HOW TO WRITE AHOW TO WRITE A ZONING · PDF fileHOW TO WRITE AHOW TO WRITE A ZONING ORDINANCE...

HOW TO WRITE AHOW TO WRITE A ZONING ORDINANCEAPA National Conference 2011

Topicsp

1. Why Update the 6. Drafting the1. Why Update the Code?

2 O er iew of the

6. Drafting the Regulations

7. More About2. Overview of the Code Update Process

7. More About Procedures

8. Testing3. Choosing a Format

4. Getting Started

8. Testing9. Multi-Format

Implementationg

5. Creating a Code Audit/Diagnosis

Implementation

Audit/Diagnosis

Quiz: Is it Time to Update?p1. Code has definitions for tannery, abbatoire, wool-pulling,

or eleemosynary societiesYes No

2. Code includes pyramid zoning with cascading uses3. Purpose statements? What purpose statements?4 C d d i l d d l d d f hi4. Code does not include development standards for things

like landscaping or open space5. Parking standards have not been updated since the 1973

oil embargo6. Community has created a PUD for a single-family structure7 St t bli l i l ti i l d b tt l t t l7. State enabling legislation includes better regulatory tools

than local regulations8. You have looked for a provision for “x” topic but it is not

there –and this has happened more than once

Is it Time to Update?p4 8. BZA (BOZ, ZBA) variance approval list is formidable Yes No

9. There is a staff copy of the code that is heavily annotated e e s a s a copy o e code a s eav y a o a edand covered in post-its

10 Planning was historically handled by another department11 Code was originally borrowed (read copied) from another

jurisdiction12 A major process (e.g., rezoning) is ignored in favor of a j p ( g , g) g

minor alternative13 Use variances are a staple14 There is one staff go-to person, questions cannot be

answered when this person is out15 Development applications require a blessing from council p pp q g

members in that district

Is it Time to Update?p5 16 Current code is older than youngest staff member Yes No

17 Current code is older than the oldest staff member17 Current code is older than the oldest staff member18 There have been more than a few instances of creative

interpretation19 Applicants must follow administrative documents that are

actually regulatory20 Pending litigation for any type of infrastructure issue20 Pending litigation for any type of infrastructure issue21 Rezonings conditionally approved with deed restrictions to

further restrict uses otherwise permitted in the new district22 Procedures are improvised23 Code provisions have blocked development that complied

with planwith plan

Is it Time to Update?p6

24 Only way to create mixed-use development is through combination of multiple districts

Yes No

225 Single-issue districts (e.g., no tanning parlors in Sunshine Street Overlay district)

26 Code is missing critical basic development information:26 Code is missing critical, basic development information: density, dimensions, uses

27 Add yours here

What is a Good Code?

C i i h h lConsistent with the plan

Result of public involvement

Identifies development the community wants

Users can understand itUsers can understand it

It is complete

Its provisions and requirements are legal

The jurisdiction can use the codeThe jurisdiction can use the code

Steps to Code ReformPlan Start with a good plan

Scope

Select a project managerIdentify your budget Select a code writer or consultantWrite a clear scope

Public Process Talk to peopleListen to peopleFacilitateFacilitate

Di d

Diagnose Write Adopt Train

Train the staffB th 21$t C t LDCDiagnose your codeDecide what kind of code you want

Train the staffTrain the applicants

Buy the 21$t Century LDCWrite the standardsVet the standards

Ch i FChoosing a Format

Code Type

idea

n

orm

ance

act /

GM

mpo

site

mBa

sed

Eucl

i

Perf

o

Impa

Com

Form

Use

Bulk

Environment

Building DesignBuilding Design

Site Design

Infrastructure capacity

Timing

= directly related | = indirectly related

Code TypesTypes

What is a Conventional Code?

