Zoning and Subdivision

Workshop 1: Land Use and Transportation M2D2 – Multi Modal Development and Delivery

March 10, 2015

1 Agenda

Zoning Subdivision • Definition and Purpose • Definition and Purpose • Types of Zoning • Process • Common Elements • Issues • Process • Limitations • Limitations

2 Agenda (Continued)

Zoning, Subdivision and Transportation • Site Plan Development • Impact Assessment • Access Management • Parking Management • Street Connectivity • Right-of-Way Preservation

3 Zoning

4 T C

EE K U A W IL 2 M3 2 4 1 9 W. MISSOULA C-RR1 2 0 2 1 2 2 2 3 2 4

PHANTOM C-I1 MAP INSET UNZONED HILLS C-RR1 S UNZONED NO W F LA K E SPECIAL C O U RT ZONING E V 1 I R C-A3 14 R D

E y A t V R S C-I1 D R r N DISTRICT - O A W D R C H P A R C-RR1 V E E N L RCZD T C S E oughe O U C-A3

U C

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A D

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P UNZONED

l C-A3

EAST BUTLER C

al R

N C-RR1 CREEK FOOTHILLS O

V U R U E S T T S I DISTRICT, MODIFIED C-A3 I T S E RCZD L P E ENGLAND BOULEVARD 9 M R A D AREA B W C Z A CH CL U C Y N B R M D A 1 0 1 1 R 1 2 R EAST BUTLERU CM REEK R

A D I RCZD

R S H F I

I E

E RCZD RANCH CLUB

D A C-A1

L W FOOTHILLS DISTRINCT, SPECIAL ZONING C-A1 W CITY OF MISSOULA E K D R A G B PUD GRANTLAND N E A DISTRICT T W CT P

O ER

MODIFIEOD ARC EA A D E

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2 6 R I T N 2 5 E H

O U EAST BUTLER 3 0 d D l R 2 9 e 2 8 FE B C-RR1 SCUE CT RCZD i C-RR1 U CREEK FOOTHILLS 2 7 L P 2 6 L C F 2 5

H P C C O DISTE RICT MODIUFR IED N R T A E R G R R I C N AREA A C-RR1 Z E AREA ZONING D L OOP E V MU LLA I N LA N E R

M D ULLAN

ROAD UNZONED What is Zoning? E V C N I -C 1 W 44 RANCH / P UD A R C-RR1 DRI VE EL MAR D G E ST I ATES P M

SE U OU R

R D G A R OY

N C-RR1 T T R O R A C P U E C T PH E SPECIAL Z.D. O V . E E L T C-A3 A I T SA V

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IV T WARBLER DRI VE C-RR3/PUD L R20 H

R A A

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E I M BRANDI NG IRON DR LARIAT LOOP

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L E N Z SILV S L E I ZE W RC I A E RE D S GH V T R V P I

A G R E E H D CORPORATE L A C T E O B K ROCK R RIDG ANGA E E V C-A1 H O I R T P WAY R K D A I D WINDSOR PARK D M A C PUD CANYON O ND I E C

A M O B2-2 R D E T U C D W R L N C X O Y S I K T N D AL

N N U O T I E W V T E E O U K O L T X • Zoning is a means to S SPECIAL N P R

CREEK VILLB AGE S R40 Q O O P S B T E C P L T L OWRID A S A BLVD GE C-RR1 R I E R M R K K K R O K Y A W E R L L C-RRI H A E I K N R I Y A C A DISTRICT R V T R I E I C T A C T W

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H • Zoning is a process C W E 1 3 T 6

FIELD A N G N EE E t R M R40 G h L

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M C-I2 O CG E ST L R R I T RT2.7 R 1 O C1-4 E B L G 4 P I N O - H J CER L R R LA O E T A C P

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B2-2 H O D U I EA N C E 5 T G T S O Y O B 4 T E L E 2 E C1-4/ W UU S - R 2 A CLB W S R - E L E E F I PUD AT R T 2 1 L CO V L I NNER CT

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– Create district(s) S M1R-2 K E R E T N O L R COURT R T T E O T U

MELISSA CT O E

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S C1-4/ R S R V O v I R80 C S E T L CG T B T R A M

