achieving the outcomes you want 6 simple ways to fix your...
TRANSCRIPT
PAUL CONNER, AICP
Director of Planning & Zoning, City of South Burlington
Presentation to Vermont Downtown Conference
June 8, 2017
Achieving the outcomes you want
6 Simple Ways to Fix Your Zoning (plus 4 more if you’re on a roll)
southburlingtonP L A N N I N G & Z O N I N G
…we all have full work plans
.
Lot sizes and setbacks
.
The problem: In our villages and downtowns, you can’t build what’s already there. In our
suburban areas, we have setbacks that date to an era of ever-widening roads
.
The Fix:
Beginner: Measure existing setbacks & lot sizes and reduce to what you want / what’s actually out there.
Intermediate: establish a build-to range that sets the expectations of what you actually want.
Advanced: drop lot sizes and density altogether and set the basic form standards you want.
Fair Haven Village requires 20’ side
setbacks in areas with 60’ wide lots
Hinesburg Village has front and side
setbacks of 10’ based on a review of
parcels
Location of Parking on a Lot
.
The problem: Pedestrian-friendly development almost never has parking front of buildings,
and yet…
.
The Fix:
Beginner: No parking in front of buildings (including corner lots).
Intermediate: If parking is allowed to the sides of building, set a max % of the lot
Advanced: Set a building frontage requirement and/or require that parking be to the rear of buildings or set back at least 80’
Trader Joe’s & Pier I Imports, South Burlington
Windows & Doors
.
The problem: Most of our towns’ zoning says nothing at all about where doors should be or
how much window space should be provided. And so, what we get is all over the place and
unappealing to the pedestrian.
.
The Fix:
Beginner: Set a basic minimum: 40-60% windows / door facing the street, min 7½’ tall for residential and a little less for residential, and a principal door facing the street
Intermediate: 70% windows / doors, and doors must be fully operable in both directions.
Advanced: Set building types and design expectations into the regulations
Parking. Ugh, Parking.
.
The problem: Too much parking. And some of it is because towns say it MUST be that way.
Why?
.
The Fix:
Beginner: Drop the minimums way down.
Intermediate: Set a maximum for residential parking, set a maximum “guideline” for commercial and give the DRB review authority
Advanced: Set a commercial maximum and employ transportation demand management
2016 Wolcott zoning: “There
shall be no minimum
parking requirements in the
Village Core District, in
recognition of the small size
of existing lots, availability
of public parking, and
natural reduction in parking
needs due to a mixed use
environment. Applicants in
this district shall make a
reasonable effort to provide
parking while meetingg
other standards the Zoning
Regulations.”
.
Those &*#@% Use Tables
.
The problem: Many of us spend far too much time determining what category the applicant’s
proposed use falls into, and then explaining or defending that decision. “I’m proposing a small
store that will sell food, shampoo, and medicine. What use category do I fall into?”
.
The Fix:
Beginner: Look at your most common use categories, consolidate, and regulate by what matters in your community.
Intermediate: Eliminate conditional uses. Regulate based on what your needs are.
Advanced: Regulate by what’s NOT allowed. Everything else is permitted.
Process. Process. Process.
.
The problem: Too much time is spent, in many communities, on the process of development
review. If the development fits, allow it. If it doesn’t, don’t. Simplify, especially for small projects!
.
The Fix:
Beginner: Look for the simple things (ie, minor site plan amendments) and give the ZA authority to issue the decisions.
Intermediate: Host pre-application meetings and work with applicants to get applicants approvable before they get to the DRB
Advanced: Allow full buildings in villages and downtowns to be approved administratively!
Building Heights
.
The problem: Land isn’t a limitless commodity, and walkable areas need people.
The fix: Two story buildings at corners, and the up from there (and allow some exceptions)
.
Outdoor Lighting
.
The problem: Rule of thumb: if it’s brighter at night than during the day, it’s too bright.
The fix: basic lighting standards. SB Regs: Max average illumination of 3 foot candles on
the property and 0.3 foot candles at the property line. All fixtures must be downcast and
shielded.
.
Landscaping
.
The problem: Lack of front yard landscaping is a lost opportunity to mask a lot of
problems, and to add a pedestrian scale to the environment
The fix: Establish a minimum landscaping budget for multifamily & commercial projects
and require some of it to be in the front yard if there’s a setback
.
Density
.
The problem: Density dominates the conversation too much in Vermont. Density limits are
exclusionary and don’t necessarily relate to intensity of use.
The fix: This one’s bigger, but you can replace density with form characteristics or s.f.
maximums on a lot