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, FAICPdelliott@clarionassociates.com

Tareq Wafaie, AICPtwafaie@clarionassociates.com

Karen Hancock 303-739-7107

khancock@auroragov.org