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Signs / billboards Need good Z.O./L.U.B. format

nerudite

Cyburbian
Messages
6,544
Points
30
Hi all...

I am in the process of updating my City's Land Use Bylaw (Zoning Ordinance) and I'm trying to decide on how to format the new document. I have been looking through some newer codes, ordinances and bylaws, but I haven't found a format that I like.

I'm hoping to find something that is 1) easy to use/read, 2) looks nice (isn't just a bunch of paragraphs of small courier type all mashed together on a page), but 3) isn't a pain in the bum to try to add or delete things later (like trying to update text in tables 10 years after the fact can be a pain). Incorporating illustrations into definitions/text sections is a big plus.

Anyone faced this dilemma and come out with a nice product? If so, I'd love to see it!

Deb
 

Chet

Cyburbian Emeritus
Messages
10,624
Points
34
When you find it let me know!

** senseless post to get me to the 1,000 post mark! **
 
Last edited by a moderator:

Dan

Dear Leader
Staff member
Moderator
Messages
17,773
Points
58
I still have to polish off the subdivision regulations, but here's what I've been working on. Some brags ...

* The format is not based on any other zoning code that I know of. It's a ground-up rebuild, entirely from scratch.
* All text is in PLAIN ENGLISH!!!
* Dual English and Metric units.
* Lots of charts and graphics.

Here's an excerpt from the cover letter that I include with the code, which discusses its organization.

The Development Code is intended to consolidate the Town’s land use rules into one simple, comprehensive, plain English document. The Development Code is intended to answer all questions regarding development in the town, including:

Chapter 2 – Administration
The big picture – red tape. How are these rules administered and enforced?
What process is used for a type of development activity?
Who makes the decisions?
How are the various boards and committees organized?
How are violations resolved?
What does being “grandfathered” mean? What rules apply to “grandfathered” uses and buildings?

Chapter 3 – Zoning and land use standards
The big picture – uses What can I do on a property?
What are the zoning districts? What is a PUD?
What special standards apply in certain zoning districts?
Where uses are permitted in a particular zoning district?
What requirements apply to specific types of businesses or uses?
What about externalities a use may cause, such as traffic, smoke, and noise?

Chapter 4 – Site design standards
The big picture – the built environment. In what way should a specific site be developed?
Where should buildings and other improvements be placed on a property?
What site amenities are required?
What should new structures look like?
What landscaping is required? What is done about existing trees?
How much parking and loading is needed? How should it be configured?
What type of outdoor lighting is allowed?
What type of signage is allowed?

Chapter 5 – Subdivision standards
The big picture – land division and boundaries. In what way should land be divided, and streets be laid out?
What is a preliminary plat?
What is a construction improvement agreement?
What is a final plat?
How should lot drainage work?
Are road improvements required?

Chapter 6 – Neighborhood form standards standards
The big picture -- streets, trails, connectivity, and their contribution to the town's "character." How should streets and utilities be designed?
How should streets be laid out?
How should lots be configured?
How wide should streets be?
How can streets be both safe and slow?
Where should sidewalks, trails and parks go?
Where should the utilities go?

How should streets be constructed?
Where do easements and utility lines go?
How should utility lines be designed?
How are addresses and street names determined?[/i]


The code's TOC ...

Land Development Code

Table of contents
-----------------------------------

Chapter 1 Introduction 1-1
-----------------------------------

101 Title 1-1

102 Intent 1-1

103 Severability 1-1

104 Savings clause 1-1

Chapter 2 Administration 2-1
-----------------------------------

201 Definitions 2-1

202 Development review process summary 2-4

203 Development review processes 2-5
203.1 Administrative review 2-5
203.2 Annexation 2-6
203.3 Boundary line adjustment 2-7
203.4 Building permit and certificate of occupancy 2-8
203.5 Business license / occupational license 2-9
203.6 Comprehensive Plan amendment 2-10
203.7 Comprehensive Plan amendment ¡V future land use map 2-10
203.8 Demolition permit 2-11
203.9 Development Code amendment 2-12
203.10 General development plan 2-12
203.11 Major subdivision 2-14
203.12 Minor subdivision 2-15
203.13 Planned Unit Development (PUD) 2-16
203.14 Plat vacation 2-17
203.15 Right-of-way vacation 2-18
203.16 Sign permit 2-19
203.17 Site plan review 2-20
203.18 Site plan ¡V initial 2-21
203.19 Special review 2-22
203.20 Street name change 2-23
203.21 Variance 2-24
203.22 Waiver 2-25
203.23 Zoning map amendment (rezoning) 2-26

