Zoning Code UpdateCity of Aurora, Colorado
Neighbor-to-Neighbor RoundtableJanuary 10, 2017
Clarion Associates, LLC in association with Winter & Company
Presentation Overview
• Project Overview
• Highlights of Module 3
• Next Steps
• Questions and Discussion
Project Goals
1. Create a More User-Friendly Zoning Code
2. Update Zoning Districts and Land Uses
3. Improve the Development (Quality) Standards
4. Revise the Development Review Procedures
The Project
Neighborhood
and other
Stakeholder
Consultations
Phase 1: Needs Assessment & Work Plan
Module 2: Development & Design Standards
Module 3. Administration & Procedures
Integrated Draft of Code with Corrections
Public Meetings
Public Meetings
Public Meetings
Public Meetings
Module 1. Zone Districts & Land Uses
Public Meetings
Three Generations of Aurora
Pre-1960
Smaller
blocks,
Alleys,
Grid
streets
1960-2000
Larger lots, Fewer
alleys, Curved
Streets
Post 2000
Lots of Raw
Land
E-470 and
Airport
Opportunities
Outline of a New Development Code
100 – General Provisions
200 – Zoning Districts
300 – Use Regulations
400 – Zoning and Subdivision Standards
500 – Zoning and Subdivision Procedures
600 – Definitions and Rules of Construction
Module 1
Outline of a New Development Code
100 – General Provisions
200 – Zoning Districts
300 – Use Regulations
400 – Zoning and Subdivision Standards
500 – Zoning and Subdivision Procedures
600 – Definitions and Rules of Construction
Module 2
Outline of a New Development Code
100 – General Provisions
200 – Zoning Districts
300 – Use Regulations
400 – Zoning and Subdivision Standards
500 – Zoning and Subdivision Procedures
600 – Definitions and Rules of Construction
Module 3
Module 3
Module 3Administration and Procedures
Administration & Procedures Include:
• Article 146-1: General Provisions
• Article 146-5: Zoning and Subdivision Procedures
• Review and decision-making bodies
• Summary table of procedures
• Common procedures
• Specific procedures
• Nonconformities
• Enforcement and penalties
Module 3 Highlights:
Module 3 Highlights:Revised Site Plan Approval
Background and Rationale:
• Most site plans currently require a public hearing before the Planning and Zoning Commission, even for routine development
• Different than most cities in the metro area
• Recommendation in the 2014 Needs Assessment
Module 3 Highlights:Revised Site Plan Approval
Minor Site Plans (Planning Director)
• In older/developed areas (Subareas A & B):6 or fewer dwellings or under 10,000 sf nonresidential
• In newer/raw land areas (Subarea C):25 or fewer dwellings or under 50,000 sf nonresidential (or larger if more than ¼ mile from residential uses)
Major Site Plans (P & Z) Everything not meeting minor site plan eligibility
Module 3 Highlights:Referral and Call-Up Procedures
Background and Rationale:
• Need to retain a system to call up more complex development applications to a higher decision-making body
• Current system allows City Council to call up any development application from Planning & Zoning Commission as a de novo hearing
• Recommendation in the 2014 Needs Assessment
Module 3 Highlights:Referral and Call-Up Procedures
• Planning Director can refer a minor site plan to the Planning and Zoning Commission
• City Council can call up a major site plan or a master plan from the Planning and Zoning Commission (still requires recommendation from the Planning and Zoning Commission)
• City Council cannot call up a minor site plan from the Planning Director or the Planning and Zoning Commission
Module 3 Highlights:Adjustment Procedures
Background and Rationale:
• Currently planning department has authority to issue waivers from development standards, often without limitations
• Planning and Zoning Commission can adjust standards through the site plan review process
• In both cases, developer has to request waiver and decisions are negotiated on a case-by-case basis
• Recommendation in the 2014 Needs Assessment
Module 3 Highlights:Adjustment Procedures
• Eliminate use of the term “waivers”
• Planning Director given numeric parameters for administrative adjustments of code requirements (e.g., 10% setback)
• Beyond Planning Director’s parameters, adjustments require approval by Planning and Zoning Commission – after a public hearing -- under parameters and approval criteria
• Beyond Planning and Zoning Commission parameters, requires hardship variance or rezoning
Staff
Adjust-
ments
P&Z Adjustments
After Hearing
Module 3 Highlights:Appeals
Background and Rationale:
• Currently appeals of Planning Director decisions, other administrative decisions, and Planning and Zoning Commission decisions are heard by the City Council
• Need a more consistent appeals procedure focused on a record of decision
Module 3 Highlights:Appeals
• City Council no longer hears appeals
• Appeals of decisions by the Planning Director, Planning and Zoning Commission, and the Historic Preservation Commission would be heard by a Zoning Hearing Officer hired by the City
• Appeals of decisions by the ZHO are heard by the courts
Next Steps
• Continue to publicize availability of Modules 1, 2, and 3
• Present highlights of Modules 1, 2, and 3 to neighborhoods and stakeholders:
o Joint Task Force Jan. 12
• Review & consider comments on all Modules
• Prepare integrated draft zoning code (Spring 2017)
• Conduct outreach and testing of integrated draft zoning code (May-July 2017)
• Present adoption draft for stakeholder and public comment (August 2017)
• Present at Planning Commission and City Council Adoption hearings (Fall 2017)
Questions and
Discussion
Contact Us:
clarionassociates.com
Don Elliott, [email protected]
Tareq Wafaie, [email protected]
Karen Hancock 303-739-7107