Use-based – separation and control ofUse based separation and control of usesGeneral bulk and height controlsGeneral bulk and height controlsHistoric single-use districts, evolved into more mixed-use districtsmore mixed use districtsMost conventional codes have parking standardsstandardsSome have development and design standardsstandards

What is Form Based Zoning?g

Emphasis on regulating theEmphasis on regulating the physical form of buildings and abutting public realm g p(street, blocks & building frontage)

Compared to conventional zoning’s emphasis on

ti f dseparation of use and use-based standards

Basic Difference

Conventional Zoning Prioritizes USE over

Form-Based Zoning Prioritizes FORM overPrioritizes USE over

form:Prioritizes FORM over use:

FormManage-

mentUse Form Manage-

ment Use

Not quite a revolution – but very clearly a migration

14

What is a Hybrid Code?y15

Traditional code plus at leastTraditional code plus at least one other type

Geographic applicationGeographic application

Combined procedures and d l t t d d

Table 16.02‐1: Summary of Review and Decision ResponsibilitiesR = Review/Recommendation;  H = Public Hearing; D = Decision; A = Appealdevelopment standards

“Specialty districts” can

/ ; g; ; ppProcedure Dir. HPC PZC TC

Comprehensive Plan Amendment (Section 16.03.030) 

R    R‐H  D‐H 

Code Text Amendment (Section 16.03.040) R R‐H D‐HRezoning (Section 16.03.050) R R‐H D‐HPlanned Unit Development (Section 16.03.060) 

Sketch Plan R R R‐HPreliminary PUD R R‐H D‐HFinal PUD R R‐H D‐H

Major Subdivision  Sketch Plan R R R‐HPreliminary Plan R R H D Hinclude specific regulations (Section 16.03.070) Preliminary Plan R R‐H D‐HFinal Plat R D‐H

Right‐of‐Way Vacation (Section 16.03.080)  R D‐HMinor Subdivision  (Section 16.03.090) D AVariance (Section 16.03.100) R D‐H ASpecial Review Use (Section 16.03.110) R D‐H A

Design Review (Section 16.03.120)  R R‐H* 

D‐H  A 

Alternative Compliance Determination (Section 16.03.130) 

D      A 

Form‐Based Development (Section 16.03.140) D ADevelopment Plan (Section 16.03.150) D AMinor Modification (Section 16.03.160) D AVested Property Right (Section 16.03.170) D AAppeal (Section 16.03.180) D‐H

Sustainable Codes (Hybrid)( y )16

Any code type modified to includeAny code type modified to include sustainable development concepts:

Climate ChangegAlternative Energy ProductionWater QualityyNative Species and Habitat ProtectionLow-impact Development and Green InfrastructureMobility and TransportationLand Use and Community Character

Things Conventional Codes May OmitMay Omit

Design Standards Infrastructure capacityDesign StandardsProceduresN f i i

Infrastructure capacityState/federal legal issuesD l d dNonconformities

Vested rightsDevelopment standards –landscaping, open space, parking lot designSustainability

Standards

parking lot designMethod for mixing uses

Things Form Based Codes May Omit g y

Land uses Suburban designLand usesSustainability standardsP d

Suburban designSupplemental use regulationsProcedures

Nonconformities

regulationsInfrastructure capacityE f tVested rights EnforcementState/federal legal issues

Use Conventional Zoning If…g

Your community is risk averseYour community is risk averseYou are happy with what you haveLow staffing or learning curveLow staffing or learning curveYou fear the unknownY lik h l "Z"You like the letter "Z"

Use Form Based Zoning If…g

Your community embraces the cutting edgeYour community embraces the cutting edgeYou don’t have a zoning code, or what you have is circa 1936Average age of staff is no more than 30 years, and everybody’s GIS, Sketch-Up and InDesign skills are y y , p gexceptionalWords like “transect,” “streetscape,” “public realm,” and “entry features” are part of the every-day vocabulary in your city

G i S dGetting Started

Issue Identification

How does the code Why do applicants seek:How does the code implement the plan?How does the code get

Why do applicants seek:VariancesWaiversHow does the code get

in the way of the plan?What does the

WaiversModifications PUD/PD ApprovalWhat does the

community want that is not in the code?

