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HomeMy WebLinkAboutAgenda UDCAC 07.01.2014Notice of Meeting for the Unified Development Code Advisory Committee of the City of Georgetown July 1, 2014 at 3:00 PM at Williamson Room, Georgetown Municipal Complex, 300-1 Industrial Ave, Georgetown, Texas The City of Georgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you require assistance in participating at a public meeting due to a disability, as defined under the ADA, reasonable assistance, adaptations, or accommodations will be provided upon request. Please contact the City at least four (4) days prior to the scheduled meeting date, at (512) 930-3652 or City Hall at 113 East 8th Street for additional information; TTY users route through Relay Texas at 711. Regular Session (This Regular Session may, at any time, be recessed to convene an Executive Session for any purpose authorized by the Open Meetings Act, Texas Government Code 551.) A Call to Order B Consideration of the minutes of the May 6, 2014, meeting of the Unified Development Code Advisory Committee. Legislative Regular Agenda C Discussion and possible action regarding the proposed UDC General Amendments List for the 2014-2015 review period. Adjournment CERTIFICATE OF POSTING I, Jessica Brettle, City Secretary for the City of Georgetown, Texas, do hereby certify that this Notice of Meeting was posted at City Hall, 113 E. 8th Street, a place readily accessible to the general public at all times, on the ______ day of __________________, 2014, at __________, and remained so posted for at least 72 continuous hours preceding the scheduled time of said meeting. ____________________________________ Jessica Brettle, City Secretary City of Georgetown, Texas SUBJECT: Consideration of the minutes of the May 6, 2014, meeting of the Unified Development Code Advisory Committee. ITEM SUMMARY: FINANCIAL IMPACT: NA SUBMITTED BY: ATTACHMENTS: Description Type May 6, 2014 - Draft Minutes Cover Memo Unified Development Code Advisory Committee Minutes / May 6, 2014 Page 1 of 2 City of Georgetown, Texas Unified Development Code Advisory Committee Meeting Minutes Tuesday, May 6, 2014 at 3:00 PM Williamson Room, Georgetown Municipal Complex 300-1 Industrial Ave., Georgetown, Texas 78626 Committee: P.J. Stevens, Vice-chair; Ercel Brashear, Secretary; Renee Hanson; John Horne; Philip Wanke and Robert Young. Committee Member(s) Absent: Porter Cochran, Chair Staff Present: Valerie Kreger, Principal Planner; Tammy Glanville, Planning Tech; Stephanie McNickle; Recording Secretary. A. Vice-chair Stevens called the meeting to order at 3:00 p.m. B. Consideration of the minutes of the April 1, 2014, meeting of the Unified Development Code Advisory Committee. Motion by Committee member Brashear to approve the minutes from the April 1, 2014 Unified Development Code Advisory Committee. Second by Committee Member Horne. Approved. (6-0) C. Discussion regarding possible UDC amendments to be added to the General Amendments List for the 2014-2015 review period. Valerie Kreger reviewed the City Council roles regarding the UDC process and stated the City Council can add or pull items on the proposed list to be amended. Ms. Kreger stated the City Council has the right to declare an emergency amendment to the Unified Development Code. They also have the right to include or delete items from the list of proposed changes to the UDC. Ms. Kreger reviewed over a few proposed items: • The Overall Transportation Plan, once finalized, updates added to the UDC. • Parks Plan updates will need to be implemented in the UDC. • Sign Regulations may need to be reviewed. • Salamander Ordinance, recently adopted added to the UDC. • Certificates of Design Compliance. • Non-conforming ordinance that was adopted a few years ago. • Industrial Building Standards. Additional items suggested by Committee members. • Possibly different requirements for a Traffic Impact Analysis. • Parking and side setbacks. • Address the Industrial next to Industrial zone setbacks. • Re-examination of the current limit of 25,000 square feet of building improvements in C-1 zoning classification properties. Unified Development Code Advisory Committee Minutes / May 6, 2014 Page 2 of 2 D. Update on a potential Emergency Amendment to the UDC regarding multifamily development. Discussion regarding Multi-family being declared an emergency amendment and concerns for allowing apartments in a C-1 zoned district. Committee asked about the previously proposed list of amendments from the task force committee. Staff stated some interpretations of items have been worked through and completed. Additional discussion between Committee members regarding the regulatory process for Georgetown developers. Compliments were given to staff, but feel there is a system in play where staff is stuck in the middle. It was stated the level of regulatory level of detail have increased for every application coming through the door and cost of details have increased. Therefore, you have to have good people guiding you through the process. Structurally there is nothing one can do to enhance the development process that will make it any better. Several staff compliments were made at this time. A Citizen stated there is a lack of communication from the Georgetown Utility Service and the Planning Department is caught in the middle. He suggested adding something in the UDC in which communication with the Planning Department is a must from other City Departments when reviewing plans. Comments were made regarding workload and expectations of applicants. Motion to Adjourn at 3:44 