204 Concurrency and level of service 2-27
204.1 Intent 2-27
204.2 Applicability 2-27
204.3 Concurrency evaluation 2-27
204.4 Adopted levels of service 2-28
204.5 Capacity reservation 2-32

205 Vested development rights 2-32
205.1 Effective date 2-32
205.2 Minor amendments 2-32
205.3 Conceptual plans 2-32
205.4 Nonconforming elements on plans 2-32

206 Development review process 2-33
206.1 Submittal requirements 2-33
206.2 Development review schedule 2-33

207 Nonconforming uses, structures and lots 2-33
207.1 General 2-33
207.2 Nonconforming uses 2-34
207.3 Nonconforming buildings, structures and improvements 2-34
207.4 Nonconforming signs 2-35
207.5 Nonconforming and substandard lots 2-36

208 Enforcement 2-36
208.1 Enforcement methods 2-36
208.2 Inspection 2-36
208.3 Criminal liability 2-36
208.4 Injunction 2-36
208.5 Enforcement of requirements and conditions of development approval 2-37

209 Reviewing and administration parties 2-37
209.1 Town Planner 2-37
209.2 Planning and Zoning Board 2-37
209.3 Board of Adjustment 2-38
209.4 Code Enforcement Board 2-39

210 Interpretation 2-39
210.1 Interpretation requests 2-39
210.2 Metric units 2-39
210.3 Illustrations and text 2-39
210.4 Meaning of certain words 2-39
210.5 Conflicts with other regulations 2-40
210.6 Mandatory and discretionary terms 2-40
210.7 Technical and lay terms 2-40
210.8 Lists and examples 2-40
210.9 Creation of nuisances 2-40

211 Fees 2-40

Chapter 3 Land use standards 3-1
-------------------------------------------

301 Intent 3-1

302 Zoning map 3-1
302.1 Zoning map established 3-1
302.2 Other maps 3-1
302.3 Zoning map interpretation 3-1

303 Zoning districts 3-2
303.1 A-1 Agricultural (low density) 3-2
303.2 R-1A Single family residential ¡V low density 3-2
303.3 R-1 Single family residential ¡V medium density 3-2
303.4 R-2 Residential ¡V medium density 3-3
303.5 R-NC Residential ¡V neighborhood commercial 3-3
303.6 C-V Commercial ¡V village (formerly C-2) 3-3
303.7 C-G Commercial ¡V general (formerly C-1) 3-4
303.8 I-G Industrial ¡V general (formerly I-1) 3-4
303.9 PUD Planned Unit Development 3-5

304 Permitted uses 3-5
304.1 General requirements 3-5
304.2 Permitted use table abbreviations 3-6
304.3 Residential uses 3-6
304.4 Commercial and retail uses 3-6
304.5 Industrial uses 3-7
304.6 Institutional and civic uses 3-7
304.7 Temporary uses 3-8
304.8 Accessory uses 3-8
304.9 Commercial diversity along West Colonial Drive 3-8
304.10 Restaurant diversity 3-10
304.11 Formula businesses 3-10
304.12 Commercial gross floor area maximum 3-10
304.13 Uses promoting street animation in the C-V district 3-10
304.14 Interpretation 3-11
304.15 Nonconforming uses 3-12

305 Residential uses 3-12
305.1 Boarding and rooming house 3-12
305.2 Dwelling (general) 3-12
305.3 Dwelling, live-work 3-12
305.4 Dwelling, manufactured 3-12
305.5 Dwelling, single family attached 3-13
305.6 Dwelling, single family detached 3-13
305.7 Dwelling, temporary 3-13
305.8 Dwelling, two family 3-14
305.9 Group home 3-14