/ pp

What do elected officials What regulations are most frequently

complain about?What things must staff

negotiated?g

interpret?

Issue Identification – Talk To:

Interview people who work with theInterview people who work with the code (even if you are the expert)

Elected and appointed officialsElected and appointed officials

Talk to developers and other design professionalsprofessionalsLegal department - find out if your community has lost any legalcommunity has lost any legal challenges to the regulations

Issue Identification – Research:

Compare the regulations to the plan(s) and askCompare the regulations to the plan(s) and ask “how would I accomplish ____”

Determine what issues are most common at theDetermine what issues are most common at the Planning Commission, BZA, or Council/Board

R i w d l t li tiReview some development applications

Review the planning desk copy of the code (or f )most-flagged version)

Research APA and other planning publications for best practices to compare to actual practices

Types of Issuesyp

ObsolescenceObsolescenceObfuscation (either actual or used as a term in your existing regulations)y g g )AccretionOut of complianceOut of complianceInconsistent with planInconsistent internallyInconsistent internallyInconsistent with growth patternsOverly restrictive (new opportunities)Overly restrictive (new opportunities)New regulatory tools

Problem-Solvingg

Check statutes and casesCheck statutes and casesVary from state to stateChange dailyChange dailyConsult experienced land use counsel

L l ditLegal auditsPinpoint problemsSuggest solutions

What Needs to be Updated?What Needs to be Updated?27

Zone Districts

Standards

DefinitionsObjectives -Ass mptions

Procedures

Definitions Assumptions

Vesting /Non-

Conformities

Following Issue Identificationg

Diagnosis/Annotated OutlineDiagnosis/Annotated Outline

Analyze issues and current regulations

Organize the new document

Quick review without messy detailsQuick review without messy details

Provide flexibility

Provide examples

Diagnosis: Frame the Problemg

Not all problems have regulatory p g ysolutions

Not all regulatory problems are worth g y pthe effort

Issue identification begins with the plan

Don’t confuse regulations with enforcement

Focus, focus, focus!!

Annotated Outline add denver

Outline that identifies where all code information will be locatedDescribes changes to existing regulations and potential new

l iregulationsShows formatting and numbering

COMPARISON OF ORDINANCESCurrent Ordinances Proposed UDC

Chapter 50. Zoning Table of Contents

Chapter 51. Water Resource Management Chapter 1: General Provisions

Ch t 18 E i d S di t C t l Ch t 2 Z i Di t i tChapter 18. Erosion and Sediment Control Chapter 2: Zoning Districts

Chapter 28A. Heritage Preservation Chapter 3: Use Regulations

Chapter 29A. Housing Code Chapter 4: Development Standards

Chapter 37: Plats Chapter 5: Administration and Procedures

Ch t 44 Si Ch t 6 D fi itiChapter 44. Signs Chapter 6: Definitions

Chapter 45. Art. IV Concurrent Use Appendices

Chapter 45. Art. X. Vacation of Highways Index

Contents: Conventional Code Diagnosisg

Contents: FBC Charrette Summaryy

Exercise Question #1Issue Identification & Diagnosis

P bli I l

I i diffi l d f f

Public Involvement

It is very difficult to draft your way out of negative feedback from the public.

How To Assess The Need for Change35es

s

• Surveys• Interviews• Focus groups• Workshops

• Mandates• Stakeholders• Leaders• Users

• Data analysis• Maps• Plan

documents/

lic p

roce

p• Charrettes

Driv

ers

Polic

y • State / federal law

Publ D

Creating a Public Review Processg

How much? How little?How much? How little?Was there previous planning groundwork?How much time do you have?How much time do you have?Legal requirements = minimum for adoption

Wh t ki d?What kind?Issue identification vs. draft reviewTechnical review vs. policy review

Who to involve?Targeted group vs. wide open

Public Involvement Loopp37

ConstantConstantPlanning CommissionAdvisory CommitteeAdvisory CommitteeDepartments

