Land use and zoning

From Cyburbian Plan-it: I have been doing research on policies and regulations to protect areas that are designated as Industrial on our Future Development Map from non-industrial (residential) incursion. This has the impact of inceasing land values due to speculation and placing future residents and future/existing businesses in a potentially adversarial relationship.

I have noticed San Francisco, Seattle, and Chicago have looked at this issue and have developed policies and programs to remediate the situation. Does anyone else done any research, policies, or programs that address this problem who would not mind sharing? Thanks!

From Cyburbian TexanOkie: Texas state statute mandates that all subdivisions, regardless of plat stage, be before the planning/platting commission within 30 days of it's submittal, and, if according to each city's charter the plat also needs to go before the governing body, 30 days after the planning commission decision to the City Council. This is rather fast, in my opinion, and is generally business-friendly and works with most developers and their teams on addressing issues with their plans.

However, we are looking into possibly creating an official "Expedited Review" process that would cut that time practically in half (barring any idiot proposals or lack of progress as far as addressing issues). The expedited review would be an option on each subdivision application (i.e. check boxes for either expedited or standard reviews) and would have a higher application fee due to the added stresses it places on our staff.

From Cyburbian TexanOkie: The City of Austin recently updated its regulations on the placement of billboards that allows them to be placed on some roads that were once classified as "scenic" by the City that have since been built up and lost such designation. This has caused several citizens and surrounding municipalities to be up in arms and threatening boycotts of any companies that advertise on new billboards.

My question is this: What’s the big deal with billboards? So long as they’re spaced properly and maintained, they’re not really an eyesore, or at least they don't have to be. They also provide opportunities for local businesses without access or funds to TV, internet, or print advertising a way to get their name out at what is probably a more convenient time and place, anyway. Regardless, relaxed billboard regulations, which in Central Texas means allowing them at all, surely does not merit cries of the apocalypse, does it?

From Cyburbian strumpeace: Here's the situation. The state has seen fit to build a new interstate exit on the fringe of my town. We already have three interstate exits, all looking equally tacky with typical highway commercial clutter.

The new exit connects the interstate to a scenic highway with a natural ridge on one side and a valley on the other. The area is mostly rural with practically no commercial development.

The planning department envisions preserving the ridge and creating something of a recreation corridor connecting two parks that are on opposite ends of the highway with a context-sensitive (read: curvy and steep) bicycle trail.

From Cyburbian munibulldog: Does anyone have an example of a zoning ordinance section that permits Grasspave2 or other pervious parking lot paving for required parking?

Our ordinance currently requires "asphaltic or concretic" paving on required parking spaces. There is a desire to allow grasspaver or similar pervious systems. Any good or bad experiences with pervious paving?

(Cyburbia Forums original post)

(No, this isn't a Rickroll.) 'It's a Wonderful City' was produced for the Beverly Hills, California Planning Department by Richard Gale. The short film is a parody of Frank Capra's classic 'It's a Wonderful Life,' which illustrates the importance of a City's planning department. George, the Jimmy Stewart character spirals into despair when faced with the City's bureaucracy, and wishes the Planning Department never existed. Guardian Angel Clarance helps him get his wish, and George learns an important lesson when his hometown is transformed into an urban nightmare.

From Cyburbian ruralplanner: For some time I have contemplated the idea of posting staff reports for rezone and subdivision petitions on the County’s website. While I see a number of pluses to this practice such as better visibility for planning, a way to (indirectly) teach the public how plans are used in decision making, more open government, ease and cost efficient information distribution, etc, etc…. I really don’t see any negatives other than the occasional complaint from folks who are internet inept or who have dial-up.

Anyone else post staff reports on-line? Any thoughts from anyone as to why this would not be good practice? Or a good practice?

From Cyburbian Suburb Repairman: We have five historic districts established in our city. For each of these districts and their surroundings, we have a historic resources survey of structures. We use this document heavily when considering Certificates of Appropriateness, district expansions, etc. There are several vacant properties that are adjacent to existing districts or in reasonable proximity.

Has anyone performed an analysis of vacant properties just outside a district for inclusion in the district? These are properties that my training in planning tells me should be in a district, but I don't have much historic preservation expertise--at least not enough for our city attorney to be totally comfortable without some back-up. If anyone could suggest some resources, articles, etc that discuss considerations for including vacant property in a historic district, I'd love those as well.

From Cyburbian KSharpe: From The Onion: 3'-By-4' Plot Of Green Space Rejuvenates Neighborhood

This is obviously an exaggeration, but have you ever demanded green space from a developer or in a plan that you knew would never be used by anyone?

(Cyburbia Forums original post)

From Cyburbian Rambler: Growing up and being educated in Virginia, outdoor advertising was almost non-existent in most areas. Only now do I understand how much this attributed to the beauty of its natural landscape. After moving to Atlanta, one of the first things I noticed while driving in was the endless number of billboards dotting the highways. Having never seen them in this density before, I was saddened at how much impact they had while traveling through Tennessee and Georgia.

From Cyburbian michaelskis: Under the Michigan Right to Farm Act, it allows a person to operate a farm and not be a nuisance. Being that it dose not define specific area requirements, and this is state regulations, does this supersede existing zoning laws?

Second question is if a person is keeping a horse for personal, non commercial use, is it a farm under the Michigan Right to Farm Act?

(Cyburbia Forums original post)

From Cyburbian Veggie: We are looking to improve visual quality of our commercial corridors in the township. Although, we do not have design standards for these areas that specifically recommend site improvement standards etc. For the forthcoming applications for various site plans that replace older strip malls and small individual businesses, suggestions can be made. Any place to start looking for such ideas? Literature with design illustrations for details?

(Cyburbia Forums original post)

From Cyburbian imaplanner: I have a large residential subdivision that is proposed adjacent to a legally nonconforming outdoor shooting range. Has anyone ever faced such a scenario? I'm looking for ideas on conditions and other ways to deal with the obvious safety issue involved here.

(Cyburbia Forums original post)

From Cyburbian plankton: The issue of staff recommendations and the compilation of findings is becoming a source for much conversation and controversy in my jurisdiction lately. I am interested in learning about your experiences and preferences and if you have any advice in this matter.

I am aware that staff reports vary widely with respect to the rendering of findings of fact and recommendations. Although I have never worked for a jurisdiction that precludes their planning staff from rendering findings or making recommendations in their reports, I am aware of ones that do and believe that we may be headed in that direction. It is my understanding that in these situations, findings are not written until after the decision making body has rendered its decision. Once that occurs, then staff (if staff analyses in the report to the Board are representative of the decision) or the applicant (if staff anlyses are deemed to be in error and the applicant's reasoning prevails) writes that findings and presents them to Board, usually at the next meeting, for ratification. I am accustomed to writing staff analyses, proposing findings, and making recommendations in my reports and seeing the decision makers either agree or disagree with staff's conclusions, and in the instances where they disagree with staff's findings, adopting the applicant's proposed findings (or having the applicant write new or modified ones, as appropriate).

From Cyburbian rosierivets: A business has requested permission to post a temporary sign which will feature full color electronic message board capabilities. The community recently approved an amendment to the sign ordinance which regulated electronic message boards, however, technology advances so quickly that their temporary use was not examined. Has anyone seen this? Anyone regulate it? Any photographs? I don't even know what this would look like. It's not standard programable copy like the highway signs that say "left lane closed ahead".

Also, until our code fully addresses this issue, do we view it in light of our temporary sign provisions or the electronic message board provisions or some hybrid?!?