Citizen’s Planning Academy Session 2

Citizens’ Planning Academy Session 2 September 25, 2008

The Planning Department’s Mission Statement

The mission of the Planning Department is to promote planned and managed change as a means of creating and maintaining an attractive “built environment” and conserving and protecting the City’s “natural environment.” To this end, special emphasis is placed upon: • Promoting the land use, public services, and transportation components of the City’s comprehensive plan so that they serve as an effective means of articulating and implementing the City’s developmental policies • Providing a high level of professional and technical support to the City Manager, City Council, Planning Commission, and Board of Zoning Adjustment, and Historic Preservation Commission in formulating and implementing developmental policies • Meeting the immediate needs of local officials, citizens, and developers through a pro-active approach to customer service and a commitment to quality that is shared among all members of the Department

Most Common Types of Zoning • Euclidean (Prescriptive) Zoning • Performance Zoning • Form-Based Zoning Many times municipalities utilize concepts from multiple types of zoning

Euclidean Zoning

• In this zoning, uses and activities that are incompatible are strictly separated from each other • Many zoning districts that have few acceptable uses in each • Relies on fixed minimum standards to applied uniformly throughout the district with little regard for the site or surrounding conditions • Most prevalent form of zoning used in the United States • Benefits – Provides the most certainty of any of the types of zoning – Well established and legally vetted – Easily implementable • Very rigid, lacks flexibility

Euclidean Zoning • Named after landmark case Village of Euclid, Ohio v. Ambler Realty • Heard by U.S. Supreme Court in 1926 • Case declared that zoning was a legitimate use of police power by municipal governments

Euclidean Z oning M ap Common Zones •Residential •Single Family •Multiple Family •Commercial •Office •Retail •Industrial •Light Industrial •Heavy Industrial •Institutional

Euclidean Zoning Map

Euclidean Dev Patte rn

elo pme nt

Eucl idean De velopme nt Pattern

Performance Zoning • Basic premise states that most uses can be made compatible with one another and can coexist comfortably • Allows a few large zoning districts that groups many uses together • Uses variable standards to deal with the interactions between internal and external factors, applied on a site by site basis – – – –

Buffering Landscaping Impervious Surface Ratios Open Space

Performance Zoning • Detailed in book Performance Zoning by Lane Kendig • First implemented in Bucks County, Pennsylvania in 1974 • Provides the basis for City of Auburn’s Zoning system

Auburn’ s Perf ormance Zoni ng vs Model Performan ce Zoni ngOrdinance contains seven basic • Model zoning districts • Auburn’s Ordinance contains 11 basic zoning districts with 3 overlay zones • Auburn’s Zoning Ordinance contains no Estate District. The Development District has been divided into Development District Housing and Comprehensive Development District.

Performance Zoning Map

Perf or mance D eve lopme nt Pattern

Form-B ased Zoning • Relies heavily on design and physical form instead of land use to control development • Relatively newest form of zoning although proponents state that this has been the development pattern for most ancient civilizations • Utilizes highly prescriptive design codes and architectural standards • This type of code is used for many Traditional Neighborhood Developments including Seaside • Major cities such as Montgomery, AL, Louisville, KY and Dallas, TX have adopted form-based codes for some or all of their city

Form-B ased Standar

ds

Form-B ased Standar

ds

Form-B ased Standar

ds

Form-Ba sed De velo pm en t Patte rn

Current Planning

Performance Zoning • Performance zoning uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects in any area of a municipality. • The appeal of performance zoning lies in its high level of flexibility, rationality, transparency and accountability. • It gives more flexibility both to the municipality and to the developer, allowing more of a range of land uses, as long as their impact is not negative. • Performance zoning is more effective in the preservation of natural features, since it evaluates directly the impact, rather than indirectly through listing permitted uses.

Auburn’s Perf ormance Ordi nance

Zonin g

• Tells the use of what can be constructed on the property (Table of Permitted Uses 4-1) and whether it is allowed by right or is a conditional use. • The amount of coverage (impervious surfaces) that the zoning allows. [Table 4-3]. • The allowable floor area ratio (heated space) for the use [Table 4-3]. • The maximum height allowed [Table 4-3].