I t itt tIntermittentPublicDevelopment CommunityDesign Professionals

Drafting - Working with Elected and Appointed OfficialsAppointed Officials

38

Policy Input andPolicy Input and Guidance

Involvement in ProcessInvolvement in Process

Avoiding Surprises

Identifying Hot Button Issues

Citizen Groups

Environmental Groups

Development Professionals

Form-Based Code Public Involvement

CharretteCharretteVisual Preference SurveyInterviewsInterviewsCharacter Areas Analysis - Transect IdentificationM k i B di C h PhMarketing, Branding, Catch-Phrases

What About the Internet

•BlogsBlogs•Drafts•YouTube•Interviews•FAQs•Meeting calendar/schedule•What’s New?•What s New?•Kitten/baby videos•Form of the weekForm of the week•Glossary/terminology

Exercise Question #2:Exercise Question #2:Public Involvement

D f i h R l i

C i l C d

Drafting the Regulations

1. Conventional Codes2. Form-Based Codes3. Hybrid Codes

C l C dConventional Code

Typical Code Contentsyp

General Provisions44

General ProvisionsZone DistrictsUsesUsesDevelopment StandardsAd i i t ti d P dAdministration and ProceduresNonconformitiesE fEnforcementDefinitions

Use Regulationsg

Categories - residentialCategories - residential, commercial, industrialPermitted by rightPermitted by rightPermitted with di i idiscretionary reviewAccessory Supplemental RegulationsNAICS / LBCSNAICS / LBCS

Conventional Zoning Metrics

Minimum lot sizeFrontageFrontageDepthDensityy

Conventional Zoning Metrics

Yards –SetbacksSetbacks

Conventional Zoning Metrics

Coverage –Impervious Surface pRatios

Conventional Zoning Metricsg

Heightg

Conventional Zoning MetricsMetrics

• Floor Area / Floor Area Ratio

Supplemental Use Regulationspp g

Accessory Uses / Home OccupationsAccessory Uses / Home OccupationsBed & BreakfastChild CareConvenience StoresJunkyards / Waste Disposaly / pShopping CentersOffice ParksOutdoor StorageTemporary Uses

Development Standardsp

Landscaping / BufferingLandscaping / BufferingLot & Block LayoutParking / LoadingParking / LoadingEnvironmental ControlsI d i l P f S d dIndustrial Performance StandardsSite Design

Zoning Mapg p

Part of ordinancePart of ordinance Labels districtsShows boundariesShows boundariesBoundary rulesA h i iAuthenticationDigital maps

Nonconformities

UsesUsesStructuresLLotsSituationsApplications (vesting)

aranoia Pncertainty

PU ncertainty U

elayDD

Marshall v. Salt Lake City(Ut h 1943)(Utah 1943)

Residential “C” district created small “utility zones” yfor neighborhood conveniencesSpot zoning challenge rejected:

“Here the general zoning plan of the city set within a reasonable walking distance of all homes in Residential ‘A’ districts the possibilities of such homes securing dailyA districts the possibilities of such homes securing daily family conveniences and necessities, such as groceries drugs, and gasoline for the family car, with free air for th ti d t f th di t th if dthe tires and water for the radiator, so the wife and mother can maintain in harmonious operation the family home, without calling Dad from his work to run errands.”

F B d C dForm-Based Codes

Typical Code Contentsyp

1. Regulating Plang g2. Public Space Standards3. Building Form Standardsg4. Definitions5. Optional:

Use StandardsArchitectural StandardsL d i S d dLandscaping StandardsSignage StandardsEnvironmental Resource Standardsv S

1. Regulating Plan1. Regulating Plan

Part of the codeCombines plan vision with form-based regulationsIdentifies ke streetIdentifies key street frontage typesCode’s building form standards are tied to identified street frontage typesMay look like a zoning map (e.g., Miami, Denver)

Regulating Plan from Peoria, Illinoisg gYellow = “Warehouse General Frontage”Blue = “Warehouse Local Frontage”