T R E N R e S I B A SHERWOOD LANE T E M R R H APPLEW IDAHO STREET E IDAHO ST. S E E RT10 OOD LANE E G P S T I r U A R R5.4 R R G U E R N F G I C S C T -1 H B C E L A R L N L H B M G

S O C I

N RT10 E

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N R T R T I RIVERFRONT UNZONED R H A T E T E T P E L E

R20 S CBD-4 O E T MILL SITE S.D. R C2-4 E C-RR3 PLANNED T C

RT10/ T PUD T TRIANGLE S.D. O R T U

MONTANA S E N T E S TREET U SMALL LANE MONTANA AVENUE CLB E T E S

N OP2

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S E R

N I N

C-RR1 N B Y E STAHL & SONS O T L O E C B H R Z Z.D.6 B T N R C D- E M V N 2 M A 4 E A R S C U

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R I R L N C C S C D E A T 1 / 0 T A M CATRINA LN P C-RR1 R 4 E - U F M J T C-RR3 E 1 A

1 C ET R E C-RR3 QUINN CT N E 0 T OP1 Y

E T R PUD CATRINA LAN O R 0 CHANNEL DRIVE M S A C T 2

R C2-4/ R B2-2 E 1 Z P T S W G B -3 N P . D EVE RA RD CT G I E C2-4 L - PLANNED VAR. A RSENUAES CAT N LANE A L I B 5 1 E O N R E CL OP1 - L O Y SS T O WILDROSE D C UR A C R IC CO D N B P A E E L B M R O E E S L W P DAKOTA STREET M1R-2 M2-4 C L T S N V

T 1 A I

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T E F N A T RT10 L OP3 S S N N E LARKIN WOOD DRIVE E C M F T H E

U L OP3 T B DAKOTA STREET D A R E C-C2

E O D - IN E R A E G U R E 4 RM2.7 S J S E S N U C R C T / I B T S E L B E T A B B R 4 S

T 2 E - 2 3 N L R D - T T E S 2 4 R E M 1 G 2 C T C /C N V 2 1 S 1 4 A

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T E Y M1R-2 A N N Y 2 3 E D E

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S THIRD ST SOUTH THIRD STREET SOUTH 3rd L M STREET

SOU H R TH THIRD STREET

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– Land use standards E C C A S E

/ I O N

N N N A

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T C R K S R

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W 2 M - U R5.4 C1-4 2 3

S 1 1 5 O SD#2 M M1R-2 - L

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E E

2 5 B T 2 6 2 8

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P D

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R L

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# E 1 AVENUE

A HASTINGS

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STRAND AVE STRAND AVE

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STRAND AVE

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RM1-45 HUMBLE E CT E

/ I

R C1-4/ 1-4 BEVERLY AVENUE

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S R

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9 H

T T

M N

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A L K

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T S

T R A G H M NORTH AVENUE Z.D. 12A 9

C1-4 B 4 B

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E - S C1-4 M1-2 S S

2 T NORTH AVE C R E

E NORT U H AVENUE E I E B-

R T

L T

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T NORTH AV E /C ENUE NORTH AVE E -4

T S

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N R NORTH A C R VE

S T NORTH AVE

S C1-4 E

T E

NORTH AVENUE T

S K

UNZONED

S G

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R T

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N L R R T D LL FIELDS r 0 BA E

E COUNTY O E U I E A V

S C1-4/CLB R I F O T ELDS T N BALL FI AS H M ONTANA X PL S R

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E T RT2.7 5 L E E .

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R and revision of G R S R C2-4 IN IV O E R C N E E O 3 1- G W 9 4/ V A TIM BER RESERVATION C-P1 C O PUD G I AD AY G CHARLOTT AVE CHARLOTT AVE HI R (MH) S D D HW RUSSELL PARK

X IG T H D A S PUD

E 5 N

D P L 12 R O N 3 B R U L & S WEST - O 3 G C 9 U S S 1 T Z / C1-4

Y N E

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L OP1 U 1 H E C GH R L OP1 I

I R . H RT2.7 A 34 th STREET

S H T . MEADOWS UNZONED U 34th ST

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R C1-4 3 35th ST S

N S B2-2 9 M1R-2/ M

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R 0 H CLB MISSOULA H E L 2 IG RT2.7 Y P P K O H L S N N 90 M1R-2 A E . / A E 9 S A 1 COUNTRY . T T C T I U E V 0 G H 4 P H RIV 1 D D H I C 36th ST S T L / - U R O D 4 G W P E - D I NE 4 T A R40 CLUB N 1 R 1 L 2 C S A G E W ZO E IE DR E TV T N E R20 S D C E U CLB N W H R S C C-RR1 H O T A N R40 GOLF C1-4/ A C1-4 UT M E E