Zoning Ordinance (continued)

• The land use intensity of the project (Table 4-4). • The requirements for open space, landscaping and parking (Articles IV and V - Sections 421, 424 and 509). • Any special development standards (Article IV – Section 402) or Corridor Overlay Requirements (Article IV – Section 433). • The amount of allowable signage (Article VI). • The location of the property may have certain restrictions – Urban Core (UC) or College Edge Overlay (CEOD) [Tables 5-3 and 5-4].

Example of Required Bufferyard

a s ite plan

Finished floor elevation

Most site plans have a table showing: •Gross lot area •Zoning •Impervious surface ratio

Curb Cut

•Floor area ratio • Parking • Building height

Distance between curb cuts

Waste Receptacle

Dimensions and number of parking spaces

Width of driveway aisles

Detention pond

Planning Commiss

ion Rezoning

Conditional Use

Annexation

Miscellaneous

Subdivisions

Board of Zoning Adju stment

The variance request was for 18.4-feet from the required 45-foot rear yard setback (NC-20 zoning district) on the north side of the residence for the construction of an addition for a sunroom and a ramp. The variance was granted.

Admi n Revi ew of Resi denti al Use

Fo r pe rfo rma nce s ingl e- fa mi ly r esid ent ial sub di visio n lot s

Side Setback Front Setback Application for admin review requires: • Number of bedrooms

Impervious Surface Ratio Planner reviews for compliance of FAR/ISR, setbacks, bufferyards (if required). Zoning and addresses confirmed.

• Heated space in square feet (Floor area ratio [FAR]) • Impervious surface ratio (ISR) in square feet

Mu ltiple-Family Development • Density determined by the zoning of the property (Article IV -Table 4-2). • Parking required at one space per bedroom + one parking space for visitors for every 10 bedrooms (Article V – Section 509.01). • Open space required (Article IV – Section 421). • Special Development Standards (Article IVSection 402). • Required bufferyards (Article IV – Section 424).

Mu ltiple Family Development

Temporary Uses, Ac cessory Structu res and Home Occupati ons • Zoning certificates are issued for temporary uses

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Article V – Section 508. • Accessory structures – Article V- Section 507 For singlefamily residential uses, Must be placed at least 5-feet from the property line, and can be no closer than 10feet to primary structure. Cannot be any larger than 50% of the square footage of the main structure. For multiple-family or commercial uses, accessory structures must meet the same setbacks as the primary structure. • Home occupations – Article V- Section 504Must have permission from property owner or provide a copy of their deed. Must be secondary and incidental to the use of the dwelling unit. Requires a home occupation permit.

Admin istr ative S ubdiv isions Subdivis ion of property right-of- way

of four lots or les

In this instance, two lots were combined into one.

s re quir ing no new

Recent pr ojects approved a nd currently under const ructi on • Stay Lodge Hotel – 1654 S College • Lee County Satellite Office – 1266 Mall Pkwy • Camden Ridge Pool Lot – 1885 Keystone Dr • Auburn Bank – 2460 E Glenn Ave • Copper Beech Phase I – 575 Shelton Mill Rd • Koul Professional Bldg – 890 N Dean Rd

Zoning Enforcement

Zoni ng Enforcem en t vs . Codes Enf orceme nt • Zoning enforcement is the enforcement of the rules and regulations in the Zoning Ordinance. • Codes enforcement is the enforcement of the building code, which includes the junk and nuisance ordinance.

• Sign regulations • Residential occupancy • Day to day responsibilities

Signs

• Prohibited Signs • Exempt Signs

Prohibi ted Si gns

Portabl e S igns Any sign that is not permanently attached to the ground, other than now hiring signs

Off- Premi se Si gns

Any sign containing a message unrelated to a business

Fl ags

A commercial property may only have four official flags

Wi nd Si gns Pennants, ribbons, spinners, streamers or captive balloons or other such objects or material fastened in such a manner as to move freely upon being subjected to pressure by wind (natural or otherwise)

Inf latabl e Si gns

Si gns on U ti lity Poles

Any sign erected on public or private utility poles other than those erected by a public authority

Vehi cl e or Trail er Sior gn Whether operable inoperable, a vehicle or trailer which contains advertising and are not used in the day to day operation must be parked in the loading area, employee entrance, or main entrance to the business advertised on the vehicle or trailer.