306 Commercial and retail uses 3-14
306.1 Adult oriented use 3-14
306.2 Art studio ¡V performing 3-16
306.3 Art studio - visual 3-16
306.4 Bakery, retail 3-17
306.5 Bank 3-17
306.6 Bar, tavern 3-18
306.7 Billboard, off-premises sign 3-18
306.8 Broadcast studio 3-19
306.9 Campground, recreational vehicle park 3-19
306.10 Convenience store 3-20
306.11 Club, lodge 3-20
306.12 Day care center, child 3-21
306.13 Day care center, elderly 3-21
306.14 Day labor agency 3-22
306.15 Dog day care facility 3-22
306.16 Entertainment facility, theater 3-22
306.17 Farm product sales 3-23
306.18 Flea market 3-23
306.19 Food catering 3-23
306.20 Funeral home 3-24
306.21 Gas station ƒ° 3-24
306.22 Grocery store 3-24
306.23 Indoor recreation facility 3-25
306.24 Instructional facility 3-25
306.25 Kennel 3-25
306.26 Large item sales and rental ¡V class 1 ƒ° 3-26
306.27 Large item sales and rental ¡V class 2 ƒ° 3-26
306.28 Large item sales and rental ¡V class 3 ƒ° 3-27
306.29 Lodging establishment 3-28
306.30 Lodging establishment ¡V bed and breakfast inn 3-29
306.31 Medical office 3-29
306.32 Mini-storage warehouse 3-30
306.33 Nightclub 3-30
306.34 Mobile home sales 3-30
306.35 Parking lot (as principal use) 3-30
306.36 Personal or business service shop 3-31
306.37 Plant nursery, greenhouse 3-31
306.38 Print shop 3-31
306.39 Professional office 3-31
306.40 Restaurant ¡V fast food 3-31
306.41 Restaurant ¡V sit down 3-32
306.42 Retail store 3-32
306.43 Travel plaza, truck stop 3-33
306.44 Vehicle auction facility 3-33
306.45 Vehicle minor repair ƒ° 3-34
306.46 Veterinary clinic 3-34

307 Industrial uses 3-34
307.1 Composting facility 3-34
307.2 Heavy industrial use 3-34
307.3 Junkyard 3-35
307.4 Light industrial use 3-35
307.5 Research laboratory 3-36
307.6 Telecom hotel 3-36
307.7 Trade use 3-36
307.8 Vehicle major repair 3-37
307.9 Vehicle storage facility 3-37
307.10 Warehouse and distribution facility 3-38

308 Institutional and civic uses 3-38
308.1 Cemetery 3-38
308.2 Community facility 3-38
308.3 Community recreation facility, clubhouse 3-39
308.4 Golf course 3-39
308.5 Hospital 3-39
308.6 Park 3-39
308.7 Place of worship or assembly 3-40
308.8 School 3-41

309 Temporary uses 3-42
309.1 Christmas tree lot 3-42
309.2 Construction equipment storage lot 3-42
309.3 Construction field office 3-43
309.4 Garage sale 3-43
309.5 Lot sales office 3-44
309.6 Model home 3-44
309.7 Roadside vendor 3-45
309.8 Vehicle sales ¡V off site 3-45

310 Accessory uses 3-45
310.1 Agricultural activity 3-45
310.2 Animal - companion 3-45
310.3 Animals - farm 3-46
310.4 Antenna ¡V radio hobbyist 3-46
310.5 Antenna ¡V non-residential use 3-47
310.6 Boat house, dock 3-48
310.7 Commercial Mobile Radio Service (CMRS) facility 3-48
310.8 Drive through facility 3-52
310.9 Home occupation 3-52
310.10 Public utility substation 3-54
310.11 Residential accessory structure 3-54
310.12 Satellite dish 3-55
310.13 Swimming pool 3-56

311 General performance standards 3-56
311.1 General 3-56
311.2 Electrical and radio frequency disturbance 3-56
311.3 Flammable and explosive materials 3-56
311.4 Lighting and glare 3-57
311.5 Noise 3-57
311.6 Odor 3-58
311.7 Outdoor storage and display 3-58
311.8 Smoke and particulate matter 3-60
311.9 Toxic and noxious matter 3-61
311.10 Vibration 3-61
311.11 Waste disposal 3-61

Chapter 4 Site design standards 4-1
-------------------------------------------

401 Intent 4-1

402 Definitions ¡V general 4-1

403 General requirements 4-15

403.1 Utilities 4-15
404 Bulk, setbacks and buffers 4-15
404.1 Intent 4-15
404.2 General standards 4-15
404.3 Lot dimensions and area 4-15
404.4 Building envelope 4-16
404.5 Setback encroachments and exceptions 4-18
404.6 Landscape buffer yards 4-19
404.7 Residential adjacency 4-20

405 Site design 4-20
405.1 Intent 4-20
405.2 Building siting and orientation ¡V one and two family dwellings 4-20
405.3 Building siting and orientation ¡V multi-family and non-residential sites and structures 4-21
405.4 Pedestrian circulation 4-25
405.5 Signature elements 4-27
405.6 Public transit facilities 4-27
405.7 Service areas 4-28
405.8 Water bodies and retention areas 4-28

