LDO Changes

July 27 th , 2010 reensboro Land Development Ordinance (LDO) G The City of North Carolina

OUTLINE FOR TODAY’S DISCUSSION
Organization and Purpose
Specific changes by article
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
Make it Easier to:
Find: reorganize regulations, more indices.
Read : give ordinance a new format, graphics.
Understand: add definitions, clarify standards.
Process efficiency: more appropriate (i.e., modifications).
Reduce text and districts : combining, move to manuals .
More flexible: give options for standards, processes.
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 Reorganization
Existing
I. Purpose & Authority
II. Definitions
III. Permits & Procedures
IV. Zoning
V. Zoning: Other Stds
VI. Subdivisions
VII. Environmental Regulatns
VIII. Enforcement
IX. Administration
Proposed
1. Introductory Provisions
2. Nonconformities
3. Administration
4. Review & Approval Procedures
5. Enforcement
6. Zoning Districts
7. District Standards
8. District Use Requirements
9. General Development Standards
10. Landscaping
11. Off-Street Parking and Loading
12. Natural Resources
13. Subdivision Standards
14. Sign Regulations
15. 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 -permitted U -Use standards S -Special use permit

For example….
Auditorium….

Permitted Use Table P -permitted U -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

Contacts [email_address] LDO download: www.greensboro-nc.govldo

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LDO Changes

by Greensboro Regional REALTORS Association on Jul 29, 2010

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LDO Changes — Presentation Transcript