Date post: | 07-Dec-2014 |
Category: |
Business |
Upload: | safe-built |
View: | 175 times |
Download: | 1 times |
Getting a Shovel in the Ground
About the presenter:Paul LeBlanc, AICP
• Planning consultant• Public and private
clients• Specialist in zoning,
expert testimony• Former PC member• Current elected
official
This presentation covers:
• Ways to be More Business Friendly
• Common Pitfalls in Development Review and Regulation
• Suggested Solutions• Lessons Learned
Regulations
Legitimate Expectations
City• Quality development• Minimize impacts• Consistency with
community vision and goals
• Revenue
Developer• Reasonable use of
property• Reasonable financial
return• Fair
treatment/predictability
Roles in the Development Process
City• Provide services• Protect health, safety
and welfare• Promote fiscal and
physical sustainability• Generate revenue
Developer• Meet community needs
for housing, shopping and employment
• Develop responsibly• Make money
Role of Staff/ Consultants
• Knowledgeable• Facilitators• Customer-friendly• Service-oriented
Clear hurdles, don’t create them
Role of the Public
• Provide input• Offer relevant information• Respect private property
rights
Purpose of the Comprehensive Plan• Long-range vision• Blueprint for action• Foundation for
zoning
From Vision to Regulation
Comprehensive Plan Vision
Vision Translates into Development Principles
Principles Translate into Zoning Regulations
Incorporate regulations into zoning, engineering, subdivision and general code
Getting the Results You Want• Stick to the Comp Plan• Make Sure Essentials
are In Placeo Comprehensive Plano Up-to-date Zoningo Financial mechanisms (TIF,
CID…)o Appropriate (development
friendly) philosophyo Planning Commission and
City Council in synco Proper procedures for
application review (e.g., pre-app conf., staff review committee, etc.)
Consultants Staff
BZA
Variances Appeals
Interpretations
Planning CommissionComprehensive
PlanZoning
Recommend.
Council
AppointsEnacts
ordinancesBudgets
Public
Getting the Results You Want• Involve users
(developers, engineers, attys.) to develop tools
• Creative Tools o PUDo FBCo Mixed-use districtso TOD
• The Right Tools
Greenfield vs. Redevelopment• Applying greenfield regulations
to redevelopmento Parkingo Densityo Lot coverageo Setbacks o Open space o Nonconformities
• Development cost• Local financial participation
o Land bankingo Other financial assistance
Greenfield vs. Redevelopment• Infrastructure constraintso Narrow streetso Alleyso Building setbackso Insufficient parkingo Aging utilities
• Incentiveso Densityo Heighto Mixed useo Fee waiverso Reduced land costs
Things to Watch Out For…• Adversarial relationships• Unnecessary public
hearings• Maintaining control of
public hearings• Caving to public
sentiment• Extra steps in review
process • Lack of standards/criteria• Vague terminology
(“sufficient landscaping, acceptable design, suitable buffers”, etc.)
• Cumbersome internal review process
• Ill-prepared/untrained boards and commissions o Don’t understand roleo Limits of authorityo Not following ordinance
standardso Catering to public oppositiono Poorly run meetings
• Community doesn’t have zoning tools to allow project
Developer’s Perspective/Expectations
• Predictability• Flexibility• Fairness• Timely review
process• Public hearings• Prompt inspections
“We’ll know it when we see it!”
“Personally, I like the project, but the
people don’t want it. I have to vote
‘no’!”
“It meets the standards, but I still
don’t like it.”
“Let’s form a committee to study it further.”
Developer/Applicant Responsibility• Complete
application and plans (don’t accept incomplete materials)
• Be prepared• Work with
neighbors and listen• Follow the
rules/address the standards or criteria
Summary
• Essential tools in place• Complete applications• Training for decision-makers• Thoroughly examine
procedures and ordinance requirementso Fewer meetingso Lowest level decision-makingo Public hearings when requiredo Empower staff
• Distinguish between greenfield and redevelopment regulations
• Amend ordinance, as neededo Eliminate unnecessary stepso Identify standards/criteria for all
decisionso Remove arbitrary languageo Put the right tools in place
• Frequent communication between staff and applicant
• Make ordinance user-friendlyo Onlineo Up-to-dateo Graphic o Interactive
Example – User Friendly Ordinance• Readable• Graphics• Color• Tables• Interactive• Standards
Example – User Friendly Procedures• Rapid turn-around for
inspections• Immediate distribution and
concurrent departmental review
• Direct contact with inspectors (cell, e-mail)
• I-Pad for real-time results• Electronic file storage• Customer service approach