A L W S E R8 A O T R5.4 T

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E - T R ST I N

D E N R R D C1-1/ R C C R E 2 O

-2 C M R T R D E NEIGHBORHOOD T S A V B R O

M1R-2/EC 1 CG L S E

L L E D W I I A

M E S R V P C U D R E B U E R P NE R D Y R8

C P A

T SHOPPING DIST. L D E A Y R ROY D R

L C G 4 L S - C 5 I . / 1 K U N V

G C P 3 A E D E S - R R PITTMAN DRIV C T E E C O C M L N U 1 I I

RM1-35 / R N L

S D ARLINGTON P E T C-P1 U C 4 / M O S B2-2 8 E - D C R H

IG 4 N R I V E A R

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R VE 39th S O O T RM1-35

L C1-4/ UNZONED I

H 39th S T 39th S T 39th S T S 39th S T

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IV V B R

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I RM1-35 D I

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h RM1-45

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D RM1-35 W O ARROWHEAD DRIVE S C-RR3 I E W I P R D PUD 4 O E

CLB RT10 N D L D N R A 2 G A W E WILLOW WOOD SILVERWOOD N L S I N I L D D T O E O E O

WILLOW WOOD CT L T

Z N T

I V E R5.4 O

N ERDALE A V M E

U R E S I Y O E T

G K E E E

C V

L U R A N T R N

T R C RO T A E LLIN

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A E W G GREEN W A R PLA

E CE V C E L CK DISNEY

S V R5.4 N E L R8 C-R3 I O I I

E P A

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K E V R T

R A W

LACOTA DRIVE D

R t V PL CT W R V I . D K R E N

T s E

T R8 R R E W R I A

R5.4 A 1 D

S R Y O

S W V A V Z

I A 2

Y P A C P A'S CT A H S T 4 R

R . A Z.D. 39 E R N W MA 5 DRI VE Y H

A D O C

E R WAL-MART PLANNED h R K H 40th S T M IGH G A T I I

V t N E K B A D S

T P Y

A 4 L A V R8 R H O C

R R K E I N E

E Y

WAY A 2 H E R WAPIKIYA Y A Y A W N

R D A W A N S O

COMMERCIAL DISTRICT B A R R W Y W

E R Y L O

A R A

S R

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T A OP1 N E W

W A A H L S G V V C-RR3 W I D I W D C R8 E I N R

G O N A R I I A R R D P L ON B E K L E WO R O D O O E O S V D

N UNZONED H P L I I P I M PL V A T N COHOSSET P R C O S A D R UNZONED A D N

K L 7

R T S O A C A

D . A A T W Z.D. 4 L N D RT10 N N IE

d E A E regulations and B K V 2 C-RR3 r T R B C I N F G E O G A I K A S 3 R BLACK PINE T R IR E N R W H 2 LN S W E N A T R

BRIGGS STREET GS A A G O ( S

IG O T 9 BR RA O P C Y O T

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N E Z.D.43 E NA L C 1

Y I C-RR3 T C A L R5.4 V R A A I A S L E T F

K H P A 4 L R8 2 IR R L E C-RR3 n R8 W I V IMPERIAL WAY A DR AGRICULTURAL d E RT10 E LANDON Y N 'S D BI WAY OOD K E R W C RI V

A D ST O CARDINAL DR 43rd ST 2nd R FLORAL CT RE 4 M E ET I N R A V G HO P

0 A

R S

D 1 T Y TT T E

E R WAY E R A E S E W E T D HU Z.D. 4 N R U E TER LN NE P I GARLAND DRI VE LLSIDE DRI VE / R8C HI 0 D A Z 1 U . P M W D O T / E .3 0 LAN IE R8 C-RR3 R 4 N C-A3 G 9 R W ROAD A ADO V 4 E RT10 E R RT10 SH K R8 B L COLTER CT N RM

A . Z.D. 39 A I N A C NZ D P L C H T AN D E C Y U R O

N ARCADI A DRI VE IV L L E 5 UNZONED C-RR3 E

7 C-RR3

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R R Z.D.43 U 2 Z.D.18 A RM1-35 t P O Z.D.43 L R