p.m. _____________________________________ __________________________________ P.J. Stevens, Vice-chair Ercel Brashear, Secretary City of Georgetown, Texas SUBJECT: Discussion and possible action regarding the proposed UDC General Amendments List for the 2014-2015 review period. ITEM SUMMARY: The new UDC amendment process sets out that the General Amendments List will be reviewed and adopted by City Council every two years, after review and consideration by the UDC Advisory Committee. The primary responsibility of the Committee is to review and make recommendations regarding UDC amendments included as part of the General Amendments List. A draft General Amendments List is attached for the Committee's review and consideration. A list of pending Executive Amendments, that generally will not be reviewed by the Committee, has also been attached for reference. FINANCIAL IMPACT: - SUBMITTED BY: Valerie Kreger ATTACHMENTS: Description Type Draft 2014 UDC General Amendments List Backup Material 1 General Amendments General TopicGeneral TopicGeneral TopicGeneral Topic Requested AmendmentRequested AmendmentRequested AmendmentRequested Amendment Amendment DescriptionAmendment DescriptionAmendment DescriptionAmendment Description Chapter/Chapter/Chapter/Chapter/SectionSectionSectionSection Application Processes and Requirements Update the requirements of the Preapplication Process to reflect updates in current practice. Update the requirements of the Preapplication Process to reflect updates in current practice. Section 3.02.010 Update the provisions related to the Development Manual process to reflect updates in current practice. Update the provisions related to the Development Manual process to reflect updates in current practice. Section 1.11 Create a process to address requests for vesting determinations. Vesting claims have been presented to the city occasionally over the past few years, but with no defined procedures for addressing. These requests will likely increase over the next few years as the city has adopted new regulations that will apply to some existing developments. Chapter 3 Review the Planned Unit Development (PUD) Development Plan requirements for review. There is a very detailed list of items to be included in the Development Plan required for consideration of a PUD. Not all of these details are always needed or applicable. Staff proposes we look at this list and consider whether all are needed or appropriate. Sections 3.06 & 4.06 Review the Special Use Permit (SUP) Conceptual Site Plan requirements for review. There is a very detailed list of items to be included on the Conceptual Site Plan required for consideration of an SUP. Not all of these details are needed or applicable to all types of SUPs. Staff proposes we look at this list and consider whether all are needed or appropriate. Section 3.07 Expand development agreement language establishing clear requirements and processes. Upcoming policies for procedures and consideration of special districts and development agreements are anticipated and would require UDC amendments to implement. Section 3.20 Create a UDC section acknowledging the city’s current annexation process. Formalize existing process, in keeping with State Law and the City Charter. Chapter 3 (new section) Review the criteria for approval used when evaluating rezoning requests. Assist P&Z and City Council with consistent approval criteria lessen subjectivity and potential for challenge of arbitrary or unreasonable findings. Section 3.06.030 Update the Site Plan provisions to provide clarity regarding revisions and to reflect updates in the process. Update the Site Plan provisions to provide clarity regarding revisions, as there is some confusion regarding when something should be handle as an Amendment to a Site Plan or a Minor Site Plan, and to reflect updates in the process including Site Plans incorporating Construction Plans. Section 3.09 Provide clarification regarding certain final action requirements for various applications that are reviewed by a board or City Council. Address disparity when an item is not approved, as opposed to specifically denied. Chapter 3 Consider withholding or limiting approval on applications when the property owner has unresolved City Code violations. Existing language in Chapter 15 is unclear if additional entitlements may be withheld for violations of City Code, even when there is a serious life, health, safey violation on a property. Section 15.03.040 Provide clarification regarding certain public notice standards. Incorporate clarification in the UDC regarding proper notice procedures that are currently applied as determined by state law or legal determination. Chapter 3 2 Subdivision/ Platting Review current exemptions to platting requirements for clarity. Update subdivision language to reflect case law, attorney general opinions and correct confusion between 3.08.020 and 3.08.010 E relative to division of land for the purposes sale versus division of land for development. Section 3.08.020 Review and update Preliminary Plat phasing provisions based on experience. For larger tracts, consider a preliminary process such as a concept plan that creates long- term expectations for utilities, transportation, public facilities, parks, etc. without requiring plat-level engineering and detail. Consider minimum acreage sizes for preliminary plats and/or concept plans. Protect street connectivity between subdivisions by having more global plans. Section 3.08.070 Zoning/ Overlay Districts Reconsider the current three acre minimum PUD size requirement. Consider smaller