Regulating PlanArlington County VirginiaArlington County, Virginia

Columbia Pike = “Main Street Frontage”11th Street = “Local Frontage”

2. Public Space Standards2. Public Space Standards

Maximum blockMaximum block dimensionsStreet cross-section design

SidewalksTravel lanesOn-street parkingStreet treesStreet furniture

Public Space StandardsStandards

S t C d M d lSmart Code Model (ver. 9.2) Street Cross SectionStreet Cross Section Standards

Intent =Intent “Movement”ROW widthPavement widthDesign speedOn-street parkingStreet trees

Public Space StandardsPublic Space Standards

S C d M d lSmart Code Model (ver. 9.2) Public Frontage Standards - By Transect Type

Curb, walkway, planters & landscape standards

3. Building Form StandardsStandards

HeightHeightBuild-toE t f tEntry featuresGround-story and upper storyupper-story fenestration, (e.g., transparency)p y)Upper-story sculpting & massing (e.g., step-g ( g , pbacks, roof forms)

Building Form vs. FARBuilding Form vs. FAR

Advantage of Form BasedAdvantage of Form-Based Approach vs. ‘FAR’/ l /b lk‘FAR’/envelope/bulk approach = Predictability of resulting form

Buildings’ relation to streetgMaximum height and massingBuilding coverage vs openBuilding coverage vs. open areas on lot

Floor Area Ratio (FAR)( )

FAR = 44 Fl4 Floors

FAR = 48 Fl8 Floors

FAR = 416 Fl16 Floors

FAR = 432 Fl32 Floors

Building Form vs. FARg

B ildiBuilding Forms ffrom

Denver Z iZoning Code

H b id C dHybrid Codes

“99% f All C d ”“99% of All Codes”

Typical Hybrid Code Contentsyp y

Conventional + Form-Based +Conventional Design StandardsForm-Based Districts

Form Based Use StandardsOverlays andForm-Based Districts

and StandardsPerformance Zoning

Overlays and Special DistrictsDevelopmentPerformance Zoning

Overlays and Special Districts

Development Standards

Special DistrictsComposite DistrictsInfrastructureInfrastructure Standards

What is a composite code?p

Conventional Zoning Composite ZoningCheeseburgerNo Coke, … Pepsi

AppetizerMain CourseDessertDrinkDrink

USE OPTIONS

Source: David Hutton, Planning Director, City of Leander

COMPOSITE ZONINGCHOICE OF USECHOICE OF USE

GC – GENERALSFR – SINGLE FAMILY RURALSFE – SINGLE FAMILY ESTATESFS – SINGLE FAMILY SUBURBAN

GC GENERALCOMMERCIAL

SFS SINGLE FAMILY SUBURBANSFU – SINGLE FAMILY URBANSFT – SINGLE FAMILY TOWNHOUSEMH – MANUFACTURED HOME

BAR CONVENIENCE STOREGROCERY STORE

MF – MULTI-FAMILYLO – LOCAL OFFICELC – LOCAL COMMERCIAL

HOTELRETAIL SALESAUTO REPAIR

GC – GENERAL COMMERCIALLI – LIGHT INDUSTRIALHI – HEAVY INDUSTRIAL

AUTO SALESAUTO WASHING AND FUELING

PUD – PLANNED UNIT DEVELOPMENT

Source: David Hutton, Planning Director, City of Leander

SITE COMPONENTS

Source: David Hutton, Planning Director, City of Leander

COMPOSITE ZONINGCHOICE OF SITE STANDARDSCHOICE OF SITE STANDARDS

TYPE 2 STANDARDS

Type 1

TYPE 2 STANDARDS

Drive-through service lanes permitted

Type 2Type 3

Outdoor display not permitted (Type 3 limits to 30% of building floor area)

Outdoor storage not permitted Type 4Type 5

g p(Type 3 limited to 20% of building floor area)

Outdoor commercial fueling and vehicle washing not permittedg p(Allowed in Type 3 with 100-150’ spacing from residential district)Overhead commercial service doors not Ov vpermitted (Type 3 allows them)

