Fairfax City Council
January 10, 2024

IMAGE
Town of Fairfax
Zoning Code Amendments
Low Impact Cluster Residential Standards
Town Council Hearing
January 10, 2024
Recommended Actions
• Receive a presentation on zoning amendments;
• Conduct a public hearing; and
• Consider introducing ordinance, for adoption at next meeting What does the ordinance do and not do?
Does the following Does not do the following
Implements Housing Element Program 2-D Does not rezone any specific parcel and does not approve any specific development proposal
Adds additional objective design standards to
minimum impacts on ridgelines and view corridors:
- use of natural colors
- minimize light pollution
- building designs that blend in with natural setting
Does not change existing ridgeline protections in
ordinance
Addition standards related to wildfire prevention
Allows for homes to be clustered with a smaller
development footprint
Does not require that homes are clustered
Requires that 75 % of site remain in natural state if
cluster option is used
Does not impact any existing open space
Background
Purpose and Need
Income Level AMI Needed
Units % Needed Units
Very-Low-Income 0-50% 149 30.4%
Low-Income 51-80% 86 17.6%
Moderate-Income 81-120% 71 14.5%
Above-Moderate-Income >120% 184 37.5%
Total 490 100.0%
• Identified vacant sites with residential
zoning that can help Town meet above
moderate RHNA
• Developed a zoning strategy to facilitate
development consistent with General Plan
and zoning
Discussion Items
Visual Resources Map
• Figure OS-1 is in General Plan and has
ridgelines identified
• Staff has additional maps at Town Hall
which overlays property lines and other
information to identify proximity of
potential development with ridgelines
• Used frequently when new homes are
built or remodeled
• Planning Commission has the authority
to consider view corridors in
determinations
• Code changes include updated terms
Development Capacity
• Capacity calculations done with
current slope density formula - no
changes
• Greatest potential is within the R6
District - 5 sites where units can be
clustered
• No potential for clustering on RS-7.5,
UR-7, UR-10 or PDD sites
Zoning Slope (%) Min Area (sqft) Min Width (ft)
R6 ≤10% 6000 60
≤15% 7000 65
>15% 7000+x 65+y
x = 1000*each one percent increase in slope
y = 3*each one percent increase in slope
Dark Sky Provisions
• Section 17.060.050 (A)(7) has been
amended to add provisions related to
light intensity, color temperature and
other provisions to limit lighting
impacts on the night sky
Enhanced Fire Safety Provisions
• Section 17.060.050 (B) allows for vegetation removal to reduce wildfire risk (and requires a revegetation plan)
• Section 17.072.090 (H) (5) require two means of emergency ingress/egress
• Section 17.072.090 (H) requires public access easements to be established as a condition of new cluster development (would include emergency access)
• Other efforts underway:
• Town will be undertaking effort to update General Plan to enhance Public Safety Element this Spring (including evacuation routes) • Town works cooperatively with other Marin jurisdiction on hazard mitigation planning
Amendments
• Ordinance organized to present amendments to:
• Ridgeline Development Chapter (17.060)
• Hill Area Residential Overlay Chapter (17.072)
• Upland Residential Zone (17.124)
Ridgeline Development Chapter (17.060)
• Purpose of 17.060 is to preserve and protect scenic ridgelines • Amendments add objective standards to strengthen it:
• More specific criteria for review of applications
• Consistent references to "major ridgelines"
• Additional compatibility standards: lighting, colors, materials • Additional height, with upper story setbacks
• Quantified limits on roof lengths and projections into scenic viewsheds
• WELO-compliant landscape package required
Hill Area Residential Overlay (17.072)
• Basic standards in 17.072 are well-conceived, no need to change • Clarifications to application procedures made
• Provision for more than 1 ADU/JADU added, implementing HE program 1-M • Requirement for WELO-compliant landscape package
Hill Area Residential Overlay (17.072)
NEW: Low impact clustered residential option added
PC has authority to:
• Permit a variety of lot sizes and smaller housing types so long as base density is not exceeded
• Change lot configurations and building sizes if needed to preserve views, reduce hazards, minimize grading, protect environment
Hill Area Residential Overlay (17.072)
Under clustering option:
• Standards allow for narrow streets to be improved
• Additional parking required (ex: 1 off street space for tiny homes if proposed)
• Maximum building size limited to 3,500 square feet
• 75% of the site remain in natural state and be preserved as open space • Small community facilities (ex: studios, galleries, fitness rooms) permitted but not required
Upland Residential Zone (17.124)
• Low impact clustered option is incorporated by reference • Up to 2 ADUs/JADUs permitted (HE program 1-M)
• Standards for yards and parking can be modified as with Hill Area Overlay if PC has approved a low impact clustered development plan Zoning Code Update – Housing Policy Implementation Town of Fairfax Adoption of Ordinance
• Town Council Hearing (first reading)
• Town Council, second reading of ordinance
Jan 10
Jan 24