PUDs in certain circumstances or consider various levels of requirements and/or scrutiny based on size. Chapter 4 Review Courthouse View Protection Overlay district requirements for clarity and completeness. The Courthouse View Overlay provisions should be reviewed to make sure they are complete, that there are no missing steps, and that the specifics of how to apply this overlay are clear. Section 4.12 Reconsider how the current Gateway Overlay districts are being used. Currently, the Gateway Overlay districts only provide for additional landscaping along the frontages of these roads. Staff would like to explore utilizing these districts to address other issues that have presented over the last couple of years such as land uses or design. Section 4.13 Consider whether the minimum acreage size for Industrial and Business Park zoning should be lessened. The existing minimum acreage sizes for Industrial and Business Park present challenges in certain areas where the zoning would be appropriate. Reconsider when and if the minimum size is appropriate. Section 7.03 Clarify the determination of zoning district boundaries. Clarify zoning district boundaries are to the street center line and that properties across the street from each other with same zoning are considered one district for the purposes of minimum sizes. Section 4.02.040 Land Uses Consider updating the list of Specific Uses in Chapter 5 to include various uses that are not currently listed. Over time new uses are presented to staff that are not specifically addressed in the UDC. Examples include self-service machines (ice) and storage yards. Chapter 5 Consider changes to the zoning districts various Specific Uses may be permitted in. Staff is regularly presented with questions regarding the possibility of allowing different uses in districts they are not otherwise allowed in and would like to address some of these through the public process in the next round of updates to the UDC. Examples include allowing stand-alone medical offices in the Industrial district and whether recreational vehicles (RVs) should be allowed as primary quarters in the Agriculture district. Chapter 5 Add or amend standard conditions of approval for Special Use Permits required for specific uses. Staff proposes adding standard conditions of approval to Special Use Permits that currently do not have any and possibly refining some of the conditions for those that do in order to provide better direction to applicants. Chapter 5 Reconsider some of the limitations applied to specific uses. Based on experience applying certain limitations listed within Chapter 5, some need further clarification or need to be reconsidered. These include civic use street access restrictions and building size limitations for retail and medical uses. Chapter 5 3 Acknowledge mobile food trailers as a use within the UDC and outline appropriate regulations governing. Mobile food trailers have increased in popularity and the city’s codes should be updated to address them. Sections 3.11 & 5.08 Review the current accessory dwelling unit regulations regarding garage apartment rental. Accessory dwelling units have become more and more popular and accepted in other cities around the area and country. Staff has been approached many times by citizens interested in having a garage apartment either for personal reasons such as elder care or for rental purposes. Clarification is needed regarding what may constitute rental as well as a fresh look at the concerns or challenges of the rental of accessory dwelling units. Section 5.02.020.B Review provisions and definitions related to Sexually Oriented Businesses (SOB) for consistency with the City’s Code of Ordinances. The City Code of Ordinances has provisions governing SOBs in addition to the UDC’s provisions. Some of the regulations within each document are inconsistent with each other and need clarification and revision. Section 5.04 & 16.04 Provide better clarification regarding when a use is considered an accessory use and when it is considered an additional primary use. There has been some question in the past when more than one use is proposed on the same property or with the same business as to whether the use should be treated as an accessory use to the primary use or whether it should be handled as another primary use on the property. Also, clarity with regards to the standards that the accessory use must adhere to should be provided as well. Section 5.01.020 Residential Standards Review the current accessory structure requirements for clarity and consider adding exceptions. Staff has run into some challenges applying and interpreting the residential accessory structure requirements, particularly with regard to the height and size limitations. Section 6.06.010 Review the list of features currently allowed within the setbacks on residentially zoned properties to determine if additional features should be allowed. Reconsider setback features, including certain patios in front yards which many homeowners are seeking in age-restricted subdivisions. Also, consider features in light of water conservation requirements. Clarification of driveway placement in setbacks, including circular drives. Section 6.05 Revise Housing Diversity standards and separate attainability (affordability) separate from diversity. Allow development standard alternatives that will incentivize work force housing without requiring a variety of housing types and expand incentives to include multifamily housing. Section 6.07.020 Review and update Conservation Subdivision standards to encourage usage. Update