4 C T T IN A

C 2 G D

R C R RESIDENTIAL G V 2 COMMERCIAL A D I R A P E

5 L D R W

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1 6 4 3 R E L

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T D R DRI VE V NI C

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C Z.D.43 H R C R8 . C-A3 T U PEAKS DRIVE U SOUTH HILLS DR 4 SO H COMMERCIAL K N

A Y A O A CLB G

T W O S RM1-35 R8 H DRI VE UR

W H G VIE INE CT IN P C-A3 W RN TR

T U IE B EE T H Y VAL LEY VIEW V IS E Z.D. 4 LE L N E IL A Z.D. 4 2 RI V L D

R UNZONED A T E P V H S INIER COURT

R S V N RA

R I E

T D

A T

U T R B

C A H C

H DRIV R

E M RT10 D O

G OD L M RT10 IGHWO U

H E R

UNZONED O O Z.D.18 1 W C Z.D.18 S C T H IG H W O O D DRIVE E 2 I B 3r C

RM1-35/PUD d L V Y S IN

R8 E E A L

A K T T

L L N R E E

A U I O V

T V R C-I1 T H G M I INNICK C I IK F E R Z.D. 4 N E R215 C IN K O O D

T K H ELK HILLS D

I A N OP1 LL K O B HU S

R T R C E L R U D C I P KL

E S A R E Y R E T O K ' H L R T I V N B H A I E A S N I E L W R P L N N N T I I R K D H E T P G N T I T RM0.5 R O O FO V BLACKTHORN DR T P Y R C E . WAY A

N W A L R

T T I C U

O A development plans RM1-35 E I E T D N R L E C L P N C A N E ES L A CR H S U R A S T E. T O N K N R A C T

T B2-1/PUD C T T E Y M H A T E

E C G M E S I N Y

P R S C-RR2 UNZONED I E E D E

R L R A R O O NT H R O O E R C R A E U H A

a A T NIE T C 2 L Y T NYO E O T S 3 N C N C E R R D T R5.4 PUD R r N D I P C-RR3 C CT P C d TA O IS O C-A3 N S . V S R 0 F W E. I HT K 2 B2-1/ S L T A B I G R K E A O IS E R B2-1 N H E G A I D A H P G D SU NR L M T R5.4 S A C W H I S G . I ON S K T O N TA ANS I N S N D IS M N A I I A V PUD A US ROAD T A E RUF E . MANSION HEIGHTS P V N R MMIT P W E. SU P A O M U S S SPANISH Z O A D C T R R215 D N L PUD MI N I IA R UM I C L U L E . S A AR C C-RR3 R8 G W CH ROA E ID CAMP D P P R T OP1 R 3 / S B C O 55th IVE A A RM1-35 E DR D N - 1 R S TO E DEAN C P ED B END FAIRWAY VIEW M AM RAM1-35 PUD O R558th S TREET RM1-35 RIMEL ROAD RIMEL ROAD

R CT Y E IEW A AL A V W L

G LL IAN D RT2.7 W I C

L I E

A . H

N R S

E B

GRANDVUET VIL. R8

E C W

A R5.4 G 56th S TREET H Y A PUD W E Z.D. 32 C-RR1 I R R V CT W. E L FOSS FOSS CT E. T IL T R20 R8 H E 5 IV C-RR1 C-RR2 6 R S t D T h R8 R EE S 57th S TREET DRIVE T T MAINV IEW Z.D. 32 LANE W E K I E V R G UNZONED R R8 N O L SKY VIEW DRIVE M A I R C-RR1 T R T TE E L O PUN RPOSE: TShis map is a general view of C-RR2 M E

OP1 O MALONEY RANCH C-RR2 C-RR1 N A RM1-35 U L L N AR D RM1-35 R5.4 CH H T C R AMP P SPEC. DIST #1 D A R OP1 I zoning districts. Refer to the Zoning Atlas, County ETE I L WAY C OAD R V E R40 A S OP2 O L I C M N O E V P

M N M O I

. E A

W S W W R L M K IE T A V H R D Y ND OA I V A C D D S N GR Zoning Resolution 76-113, and City Zoning B2-2 V I R