Exempt Si gns

Signs that are allowed and do not require a permit.

Now Hiring Signs

• One sign per business • Cannot exceed six square feet

Real E state Signs • Must be located on the property that is for sale, rent, or lease • Residential signs cannot exceed six square feet • Commercial signs cannot exceed 32 square feet

Constructi on S igns

Signs used to identify contractors, financial institutions or developers on a site under construction or undergoing modification. Each site is limited to three signs and each sign cannot exceed 32 square feet.

Hol iday Decor ati ons

Po li tic al Signs

• Cannot be displayed earlier than 30 days before the election and must be removed within seven (7) days after the election • Cannot be placed on any publicly owned land, including right-of-way, structures in the right-of-way (utility poles and traffic signs), sidewalks, public parks or playgrounds, libraries, fire stations and other municipal buildings, as well as schools.

Ge neral Bu si ness Sig ns

All businesses are required to obtain a sign permit prior to the installation, alteration, relocation, face replacement, or change of sign.

Frees tanding

Signs

A development site is allowed to erect one freestanding sign that shall not exceed 100 square feet in area or 16 feet in height. If the site is located on a corner lot, two freestanding signs may be erected, not to exceed a combined 130 square feet. The structural element of all freestanding signs must be covered entirely with brick, stone, stucco, wood, fiberglass, or decorative metal.

Frees tandi ng Signs

Buil di ng Si gnage

Building signage is based on the length of a buildings front entry façade. In all zoning districts, except for the UC and CEOD, businesses are allowed two (2) square feet of signage per one (1) linear foot of frontage. In the UC and CEOD, businesses are allowed one (1) square foot per one (1) linear foot of frontage, not to exceed 32 square feet.

Buil di ng Si gnage

Occup an cy Re gu lations Residential occupancy within the City of Auburn is regulated by the definition of “family” as in our zoning ordinance.

Oc cupancy Re gula tio ns Family is defined as two (2) or more persons residing in

a single dwelling unit where all members are related by blood, marriage, adoption or guardianship up to the second degree of consanguinity, plus one unrelated person in the Limited Development District, Neighborhood Conservation District, or the Development District Housing. For the purpose of this definition “consanguinity” means husbands and wives, brothers and sisters, parents and children, grandparents and grandchildren, uncles and aunts, nephews and nieces, and first cousins. In all other zoning districts where residential units are permitted the term “family” may include up to five (5) unrelated persons occupying a single dwelling unit.

Occu pancy Reg ulati ons

Occupancy Regul ati ons A Proacti ve A pproach • Since the summer of 2005, have attended Camp War Eagle, Auburn University’s mandatory orientation for incoming freshmen • Articles in The Plainsman, Auburn University’s campus newspaper and in the Opelika-Auburn News • Announcements in the City of Auburn’s newsletter, The Open Line, and the City’s website

Da y to Da y Re sp onsi bili tie s • Review sign drawings and issue sign permits for businesses • Issue banner permits • Landscaping and parking inspections prior to issuance of Certificate of Occupancy for new businesses and houses located in performance subdivisions • Field observations to verify compliance

Fiel d Obs er vations • • • • • •

Banner permits Prohibited signs Home occupations Livestock Vehicles on paved surfaces Past BZA or PC projects

Long- Range Planni ng in Auburn • What is comprehensive planning? • Why is comprehensive planning important? • Existing long-range plans – Auburn 2020 – Land Use Plan 2004

• Upcoming planning efforts – Auburn 2030 – Comprehensive Plan 2030

What does comprehensive pl anni ng i nvol ve? • Broadly speaking: – Looking at everything related to the physical development of the community – Including all of the land area that is or may be subject to the City’s regulatory jurisdiction – A long-range time horizon

What is a comprehensi ve pl an? • A comprehensive plan is “a written document that identifies the goals, objectives, principles, guidelines, policies, standards, and strategies for the growth and development of the community”

Why is comprehensiv important ?

e pl anni ng

• A plan provides guidance for the future, based on analysis of existing and future conditions, best practices, and a community’s vision for itself. • Through the planning process, the aspirations of a community move from vapor to paper. • A plan provides predictability and fairness for citizens, elected officials, city staff, and the development community • A plan integrates many disparate systems into one harmonious whole.