conservation subdivision section to relax restrictions and incentivize its use. Consider in light of salamander listing and water conservation ordinance standards. Section 11.06 Nonresidential Standards Clarify applicability of and consider expanding exemptions to building design standards. Review the applicability of the nonresidential building design requirements for clarity and reconsider exemptions to the section, including revising the exemption related to industrial uses in the Industrial District. Section 7.04 Review required setbacks for districts and consider expanding what may be allowed in the setbacks, particularly regarding parking. Review required setbacks for nonresidential district to determine if they are still appropriate in all cases, particularly when adjacent to other nonresidential districts or within the same development. Also consider expanding what features may be allowed in the setbacks and when, particularly regarding parking. Chapter 7 4 Clarify allowable placement of certain building materials. There has been some confusion as to the allowable placement of certain building materials, including EIFS and fiber cement siding, and the credit for the minimum materials requirements for nonresidential buildings. Section 7.04.040.A Address pedestrian connectivity between building entry and public sidewalk. Ensure that buildings that are open to the public have reasonable, direct pedestrian access from the street / sidewalk. Section 7.04.040.E Clarify how setbacks are applied when right-of-way is dedicated or reserved. Review setback provisions to ensure the requirements are clear as to where the setback is measured from when right-of-way is to be dedicated or reserved with a new development. Section 7.03.030.B Provide more alternative site design options through the Administrative Exception process. The Administrative Exception process has successfully provided opportunities for alternative flexibility in certain aspects of the development process. Consider if there are additional provisions that could fall under the Administrative Exception purvue to allow for more flexible solutions. Chapter 7 Provide more specification regarding current lighting requirements. Portions of the section regarding lighting requirements for nonresidential developments are subjective or vague. Additional clarity is needed. Section 7.05.010 Landscaping Review current requirements for screening of mechanical equipment for options or exceptions. There are difficulties in applying the screening requirements in every situation. More exemptions or options are needed. Section 8.04.070.C Clarify application and calculation of landscaping requirements. Based on experience with the provisions, staff has recognized the need to clarify the application of the street yard landscaping requirements to projects located a great distance from the street as well as phased projects since, as written street yard landscaping applies to yards defined by buildings, not areas. Additionally, clarification is needed regarding what areas are to be included or not included in various landscape calculations. Section 8.04.030 Review current nonresidential landscaping requirements with regard to the city’s water conservation efforts. Consider updates to the nonresidential landscaping requirements to address the ongoing drought conditions and incorporate provisions to address water conservation efforts. Section 8.04 Fences Consider additional exceptions to fence height and assign Administrative Exception action to the Building Official. Expand the built-in exceptions for fence height to additional circumstances to allow more flexibility for residential fences. Additionally, the Building Official should be authority on further exceptions to fence standards as permits for fences are handled directly through the Inspections Department. Section 8.07 Reconsider the residential fence street setback requirements and/or consider grandfathering allowances for replacement of existing fences. The street setback requirement for residential fences has created issues in existing neighborhoods where fence lines are not consistent and locational conflicts when replacing existing fences. Section 8.07 Parking Consider additional alternative parking space design options. Consider updating the parking space design options to allow for alternative designs that have been considered since the last update to this section. Section 9.03.020 Review the paved surfaces currently approved for parking lots and Consider an updated review of the materials or products that may be acceptable to meet the requirements for paved surfaces for parking lots. Chapter 9 5 consider additional surfaces. Signs Consider expanding the roadway types on which high profile monument signs may be located. High Profile Monument signs are currently allowed only on I-35, 195 and 130. Other regional roadways that will be high-speed with expanded rights-of-way (e.g. 29 west, 1460, Bypass/Sam Houston) may also warrant taller, architecturally sound identification signage. Section 10.06 Clarify application of maximum sign area in Table 10.06.010. The current language in Table 10.06.010 has caused some applicants to believe the maximum sign area is per sign, with no limit on the number of signs. Section 10.06.010 Review temporary banner regulations to update event banner provisions, address temporary banner approval, and consider subdivision banners. Review temporary banner regulations to update event banner provisions as they are no longer allowed across streets, to address temporary banner approval downtown, and