O RT2.7 E A I W A P

E E E O O W COURT L LO V W I ITA

R40 D R

AD UZ E

R O E C-RR1 O ING SIDE R

N D N I N O R CT

A P

R40 W Ordinance Title 20 located at the Office of L

W LEGEND

W W E P

O M

A A

V C

D Y H

N C A WAY AR

B2-2 U L

E R5.4 W H

S IE M Planning & Grants (OPG) for details on zoning DV A D N D C GRA DIE R

R CT A I L

H V

OP1 E

R20 R D

O R R5.4 UNZONED M districts. Standards for Special Districts can be E

AD I OW N WOOD V Primary Travel Corridor

LAN E E E DR R40 RIDG E W RID CANYON V LLO G I WI E found at OPG . City overlay zones CG, EC, CLB, S R C 1 1 O PUD T OP2 U D 1 0 C-RR1 1 1 T T 1 2 C 8 9

H 7 E W I V E E V

I R and CLB-I approved under Title 19 prior to OP2 H D T V O

OP1 G M C I C L

H G PUD S

E L O Intermittent Stream

A N

A A V ROAD

E U

O I

R K

D I A E

L T

O R R R W UNZONED E H

W E T R November 4, 2009 are shown on zoning maps. HILLVIEW HEIGHTS NH O.6

W T

I T D

O C C

OLO W G

O NY T E E RT10 C-RR2 I D C V T L G A N R O C

P W L V H

S A A I L A L T

S River Y

C-RR1 R R20 A C S C T N E RAVENWOOD LANE A O D E E Zoning information and maps also reside on the G T A T T E O E CAMP RO R D R AD Z.D. 32

A C

O T DRI VE R OPG website at R40 C-RR1

C-RR1/PV P C M

K T A

E C-RR1 Zoning District wiC th Name R http://www.co.missoula.mt.us/opgweb/. City limits

I H and zoning designations are subject to change. O

M C

E P R

N A

L 1 GHARRETT A RM1-35 L R40 Subdistricts This map is for reference purposes only. OP2 R40

S RM1-35 D T

O R O R20 E C-A3/ RT10 W E T C-RR2 T F I C R SOURCES: Missoula Couty Mapping/GIS, City of - C-RR2 Property Lines R D R PV 2 PUD RT10 UNZONED Missoula Mapping/GIS, Duncan Associates, and C-RR1 MILLER CREEK VIEW ADDN. C-RR1 C-RR2 City Wastewater and Office of Planning & Grants. SUN

T ES E R UZ DRI V C TERRACE Sewer Service Area RT10 CT 5 RM1-35 Map by C. Wilson, November 2, 2009 Montana State Plane, NAD 83, feet

E T V C Missoula City Limits D:\ZONEMAPS\PMSLAZON_city.mxd

A E AIN OR C-A3 L N UNZONED

E OP2 V

S NC-SR E DRI V PUD LORAINE (Southside Riverfront) MILLER CREEK VIEW A DDN. D A O C-A3/ PV R E

M I NC-B T

R P S (Boulevard) 1 4 R5.4 1 3 1 8 1 7 1 6 1N5C-HFM 1 4 (Historic Fort Missoula)

C-A3 RM2.7 UNZONED Hillview Heights Overlay Zone Airport Influence Area 1 inch equals 1,000 feet

Airway Boulevard Overlay 0 1,000 2,000 3,000

D A O R B R U SH P O C P R PE IS R CO M D IL N L E E LA N R E L A N E

S IL A R T Fundamental Purpose

• To conserve and promote the public health, safety, and general welfare • ….but it also provides guidance for future growth and land use changes • …and can translate a community’s vision into reality

6 Why Zone?

• Legal method by which local government can divide their jurisdiction into use districts that separate incompatible uses and prevent negative impacts • Zoning districts (residential, commercial, industrial) protect the safety and stability with standards and regulations • Establishes predictability • Balance competing rights • Communicate community expectations • Prevention of problems

7 Opposing View

• Zoning changes property values • Zoning requires permits • Zoning is bureaucracy • Zoning affects rights from real property’s bundle of rights

8 Property Rights Bundle

• Ownership includes many elements – Ability to do certain things – Ability to exclude others – Ability to transfer ownership – Many other elements • Ownership may be divided many ways – Easements, covenants, full ownership, etc.

