ldo changes
TRANSCRIPT
July 27th, 2010
reensbororeensboroGGThe City of
North Carolina
Land Development Ordinance (LDO)
OUTLINE FOR TODAY’S DISCUSSION1. Organization and
Purpose2. Specific changes
by article3. Further transition
issues
Process
– May, 2003: Comprehensive Plan adopted, including recommendations for changes to regulations.
– Fall, 2004: Hired consultant team, led by Duncan Associates, to help in developing changes; did ordinance “critique” first.
– April, 2005: 37 “Listening Sessions” @ LDO kickoff process; top priority: make ordinance easier to use.
– May, 2005: City Manager names 18-member Citizens Advisory Team (CAT) to oversee process (37+ mtgs!).
– CC also to receive briefing at each part of process.
LDO Purpose
1. Make it Easier to:
1. Find: reorganize regulations, more indices.2. Read: give ordinance a new format, graphics.3. Understand: add definitions, clarify standards.
2. Process efficiency: more appropriate (i.e., modifications).
3. Reduce text and districts: combining, move to manuals.
4. More flexible: give options for standards, processes.
5. Comprehensive Plan: changes specified.
– Encourage compatible infill , design & context standards– Encourage mixed-use and urban development– Protect neighborhoods and natural resources
Now included:Tables and Graphics
Easier to Read:Page Layout
Header with article and section information
Paragraph indents reflect hierarchy
Variable type size/style
In-line graphics
Ample white space
Page numbering (by article)
Reformatting and ReorganizationExisting
I. Purpose & AuthorityII. Definitions
III. Permits & ProceduresIV. Zoning
V. Zoning: Other StdsVI. Subdivisions
VII. Environmental Regulatns
VIII. EnforcementIX. Administration
Proposed1. Introductory Provisions2. Nonconformities3. Administration4. Review & Approval Procedures5. Enforcement6. Zoning Districts7. District Standards8. District Use Requirements9. General Development
Standards10. Landscaping11. Off-Street Parking and
Loading12. Natural Resources13. Subdivision Standards14. Sign Regulations15. Definitions
Elevates important information to article/section level –
Much existing text simply moved to new location in LDO.
Administrative provisions consolidated in the first part of the ordinance.
– Article 1: Introductory Provisions– Article 2: Nonconformities– Article 3: Administrative Bodies
Article 2 (Nonconformities)
– Article 2:– Clarified current language regarding
rebuilding of townhomes and condominiums (i.e. Mazzurco Amendment) ,
– Separated out and address “Billboards” in its own category
– Clarified and added flexibility on how valuation is determined for a number of nonconformities.
Article 3 (Administration)
– Article 3:– 4/5ths voting requirement for certain types
of BOA hearings. Applies to variances, special exceptions, and other issues.
Article 4 (Review and Approval Procedures)– Article 4:
– Codified the notification mailing distance standards (600 foot requirement) for rezoning hearings.
– Clarified procedures for notifications of split-zoned properties; must now apply to whole property
– Neighborhood Summary now requirement for conditional rezonings within 600 feet of residential uses.
– Protest petition requirements found in this Article.– Criteria now established for the Planning Director
to determine if “Substantial Changes” occurred in a development proposal.
Applicant’s Communications Summary with Neighborhoods
– NEW: Communications Summary on rezonings
– Must cover: 1) what efforts, 2)what issues, 3) what changes?
– Applicant required to present at public hearing on rezonings.
– Some exemptions: conditional zng, near resid., no mtg required.
– Compromise: much discussion with CAT Team.
Zoning district descriptions, standards, and use requirements consolidated together
– Article 6: Zoning Districts– Article 7: District Standards– Article 8: District Use Requirements
– Primary “go-to” sections for the day-to-day administrators of the ordinance.
– Consolidates Districts – Provides for district standards in one location
Article 6 (Zoning Districts)
– Article 6:– District conversion table is on first page
of Article!– Very short article. Goes over the district
description and intent statements– New zoning districts introduced:
– RM-40– MU-H, MU-M, MU-L– PNR– ACO – Activity Center Overlay– DDO –Downtown Design Overlay
Article 7 (District Standards)
– All former appendix graphics now updated and added to the document.
– Added new concept of “build-to” lines– Beginning on page 7-11, all setback,
dimensional, and development standards are now found in charts for each district. Special setbacks on thoroughfares have been eliminated.
Residential Districts– New Format - Housing types: promotes variety &
choice.– Choices and options for:
– Housing/lifestyle preferences– Ages– Incomes
– Clear standards: helps ensure predictability, ease of use.
Article 7 (Cont.)
– Residential Contextual Infill Option– NEW!! Provides developers with option to develop in
accordance with established development patterns
– Development standards for new MU districts found here!– Outlines residential and non-residential components
and specific standards– New graphics available to aid in interpretation
– Current PUD districts collapsed into one district, new standards for the single PUD district found here!
Article 8 (Zoning Districts)
– Permitted Use Table found here!– Table classification format has changed– Provides less “guess-work” in making
interpretations of uses allowed.– Development standards for specific uses
immediately following Table; separated out by Macro-use group
– Many of the uses and by-right uses have changed per districts; look up before giving information!
– Use Groups found immediately after table
Current Permitted Use Table….
Permitted Use Table
P-permittedU-Use standards
S-Special use permit
For example….
– Auditorium….
Permitted Use Table
P-permittedU-Use standards
S-Special use permit
For example….
– Auditorium….
Article 9 (General Development Standards)– Small changes to commonly used development
standards– IMUD now applicable to 2 or more uses (prior
was three)– New!! Standards for outdoor lighting; stresses
fixture type, pole heights, etc; new standard for review in TRC process
– New!! Provisions for transit facilities now required for new development; tied to site plan submission, level of service provision dependant upon degree of development proposed.
Article 13 (Subdivisions)– No major changes from existing ordinance
– Small modifications for bonding requirements for control devices
– Clarified language related to Homeowner Association requirements
– Connectivity policy is same as existing
New sign section format with photos and definitions
Signs
Definitions
– Expanded number of definitions, w/ + 22 pgs.
– Consolidated definitions in 1 place, exc. for
signs.
– New & updated definitions to help reader.
– Still use a dictionary for words in “common
usage”.
Easier to Use:On-line Ordinance
Proposed Transition Provisions
– 12 months - choice of LDO or UDO use - between LDO adoption
& date of July1, 2011.
– 12 months – Free fix: priority/no fee text amendments or
rezonings , when LDO has inadvertently created a
nonconformity.
– Copies of all Manuals will be compiled in P&CD Department,
draft list available
– UPCOMING!! Book of tables and charts!
– “Focused” training sessions available upon request
Comments, Questions