to consider internal subdivision banners. Section 10.07 Consider increasing Subdivision Entry Sign size and height on major thoroughfares The City’s subdivision entry sign regulations require small entry signs. On high-speed major thoroughfares (SH 29, 2243, 195, etc.) large residential subdivisions are asking for taller and larger signage for identification. Section 10.06 Consider updates to address whether various attention seeking devices or structures are signage, including subdivision entry features. Provide some clarification as to when certain features or devices should be considered signage and to what extent. More and more residential subdivisions (and some non- residential) are seeking to identify their development through architectural features and monuments (e.g. stone towers, windmills, cisterns, walls, etc.). Additionally, there are regularly new methods of attracting attention to a location that have been presented to staff that need clarification within the code as to whether it is signage or not. Section 10.03 Reconsider maximum height for monument signs when landscaping is incorporated. Consider allowing an increase in maximum height permitted for monument signs when landscaping is incorporated at the base. Section 10.06 Update UDC regarding temporary signs for open house and model homes as may be necessary now that they are being enforced. Updates to the regulations governing Temporary Off-Premise Signs for Open Houses and Model Homes may be necessary to address any changes in current city operations since the regulations were written. Section 10.07.050 Impervious Coverage Consider bonuses for rain collection and other non-runoff alternatives. Explore new alternatives and waivers for residential and non-residential for rain collection, etc. Chapter 11 Transportation Update the UDC based on the pending updates to the Overall Transportation Plan. Update various provisions of the UDC as may be necessary based on pending updates to the Overall Transportation Plan. Chapter 12 Review and consider updates to the City’s provisions related to connectivity (subdivision access points) between neighboring developments. Connectivity (subdivision access points) is extremely important to the function of our public safety and transportation network. In process, design, and implementation, the City has not received adequate connection points and homeowners complain when streets are connected. We need to globally reconsider the ratio, design, locations, and exemption process to protect traffic movement, public safety access and ability to use street facilities as planned. Chapter 12 6 Clarify what triggers the requirement for a Traffic Impact Analysis (TIA) and when an appeal may be made and review the improvements that are considered or required. The City needs to ensure we are adequately preparing for future roadways with plats, dedications and reservations. Clarification is needed regarding when Traffic Impact Analyses are required and appealed, and how right-of-way is being planned to implement the City’s Overall Transportation Plan, for example, adequate intersection right-of-way. Chapter 12 Consider updates to street standards to address current and pending inconsistencies between different agencies and documents. When implementing new OTP (pending) and Fire Code (approved), consider new standard, alternative and contextual street cross sections that account for public safety needs, traffic requirements and needs of private property in relation to public streets. Also, there are current inconsistencies between current OTP design standards and the current UDC design standards. Additionally, the city’s standards should be reviewed against Williamson County’s standards to address inconsistencies, especially related to any HB 1445 Agreement issues or potential updates. Chapter 12, Sections 13.04, 11.06 Review access requirements on numbered county roads. Review access requirements on numbered county roads to determine if any additional provisions should be considered. Section 13.04.030 Address naming policies related to private streets and drives internal to multi-tract developments. Consider applying the city’s street naming requirements for public streets to private driveways/streets that serve more than one internal tract in order to address 911 issues identifying emergency locations. Sections 12.03 & 12.04 Review sidewalk extension and design provisions. Review sidewalk extension and design provisions and consider updates as may be necessary regarding upcoming Sidewalk Master Plan and Public Facility Access Audit. Additionally, the residential sidewalk fund provisions should be reviewed. Section 12.02 Parkland Update provisions governing parkland dedication based on forthcoming recommendations by the Parks & Recreation Board subcommittee review. A subcommittee of the Parks & Recreation Board has been created that is tasked with reviewing and providing recommended changes regarding the city’s parkland provisions and policies. Section 13.05 Utilities Remove the Georgetown Utility System Advisory Board from the approval process for allowing septic systems during. Currently, a request to utilize a septic system in lieu of tying on to a public wastewater system must go to the Georgetown Utility System Advisory Board for recommendation prior to City Council consideration. This amendment would remove this recommendation step and instead send these requests directly to City Council. 