Source: David Hutton, Planning Director, City of Leander& modifications by White & Smith, LLC

ARCHITECTURALCOMPONENTSCOMPONENTS

Source: David Hutton, Planning Director, City of Leander

COMPOSITE ZONINGCHOICE OF ARCHITECTURAL STANDARDSCHOICE OF ARCHITECTURAL STANDARDS

TYPE A STANDARDS

Type A

TYPE A STANDARDS

85% masonry requiredType A

Type B

T C

15% of front façade to consist of window openings

Building fronts have at least 5-9 architecturalType C

Type D

Building fronts have at least 5-9 architectural features (depending on building size)(Type B is 4-7)

R id ti l h i ht t t d 35’Residential height not to exceed 35’

Non-residential height not to exceed 45’ (up to 90’ with step-back)

Source: David Hutton, Planning Director, City of Leander& modifications by White & Smith, LLC

COMPOSITE ZONINGPREDICTABILITY (GC USES)PREDICTABILITY (GC USES)

Source: David Hutton, Planning Director, City of Leander

TND

The New Denver Zoning Codeg

DZC = Contextual + Form Based + ConventionalContextual:

Recognizes and validates suburban and “less urban” patterns of Denver developmentVariation on Smart Code’s “transect”

Form Based: Form Based: Building form standards calibrate development to its neighborhood context

Conventional:Includes important use-based allowances / limits

“Contextual”

←The Smart Code’s Transect “Zones”

Denver’s Neighborhood Contexts ↓

“Form-Based”Context = Urban NeighborhoodBuilding Form = Duplex

Use - Based Regulationsg

Exercise Question #3: Drafting theExercise Question #3: Drafting the Regulations

D f i C ThDrafting – Common Themes

Who Drafts

Potential victims What to think aboutPotential victims

Staff

Consultant

What to think about

Number of staff

C d dConsultant

PoliticiansCompeting demands

BudgetCitizen committee

Special interestsCompetence

Experience

Amount

Breadth/disciplines/ p

Pre-Drafting Details: Project Managerg j g

Characteristics of good project managersg p j g

ResponsibilitiesManage process

Manage consultant

Coordinate staff/consultant communication

Schedule meetingsg

Provide information

Delegate tasks

C di i h bli / k h ldCoordinate with public/stakeholders

Coordinate with Planning Commission / Governing Body

Involve local media outlets

D f i R l iDrafting Regulations

“What do other places do?”p

Precedent is most common and useful avenue forPrecedent is most common and useful avenue for solutions

Vets problemspVets solutionsAdministrative experiencepDevelopment community’s reactionPublic’s reaction

“What do other places do?”p

Sources of precedentSources of precedentCommunities in your stateCommunities in other statesCommunities in other statesModel codesPlanning Advisory Service (PAS)g y ( )List servesCasesConsultants

“What do other places do?”p

Make sure the solution works for YOUMake sure the solution works for YOULegal frameworkStatutory frameworkStatutory frameworkPhysical/topography/climate differencesPolitical climateBuilt characterComprehensive planp pStaffingOther costs

Drafting: Who Is My Audience?g y

Audience While Drafting Audience After AdoptionAudience While DraftingYour staffLegal department

Audience After AdoptionYour staffDevelopment g p

Other departmentsPlanning Commission/

CommunityBusiness CommunityPublicElected Officials

Development C it

PublicPlanning Commission/ Elected

Community/

OfficialsJudicial system

Regulatory Draftingg y g

Organize to meet your reader’s needsOrganize to meet your reader s needs

Know your audience

Communicate clearly what the person reading the regulations is supposed to do

“There are two things wrong with most legal writing. One is style. The other is content.”One is style. The other is content.

Regulatory Draftingg y g

Understand your word choiceUnderstand your word choiceShall = Must =Must Must not = May =yWill =Should =Encourage=

Regulatory Draftingg y g

U E li hUse common EnglishSpecial case – Terms of artMake a pointTest your instructionsUse active voice (most of the time)

The ball was kicked. Tina kicked the ball.