9 Other Rights

• Popular sovereignty • Inalienable rights – Clean and healthful environment – Pursuing life's basic necessities – Enjoying and defending life and liberty – Acquiring, possessing and protecting property – Seeking safety, health and happiness in lawful ways – Corresponding responsibilities • Individual dignity • Right of participation • Right to know • The administration of justice • Due process of law • State subject to suit • Eminent domain • Initiative

10 Zoning Types

• Euclidian • Performance • Form Based

11 Zoning Districts

• Often divided into categories of: – Agricultural – Residential • Single-family • Multi-family – Commercial • Professional Offices • Retail – Industrial • Warehousing/Light Manufacturing • Heavy Industrial/ Manufacturing – Mixed use

12 Uses Permitted

• Each zoning district has uses that are: – Allowed outright – Allowed with Special Review/Conditional Use approval – Not permitted.

13 Overlay Districts

14 Allowed Building Envelope

• Each zoning district has requirements for minimum setbacks from property lines, maximum allowed height and lot coverage and minimum required lot area. These requirements create a “building envelope”.

Source: The Illustrated Book of Development Deﬁnions

15 Standards

• Uses • Physical performance – Storm water control, parking, set backs • Discretion vs. prescriptive criteria – Compatibility with adjacent development – Setbacks Flexibility Predictability

16 Review Criteria

17 Review Criteria

18 Zoning Review Process Example

Step 1 Step 2 Step 3 Step 4 Step 5 Step 6 Step 7 Step 8

Submittal Application Design Review Checklist Deemed Board or ADR Requirements 2 Complete Staff Review Satisfied1

Application Reviewed DRC Meeting 1 DRC Meeting 2 Development Board Of Staff Notification Submitted to Against the Review Adjustment Report to Planning Submittal Review for Completeness Committee Public Hearing Prepared Applicant Department Checklist Completeness Determination Meeting 3 and Decision

Submittal Application Wetlands Checklist Deemed Review Board Requirements Incomplete (if applicable) Not Satisfied

Application Application Returned to Returned to the Applicant the Applicant

19 Process Differences

• Quasi-Judicial Actions – Project specific – Compliance with adopted rules – Restricted access – ex parte communication • Legislative/Administrative Actions – Developing policy – Open access to public

20 Variances: From the Terms of Zoning

• To authorize upon appeal such variance from the terms of the zoning ordinance as will not be contrary to the public interest, where, owing to special conditions, a literal enforcement of the provisions of the ordinance will result in unnecessary hardship and so that the spirit of the ordinance shall be observed and substantial justice done.

21 Performance Zoning

• Allows different uses to co-locate within a zone as long as the development achieves specified performance criteria and planning goals • Establishes neighborhood compatibility, transportation, open space and other standards that developments must meet • Developments are rated on their performance, and those that score sufficient points in the appropriate categories are approved

22 Performance Zoning Advantages

• Effective at increasing diversity and mixing uses • Affordable housing goals may be achieved by offering incentives in tandem with this tool. • Flexible approach to development that responds to changing market conditions. • Eliminates additional administrative processes like variances or conditional uses.

23 Performance Zoning Disadvantages

• Upfront time and costs in developing the criteria and points system • Amount of agency and public review for development permit approvals can be greater • More often, it is selectively applied in particular districts. • Some performance zoning examples combine elements of traditional zoning such as development standards with critical areas regulations, design standards and environmental analysis procedures.

24 Form-Based Code

• Focus primarily on regulating urban form and less on land use • Regulatory rather than advisory • Emphasizes standards and parameters for form with predictable physical outcomes – build-to lines – frontage type requirements • Requires private buildings to shape public space through the use of building form standards with specific requirements for building placement • Promotes and/or conserves an interconnected street network and pedestrian-scaled blocks • Keyed to specific locations on a regulating plan • Diagrams in the code unambiguous, clearly labeled, and accurate in their presentation of spatial configurations

25 Form-Based Code

26 Innovation – Economic

• Professional office restrictions • Formula restaurant cap • Formula retail cap • Maximum building footprint • Maximum shopping center square footage • Drive-up prohibition

27 Innovation – Environmental

• Dark Sky Ordinance • Protect and promote the public health, safety and welfare, the quality of life, and the ability to view the night sky, by establishing regulations and a process for review of exterior lighting. • Compliance schedule • Grandfathering • Enforcement