13.06.030.A.4 Review and update of Chapter 13 provisions related to water and wastewater improvements and extension requirements. General review of language regarding utility improvements which have not been updated in some time, including extension policy for plats and site plans. Review for updates, clarification of current policy and terminology. Includes Rural Residential Subdivision criteria and standards. Also, update any regulations affecting provision of water in order to implement any changes that may result from the potential merger with Chisholm Trail Special Utility District. Chapter 13 Special Districts Review special district procedures and approval criteria The City is currently reconsidering its policy on special districts in light of an overwhelming number of requests and unique situations. Update 13.10 to reflect new policies and procedures. Section 13.10 and 3.20 Nonconforming Refine the UDC regulations regarding abandonment of a Based on experiences with the provisions, staff would like to provide better clarity regarding the determination of abandonment. Section 14.01.060 7 nonconforming situation. Refine the UDC regulations regarding expansion of a nonconforming structure. Consider refining provisions applicable to the expansion of buildings that do not conform to current requirements for clarification and flexibility. Section 14.04.080 Define process for determining nonconforming status and consider if there are additional existing situations to exempt. Staff currently receives requests for determination of nonconforming status, particularly abandonment status, and the process for this determination should be clarified and included in the UDC. Chapter 14 Definitions Revise various definitions for clarity or add new definitions as needed. Staff has come across several definitions that need clarity or definitions that are needed to provide clarity in other sections of the UDC. Examples include clarification of street yard definition and consideration of the current contractor services, limited definition. In addition this would include any revisions to definitions needed for other revisions made to the UDC. Chapter 16 Alternative Energy/ Green Building Provisions Update codes to provide provisions for green building strategies and ensure regulations do not unintentionally prohibit such strategies The UDC should be reviewed to ensure there are not unintentional barriers to utilization of sustainable energy, such as requiring solar energy panels to be screened. Various Downtown Master Plan Update various provisions of the UDC as may be necessary based on updates to the Downtown Master Plan. Update various provisions of the UDC as may be necessary based on updates to the Downtown Master Plan. Various Zucker Systems Study Update various provisions of the UDC as may be necessary based on a pending recommendations from the consultant’s study of city operations. Update various provisions of the UDC as may be necessary based on a pending recommendations from the consultant’s study of city operations. Various Executive Amendments CategoryCategoryCategoryCategory AmendmentAmendmentAmendmentAmendment Amendment DescriptionAmendment DescriptionAmendment DescriptionAmendment Description Chapter/Chapter/Chapter/Chapter/SectionSectionSectionSection Emergency Amendments Certificates of Design Compliance/HARC Review Review and amend development standards, rules, and procedures that affect properties located in a Historic Overlay District and/or listed on the Historic Resource Survey (Resolution 052714-N) Chapters 2, 3, 4 & 16 Incorporation of Recently Adopted Ordinances UDC Advisory Committee and Amendment Process Update as may be needed to incorporate reference to the new Unified Development Code Advisory Committee and update the UDC Text Amendment to reflect changes in the process (Ordinance #2013-51) Chapters 2 & 3 Water Conservation Ordinance Update as may be necessary to remove any conflicts between the UDC and the recently updated Water Conservation (Ordinance #2014-23) Chapter 8 Edwards Aquifer Water Quality Regulations Update water quality regulations to reflect recently adopted stormwater treatment requirements for properties located over the Edwards Aquifer (Ordinance #2013-59) Chapter 11 Williams Drive Special Area Plan Update to reflect the removal of the Williams Drive Special Area Plan Overlay District Section 4.07 8 Overlay District (Ordinance #2014-14) Previously Approved Amendments Update to reflect provisions of previously approved UDC amendments that were not updated in previous text revisions. Various Ratification of Published Director Interpretations Unlisted Use – Event Facility Classification of Event Facility as a separate Specific Use in Table 5.04.010, including applicable limitations and definitions (11/2012) Sections 5.04 & 16.02 Fence Height (Residential) Clarification of circumstances in which the maximum residential fence height may be increased (6/2013) Section 8.07.040.B.4.b Outdoor Living Areas (Residential) Clarification of UDC provisions applicable to residential outdoor living areas, including patios, pergolas and outdoor kitchens (8/2013) Section 6.05.020 Private Streets Clarification of situations in which private streets may be allowed within rural residential subdivisions (10/2013) Section 13.04.020 Nonconforming Abandonment Clarification of UDC provisions applicable to utilization of nonconforming structures and sites determined to be abandoned per Section 14.04.060 (11/2013) Chapter 14 Standard Tolerance Determination that a standard tolerance of 6-inches is acceptable without approval of an Administrative Exception for any minimum setback or maximum height listed in Chapters 5, 6, 7 or 8 (3/2014) Section 3.16