Top 10 New Urbanist Jargon W d d PhWords and Phrases10. Centroidal 5. Building Disposition10. Centroidal9. Enfront8 Regulating Plan

g p4. Pedestrian Shed3. Charrette8. Regulating Plan

7. Essence of Propinquity

2. Immersive EnvironmentPropinquity

6. Human Scale 1. Transect

Drafting Pet Peevesg

“Shall be required”Shall be required“Such”“in the event that”in the event that“it is the responsibility of”“ h i i f S i ”“the provisions of Section xx.xx”“This page intentionally left blank”“No less than…”Irrelevant capitalization of Common WordsInsert your personal favorite peeves here….

Types of Graphicsyp p

PlPicturesDrawingsT t d Li D i

PlansSectionsElevationsText and Line Drawings

3-D Illustrations

ElevationsSketchesPhotographsg p

Do Graphics Regulate?p g

# fExercise Question #4: Drafting

D f i P dDrafting Procedures

Discretionary Authority

Highly Legislative Plan AmendmentsDiscretionary Legislative - Plan Amendments, Rezonings

Administrative (quasi-judicial) -Subdivisions, CUPsVariances, Modifications (warrants)

Non-Ministerial - Building Permits, CO

Discretionary

Procedures -Drafting Tips

TABLE 4-1: SUMMARY OF DECISION AUTHORITY BY PROCESS TYPE

KEY: D =Decision Authority | R = Recommendation only | CA = Call-up and Appeal Authority

(n) = Max. number of days for call-up or appeal

Standard or Application Type Staff/City Manager BOZA Planning Board City Council Drafting Tips

1. Prepare a Summary Table of Authority

Code Interpretation SECTION 9-2-3 D CA (14) CA (30) CA

Setback variance < 20% SECTION 9-2-3 D D - -

Setback variance > 20% SECTION 9-2-3 - D - -

Parking, access dimensions SECTION 9-2-2 D - - - of Authority SECTION 9-2-2

Parking deferral SECTION 9-2-2 D - - -

Parking reduction <25% SECTION 9-2-2 D - - -

Parking reduction >25% but < 50% SECTION 9-2-2 D(14) - CA, D(30) CA

P ki d ti >50%Parking reduction >50%SECTION 9-9-6(F) - - D(30) CA

Building height, conditional SECTION 9-7-6 D - -

Building height, connected or non-standard SECTION 9-2-14 D(14) - CA, D (30) CA

Building height SECTION 9-7-5 - - D(30) CA

Conditional Use SECTION 9-2-2 D - - -

Use Review SECTION 9-2-15 D(14) - D(30) CA

Site Review SECTION 9-2-14 D(14) - CA, D (30) CA

REZONING R DREZONINGSECTION 9-2-18 - - R D

Annexation SECTION 9-2-16 - - R D

Wetland Permit-Simple SECTION 9-3-9 D - - -

Wetland Permit-Standard SECTION 9-3-9 D(14) - D(30) CA

Extension of Dev’t Approval < 1yr SECTION 9-2-12(B)(1) D - - -

Extension of Dev’t Approval >1yr SECTION 9-2-12(B)(2) - - D(30) CA

Recisssion of Dev’t Approval SECTION 9-2-12(E) D - - -

Procedures More Drafting TipsProcedures-More Drafting Tips

Standardize common elements of all procedures

Pre-application stepspp p

Waiver of fees/submittal requirements

P bli iPublic notice

Withdrawal of application

Appeals

Procedures - Even More Drafting Tipsg p

H l f l hi tHelpful graphics a must

TABLE 4-2: PUBLIC NOTICE OPTIONS

Public Notice Type

Type of Application, Meeting or Hearing

Mailed Notice Posted Notice

Pre-Application

Conference (if required)

Staff

1 Administrative Reviews (except those identified below) none none

2 Subdivisions & Minor Subdivisions

To adjacent property owners and mineral rights owners a min. of 10days before final action