Comprehensi ve Plan ning in •Auburn Auburn 2020 – A strategic planning document – Adopted May 5, 1998 – Citizen committees reviewed: • • • • • • •

Education Growth and Development Intergovernmental Relations Transportation Utilities and Technology Family and Community Public Safety

Comprehensi ve Plan ning in Auburn • Auburn 2020 – Committees issued reports with goals and objectives for 2020 – Sample goals: • Maintain strong schools • Develop water sources to keep up with demand • Provide facilities and programs for the arts

• Land Use Plan 2004 – provides guidance for future land use in the City.

Updatin g t he Pl ans • The 2004 Land Use Plan provides guidance for future land use in the City, but is overly general and has not been widely applied. • Auburn 2020 provides goals and policies across a wide range of growth- and development-related topics, but is now over 10 years old. • Auburn 2030 and CompPlan 2030

Updatin g t he Pl ans • Auburn 2030 – Office of the City Manager to take lead (Planning will assist) – A strategic, visioning planning document (rather than a comprehensive plan) – It will address the progress of 2020 – It will involved community input and interdepartmental coordination – Anticipate work in the early half of 2009

Updatin g t he Pl ans

• CompPlan 2030 – Planning Department-led – A comprehensive land use plan – A stand-alone document – Strongly influenced by Auburn 2030 – Will focus more on the core issues of future land use, transportation, natural systems, etc. – More specificity than Auburn 2030 – Will utilize much of the initial public outreach of the Auburn 2030 process, but it will have its own public outreach as well

Comp arison Plan

Auburn 2030

Comprehensive Plan

Document Type

Strategic Plan

Comprehensive Land Use Plan

Intent/Focus

City-wide visioning document

Guide to future land use and transportation Unifying document

Audience

Elected and appointed officials Staff Citizens

Inputs

Auburn 2020 Committees for each section

Outputs

Auburn 2030 document Goals & objectives

Elected and appointed officials Staff Citizens Existing plans Public meetings/comments Staff Single committee Comp Plan document Future Land Use Plan map Goals, objectives, and action steps for implementation

What goes into a comprehensi ve pl an? • Data gathering – Census – GIS

• Data analysis • Policy-making – Goals, objectives, and action steps

• Implementation

Comp P lan Sub-elements • Land Use – Residential – Commercial – Industrial/Technical – University – AIGM – Land Use Plan map

Comp P lan Sub-elements • Natural Environment & Open Space – Land – Air – Water

• Transportation – Roadways – Bicycle & pedestrian – Transit – Rail, air, & freight – The land use / transportation connection

Comp P lan Sub-elements • Civic – Parks & Recreation – Water / Wastewater – Public Safety – Schools – Historic Resources – Culture – Intergovernmental Relations

• Implementation

Typi cal Out line of a Subel ement • Introduction • Existing conditions • Existing plans • Analysis – Impact on future growth

• Goals & objectives

How w ill it be us

ed?

• A document that provides predictability in decision-making • A tool for managing growth in ways that reflect the values and aspirations of the people and City of Auburn. • A tool to inform and be informed by the AIGM in planning for future growth. • A coordinating document to bring together the many documents and plans that currently guide the City. • Not a replacement or successor to existing departmental plans • Not a prescriptive mandate

Comp P lan Proces s

• Compile existing plans and data • Public input – Meetings • • • • • •

– – – –

Kickoff meeting System/element meetings w/stakeholders Plan taskforce regular meetings Draft plan meeting (prior to Planning Commission) Planning Commission City Council

Citizen surveys (uses Internet) Plan website Listserv/email distribution list Blog

Comp P lan Proces s • Stakeholder Input

– Comp Plan task force – Technical review committee

• AIGM • Review and adoption – Planning Commission – City Council

Tentativ e Calendar • Beginning 2009 to mid 2009 – Auburn 2030 (includes public input) – Comp Plan background and analysis of each element

• Mid 2009 to End of 2009 – Comp Plan Public input – Goals and objectives – Planning Commission review – City Council Adoption

Mo re In for mation • City website – www.auburnalabama.org/pl

• Justin Steinmann Principal Planner

– 334-501-3040 – [email protected]