29th is the target date when all code related materials will be posted online for public review. The consultants and City staff hope that each interested citizen and stakeholder will take this opportunity to become familiar with the proposed code. The Team also wishes to encourage such parties to attend and participate in the upcoming public hearings in February.

Second Town Hall Workshop covering the City-Wide Zoning Ordinance Update (Zoning Update Advisory Committee Meeting #2)

Once again, the City of Whitehouse and its planning consultants wish to invite any and all interested parties to attend a town hall style workshop. The meeting will be held on Monday, November 24th, 2008 at 6:30 pm, in the Whitehouse Council Chambers/Municipal Court. Any citizen, stakeholder, or community member is welcome and encouraged to attend and participate.

The workshop will consist of two parts:

1. A brief review of the zoning district definitions established at last month's workshop,
2. and an opportunity for participants to guide the creation of the City's new zoning map (utilizing the new zoning districts).

The Planning Team envisions this as the final Advisory Committee/Town Hall meeting. However, the final determination will only be made once City and consultant staff are satisfied with that all opinions have been heard and considered.

Following that determination, the consultant will present the Whitehouse Planning & Zoning Commission with the proposed map and district definitions, along with the proposed Town Center ordinance for review. This meeting will include a presentation by the consultant, a public hearing seeking input from citizens, and Commission discussion. If approved by the Commission, the documents will be forwarded for consideration by the City Council. The Council will hold a similar public meeting and consider adoption of the updated code.

These meetings by the Planning & Zoning Commission and Whitehouse City Council will be held in January of 2009. Once again, the Planning Team encourages all interested parties to attend and participate in these public hearings.

Following the final Advisory Committee meeting, the Planning Team will begin using this blog much more heavily to distribute draft code language, maps, and visuals. If not already subscribed, all interested parties should subscribe to the RSS feed to have this material delivered directly to a reader of choice.

Zoning Ordinance Update Town Hall Workshop

As advertised in the local newspapers and at previous meetings, the City and Consultant staff would like to remind any interested party about this evening's Town Hall style workshop. During the meeting, staff and stakeholders will shift focus from the Town Center to the overall zoning ordinance update. The meeting will be informal but directed toward specific goals. Any interested parties are strongly encouraged to attend and express opinions on how to best implement the land use component of the Vision 2020 Comprehensive Plan.

This workshop will be the first of two or three to focus on the City-wide zoning ordinance. Once complete, the updated zoning code (along with the complete Town Center code) will be delivered to the City for adoption though public hearings.

The workshop will begin at 6:30 pm on Thursday, October 16, 2008. It will be held in the Whitehouse City Council Chambers/Municipal Court. If you are unable to attend but would like a recording of the meeting please contact the consultant staff. Future meeting times and dates will be announced on this website, at tonight's meeting, and through local media.

Town Center Meeting Tonight

As advertised in the Tri-County Leader and Tyler Paper, the City of Whitehouse will be holding a Town Center Advisory Committee Meeting this evening at 6:30 in the Council Chambers. As discussed in the newspaper articles, the purpose of this meeting is to bring the discussions for a Town Center Zoning code to a close. Due to hurricane impacts on consultant time the meeting agenda will be scaled back somewhat. But consultant and city staff members still invite interested stakeholders to attend and participate.

Once compete, the code will be finalized and held until it can be presented to the Planning & Zoning Commission and City Council. Those presentations will take place along with discussions of the community wide zoning ordinance update. The update process for the full zoning ordinance will take several months to complete. However, the Team is hopeful to have both codes ready for presentation by the end of the year.

This blog, and the advisory committee will continue to hold monthly meetings to solicit input from stakeholders and community members on the city-wide code. Once complete, the consultant staff will present graphics and information showing what both codes may "look like" as commercial and residential development occurs.

Stakeholders and community members may also wish to attend and comment during public hearings before the P&Z and City Council. All input will continue to be welcome and encouraged as the Team shifts its focus to the city as a whole.

Lastly, this blog will become more active as the process moves forward. Draft documents, visuals, and other content will be added to prepare for the upcoming public hearings and eventual adoption of both codes. Schedule information will be posted here when it becomes available. Those interested should also continue to follow the local newspapers for announcements and information.