Post property a min. of 10 days from receipt of application and prior to final action or any hearing

Staff Review &

Recommendation

BOCC P & Z Hearing Officer

3 Good neighbor meetings To property owners within 600 feet of subject property a min. of 10 days before meeting

none

4 Solar exceptions, solar access permits, accessory units, cooperative housing

To adjacent property owners a min. of 10 days before final action

Post property a min. of 10 days from receipt of application and prior to final action or any h i

BOCC Hearing/ Decision

P & Z Hearing/ Decision

BOCC

Officer Hearing / Decision

(for Site Plan or Activity Envelope

with Vested Rights)

coope at e ous g act o hearing

5

Applications requiring BOZA action, wetland permit and boundary determination

To property owners within 300 feet of subject property a min. of 10 days before final action

Post property a min. of 10 days from receipt of application and prior to final action or any hearing

Development Review Applications (site review use

To property owners within 600 feet of subject property and any

Post property a min. of 10 days from receipt of application and

One-Step ReviewsNote: All One-Step Reviews follow either

BOCC Appeal

6 Applications (site review, use review, annexation, rezoning, concept plans)

feet of subject property and any mineral rights owners a min. of 10 days before final action

from receipt of application and prior to final action or any hearing

pof the above process except Variances

Procedures - Food for Thoughtg

How much procedural complexity can yourHow much procedural complexity can your community stomach?As complexity increases… demand forAs complexity increases… demand for administrative resources increases

Every decision requires a public hearingy q p gEverything’s negotiatedDesign review run amokg

Flip Side – Less isn’t always morealways more

T iTesting

Drafting - Testing & ModelingDrafting Testing & Modeling

TestingWhen and how oftenWho will conduct?Different approaches:

Hypothetical or prototypical casesActual cases/plans“Maximum” acceptability testShow the difference - old vs. new - why is new better?Parallel application by staff

hil di i diwhile ordinance is pending

113

MULTI-FORMAT OPTIONS FOR MU O M O ONS OIMPLEMENTATION

Old/New: Parallel Codes/

Two codes, two sets of rules, and choices…

Old Code continues to operate…and:

New Code operates parallel to old…and:

, ,

p

Applicant has choice to develop under old or new

d

Applicant has choice to develop under new code

code

Incentives to sway choice toward new

Or, city makes new code mandatory in some places, and in other places, applicanttoward new

Process

Underscore differences

and in other places, applicant has the choice.

Old/New: Embedded Codes/

New code language and approach is fully i t t d i t i ti d

Example:

integrated into existing code

City adopts a form-based approach to zone districts and uses, but carries forward existing parking, landscaping, environmental protection and otherenvironmental protection and other general development standards

New form-based zone districts are fully integrated into existing codeg g

Current general development standards carried forward

D fi iti i d t i tDefinitions are revised to incorporate new form-based related terms

Old/New: Optional Codes/ p

New code provisions are integrated into existing d d il bl ti f ll li t

Example: Form-based approach to d l t i ti

code, and available as option for all applicants

development is an option available only through a PUD-type review process. Applicant prepared a regulating plan and prepared a regulating plan and form-based standards to govern together as the PUD district plan.

Options are acceptable butOptions are acceptable, but may not achieve objectives

Old/New: Mandatory Codes/ y

No parallel codes, no transitions to ease the pain, no li t h i ti l j t f ll th

Example: Huntersville NC adopted an

applicant choices, no optional, just follow the new code

Example: Huntersville, NC adopted an entirely new zoning code based on New Urbanist planning principles, and incorporating lot/building types as

Lot Type/Storefront Bldg

p g / g ypbuilding blocks for new zone districts

Building Placement to rear, Parking /

Vehicular Access in front

Encroachment / Pedestrian Access to Building, Street

Wall / Entrancefront Wall / Entrance

After Adoption…p

Th C d Li i D tThe Code as Living Document…Training for staffTesting and stretching periodOversight committee optionR dj i hi kReadjust, revise, rethinkIs it really your problem to fix?