28 Innovation – Aesthetics

• Design Review • Process and Guidelines • Design review approval required: – Zone District – Building type • Subdivisions with design review procedures approved by the City can be exempt from this requirement

29 Innovation – Equity

• Inclusionary Zoning • High Density Residential Zone Districts • Housing in Commercial Zone Districts • Housing in Industrial Zone Districts • Consider – Residential development in commercial zones only as a part of mixed use project

30 Historic Preservation

• National Historic Preservation Act • Tax Credits • Transportation Act – 4(f) (23 CFR 774) – Section 106 (NHPA) • Advisory Council on Historic Preservation • State Historic Preservation Officer • Local ordinances – Local Commissions – Demolition – Preservation

31 Limits on Zoning

• Fair Housing Act • Protected Free Speech • Assembly • Substantive and Procedural Due Process • Access to Government • Economic Return

32 Zone Changes: What You Cannot Do

• A Zone Change (generally) cannot have conditions placed on it. • All of the potential uses that are allowed in the zoning district should be considered and not just the use that the applicant is proposing.

33 Covenants ≠ Zoning

• Certain covenants are said to run with the land • Binds only those having ownership • Government generally does not have the authority, unless specifically granted, or obligation to enforce covenants or deed restrictions • Can be more restrictive than zoning

34 Regulatory Taking

• Regulatory taking is a situation in which a government regulates a property to such a degree that the regulation effectively amounts to an exercise of the government's eminent domain power without actually divesting the property's owner of title to the property.

35 Regulatory Takings

• Nolan v. California Coastal Commission – Must show that private development imposes a burden on public facilities or resources – Dedication would mitigate impact • “Essential Nexus”

36 Regulatory Takings

• Dolan v. City of Tigard – Relationship between impact and exaction – Exaction must be roughly proportional to the impact • “Proportionality”

37 Regulatory Takings

• Lucas v. South Carolina Coastal Council – Deprivation of all economically beneficial use is deprivation of the property itself • “Total Takings”

38 Subdivision

39 What is Subdivision?

• A land division that: – Creates one or more parcels for conveyance – All parcels whether contiguous or not – To sell, rent, lease, or otherwise convey – Condominiums, RV spaces and mobile home spaces

40 Plat or Certificate of Survey

• Plat – surveyed drawing depicting lots, rights of way, and easements – Approved by governing body • Certificate of Survey – drawing of a field survey for the purpose of disclosing facts pertaining to boundary locations – No governing body approval (tracts)

41 Typical Subdivision Exemptions

• Large lots • Relocate common boundary outside platted subdivision • Family transfer • Exclusively for agricultural purposes • Five or fewer platted lots aggregation or boundary relocation • Condominiums

42 Types of Subdivisions

• Minor Subdivision • Major Subdivision • Condominiums • RV and Mobile Home Spaces

43 Typical Minor Subdivision

• 5 or fewer lots from Tract of Record, & • Tract of Record has not been Subdivided, or Created by a Subdivision, or Resulted from a Tract of Record that has had > 5 parcels created by exemption, & • Legal and physical access to all lots is provided.

44 Typical Subdivision Review Criteria

• Mitigation of impacts • Compliance with: – Survey requirements – Local subdivision regulations and local review process – Local zoning regulations • Provision of easements for utilities • Provision of legal and physical access to each parcel • Consistency with adopted plans and policies

45 Subdivision Review Procedure

• PreApplication Consultation • Preliminary Plat Submittal – Public Process Review – Environmental Assessment – At least one public hearing • Entitlement • Final Plat Submittal – Conditions met – Lots created

46 Pre-Application Consultation

• Meeting of Subdivider and Agency Staff • Identify applicable state laws • Identify applicable local regulations • Identify applicable growth policy provisions • Provide Agency list • Time limit for Preliminary Plat submittal

47 Written Decision Statement (Findings of Fact and Order)

• Required • List of Conditions • Statutes and Regulations used • Facts and Conclusions used • References to documents, testimony or materials that form the basis • Explanation of Appeal Process

48 Frequent issues

• Urban / Rural interface – Compatible development • irrigation rights • livestock • road usage • wells and septic • life style conflicts • Wildland / Urban fire concerns – Defensible space – Adequate access – Water supply • Neighborhood connectivity – Connecting neighborhoods without encouraging cut- through traffic

