Zoning District Narratives

The zoning ordinance of the city has evolved over time as most zoning ordinances do and with that evolution a chart was established to provide concise information concerning what land use was available in what zoning district.  A second chart established setbacks, size of lots, building heights, impervious coverage and other data needed in administration of the code. 

These charts change over time with additions and changes.  Footnotes were added to provide specific requirements in one district or another.  The charts had limited space so sometimes they were a bit cryptic in what was shown, meaning the requirement was vague or subject to too much interpretation.  This lack of clarity in the chart also lead to requirements being placed in the definition section of the code or elsewhere making it difficult to know all the requirements. 

With that evolution a number of conflicts were created.  These were found in both charts and in some language of the code itself.  Is the requirement this or is it that when addressing the same question reading from two different sections?  These conflicts were problematic on several fronts.

A goal was set to change the code from a chart format to a narrative one.  In other words each zoning district would be listed separately.  Land uses would be shown that were Allowed, Permitted, as a Conditional or Interim Use or Prohibited.  Each zone lists setbacks and other parameters that are pertinent for the district.  This effort took a good deal of time.  When conflicts were identified the Planning Commission needed to determine how they wanted to deal with the question.  Questions were also generated about some land uses in some districts, reconsidering if that is what was wanted. 

The process of review was completed.  A public hearing was held.  The Planning Commission recommended the changes to the city council which were adopted by the council at their May meeting. 

These changes added a good number of pages to the zoning code.  However one of the benefits of these changes is that if an individual wants to know what they can do with their lot they can look at the zoning district where their property is located and know what is required or allowed.  It reduces the hunting and looking at various sections to find the information.  The chart was maintained as a reference but will not all inclusive.  The district specific language will prevail to hopefully avoid conflicts.     

Double Chip Seal

The city of Breezy Point has a number of gravel roads.  The city has a goal to eventually pave all of these but with 65 miles of roadway in the city and less than half of them paved it will take a good deal of time and resources to make that goal a reality. 

Roads are a concern for everyone and they all require maintenance whether gravel or asphalt.  With paved roads we all think of maintenance with pothole repairs.  Seal coating is another maintenance effort accomplished on paved roads.  This extends the life of a road by covering minor cracks and giving the road a new wear course. 

With gravel roads we have understand they need to be graded to refresh the surface.  Grading moves the materials that have been pushed to the side into the traveled portion of the road.  It also returns the roadway to a flatter surface eliminating washboard surfaces and other imperfections.  Most of the well-traveled roads also see dust coating accomplished. This involves an annual layer of calcium chloride which coats the surface to keep the fine materials of the road in place. 

A new approach for treating gravel roads is something the city will be trying.  In some respects this is an old approach with a twist.  The old approach is that of applying tar on a gravel road to slowly build up the surface towards a paved road.  The new approach is similar with the application of the seal coat used on asphalt roads along with a rock application done twice.  This is known as a Double Chip Seal.

This application won’t build up to eventually give us a paved road but it will provide some of the attributes of a paved road.  It provides dust coating.  It seals the gravel to hold it in place so grading isn’t required.  It also provides some erosion control.  Unfortunately it isn’t a permanent solution.  The treatment generally lasts 5 to 7 years and is an expensive maintenance activity versus that of dust control.  With the approval the council sees this as a demonstration project.  We’ll try it out to see how it holds up to determine if this is something that might be used elsewhere.   As a demonstration project they want to determine; how long it will last, how it holds up to plowing and traffic, and does it give us some erosion control.   

This will be tried on three streets in one area; Aspen Lane, Birch Lane, and a portion of Oak Lane.  Prior to installation of the Double Chip Seal the roadway needs to be final graded and firmed up with some compaction.  This will be done with the seal coating that is scheduled for later in the month.  We hope we have good results with this but time will tell.  We really don’t know if you don’t give it a try.