49 Issues continued

• Variances – Strict compliance results in undue hardship – Not detrimental to public health & safety – Criteria contained in regulations • Parkland dedication and improvements – Suitability of land for a park – Accessibility – Land versus cash – Improvements and financing mechanisms • Takings and proportionality

50 Land Use and Transportation

51 Best Development Practices

• Keep vehicle miles of travel (VMT) below the area average. • Contribute to the area’s jobs-housing balance. • Mix land uses at the finest grain the market will bear and include civic uses in the mix. • Develop in clusters and keep the clusters small. • Place higher density housing near commercial centers, transit lines, and parks. • Phase convenience shopping and recreational opportunities to keep pace with housing. • Make subdivisions into neighborhoods with well-defined centers and edges. • Reserve school sites and donate them if necessary to attract new schools. • Concentrate commercial development in compact centers or districts. • Make shopping centers and business parks into all-purpose activity centers. • Tame auto-oriented land uses, or at least separate them from pedestrian- oriented uses.

From Best Development Pracces: A Primer for Smart Growth by Reid Ewing with Robert Hodder

52 Site Plan Development

• Legal and physical access • Lot size conforms to zoning or sanitation • Limited driveways on arterials, some collectors • Useable lots that meet setbacks

53 Site Plan Development

• Topography • Road grades not over 8% • Buildable area • Amount of cut & fill • Consider existing features

54 Site Plan Development

55 Site Plan Development

56 Site Plan Development

57 Impact Assessment

Usually Considered • Financial cost to governments • Travel speed • Vehicle operating costs • Per-mile crash risk • Construction environmental impacts

From Comprehensive Transport Planning, Victoria Transport Policy Instute

58 Impact Assessment

Often Overlooked • Downstream congestion impacts • Traffic impacts on non- motorized travel • Parking costs • Vehicle ownership and mileage-based depreciation • Indirect environmental impacts • Strategic land use impacts • Mobility for non-drivers • Equity impacts • Impacts on physical activity and public health From Comprehensive Transport Planning, Victoria Transport Policy Instute

59 Access Management

• Limit direct access to major roadways • Promote intersection hierarchy • Locate signals to favor through movements • Preserve the functional area of intersections and interchanges • Limit the number of conflict points • Separate conflict areas • Remove turning vehicles from through traffic lanes • Use non-traversable medians to manage left-turn movements • Provide a supporting street and circulation system. From Oregon Department of Transportaon Access Management Best Pracces Manual

60 Access Management

• Interchange spacing • Median treatments • Auxiliary lanes • Intersection design – Signalized – Unsignalized – Roundabouts • Driveway spacing • Sight lines From Oregon Department of Transportaon Access Management Best Pracces Manual

61 Parking Management

• Reduced minimum parking requirements • Parking maximums and areawide parking caps • Shared parking • Parking management districts • Controlling parking demand – Transit investment – TOD – Unbundled parking – Pricing From Driving Urban Environments: Smart Growth Parking Best Pracces by Maryland Governor’s Oﬃce of Smart Growth

62 Parking Management

• Location • Screening and landscaping • On-street parking • Structures • Low impact development techniques • Cross access easements • Preferred parking – ADA – HOV – Electric vehicles From Driving Urban Environments: Smart Growth Parking Best Pracces by Maryland Governor’s Oﬃce of Smart Growth

63 Street Connectivity

64 Street Connectivity

65 Right-of-Way Preservation

• Varies by state • Corridor preservation in the comprehensive plan • Corridor management ordinances • Right-of-way acquisition • Preserving transit corridors From Corridor Preservaon Best Pracces by Center for Urban Transportaon Research

66 Review

Zoning Subdivision • Definition and Purpose • Definition and Purpose • Types of Zoning • Process • Common Elements • Issues • Process • Limitations • Limitations

67 Review (Continued)

Zoning, Subdivision and Transportation • Site Plan Development • Impact Assessment • Access Control • Parking Management • Street Connectivity • Right-of-Way Preservation

68 Mul Modal Development and Delivery (M2D2) is a project developed in partnership between the Michigan Department of Transportaon and Smart Growth America to support Michigan’s economic recovery by improving MDOT’s instuonal capacity to plan, design, construct, operate and maintain Michigan’s transportaon system for Complete Streets and mulple modes.