406 Parking and access 4-29
406.1 Intent 4-29
406.2 General standards 4-29
406.3 Access 4-30
406.4 Circulation 4-31
406.5 Parking aisles 4-32
406.6 Queuing areas 4-35
406.7 Parking and loading space bulk requirements 4-35
406.8 Parking and loading space number requirements 4-37
406.9 Satellite and off-site parking 4-41
406.10 Landscaping areas 4-42
406.11 Development standards 4-44

407 Architectural design 4-46
407.1 Intent 4-46
407.2 Single family residence and two family residence architecture 4-47
407.3 Multi-family housing 4-49
407.4 Manufactured housing 4-49
407.5 Commercial, office, public, institutional, and mixed use architecture 4-50
407.6 Industrial architecture 4-60
407.7 Supplemental architectural standards: Old Town design theme 4-63
407.8 Supplemental architectural standards: Florida Cracker design theme 4-65

408 Landscaping 4-67
408.1 Intent 4-68
408.2 Definitions 4-68
408.3 General standards 4-73
408.4 Required landscaping ¡V one and two family dwellings 4-73
408.5 Required landscaping - multi-family dwellings and non-residential development 4-74
408.6 Materials, maintenance and replacement 4-75
408.7 Irrigation 4-76
408.8 Tree preservation and removal 4-76
408.9 Tree protection during construction 4-78
408.10 Required site furniture 4-79

409 Fences and walls 4-79
409.1 Intent 4-80
409.2 General standards 4-81
409.3 Permitted fences, walls and hedges 4-83
409.4 Required fences, walls and hedges 4-83

410 Outdoor lighting 4-84
410.1 Intent 4-84
410.2 General standards 4-85
410.3 Permitted lighting 4-85
410.4 Prohibited lighting 4-85
410.5 Light poles 4-86
410.6 Attached light fixtures 4-87
410.7 Gas station canopies 4-87
410.8 Flood lights 4-88
410.9 Accent lighting 4-88
410.10 Signs 4-88
410.11 Alternative compliance 4-88

411 Signs 4-89
411.1 Intent 4-89
411.2 Definitions 4-89
411.3 Permitted signs 4-95
411.4 Excepted signs 4-98
411.5 Prohibited signs 4-99
411.6 Temporary signs 4-102
411.7 Sign design 4-103
411.8 Sign permits 4-106
411.9 Sign maintenance 4-107
411.10 Nonconforming and abandoned signs 4-107

412 Use specific design requirements 4-108
412.1 Intent 4-108
412.2 Large item sales and rental (Class 1, 2 and 3) 4-108
412.3 Gas/service stations and co-branded uses 4-109
412.4 Mini-storage and self-storage warehouse facilities 4-112
412.5 Restaurants 4-114

Chapter 5 Land division standards 5-1
-------------------------------------------

Chapter 6 Neighborhood form standards 6-1
---------------------------------------------------


Another quote ...

The Development Code is written in plain English, instead of the legalese that tends to obfuscate many land use codes. Using plain English assures the orderly and clear presentation of complex information so those using the Development Code have the best possible chance of understanding it. Plain English does not mean deleting complex information to make the document easier to understand.

Plain English documents are considered no less “precise” or valid than documents drafted in legalese, when the language used clearly explains the law. Words like “aforementioned,” “said,” “whereas,” and “hereby” are not used. Common language is preferred over pretentious terms; “before” instead of “prior,” “use” instead of “utilize,” and "must" instead of "shall."


The code also has a sense of humor.

 
Last edited by a moderator:

Cardinal

Cyburbian
Messages
10,080
Points
34
With all of the programs available nowadays it should be easy to find some method to present the code in an easily navigable, easily altered format. My personal preference is .pdf files, with links to a nicely organized table of contents such as Dan's. I suppose it could also be done with a database, but I will confess that I have not used one in close to ten years.
 

Bullwinkle

Cyburbian
Messages
176
Points
7
Dan said:
The Development Code is written in plain English, instead of the legalese that tends to obfuscate many land use codes.
And our motto shall be "Eschew Obfuscation."
 

nerudite

Cyburbian
Messages
6,544
Points
30
Hey Dan...

Do you have your Code on the 'net? I would be interested to see how it all fits together. It sounds interesting, but it's hard to get the gist of whether it is easy to use, find sections, etc, without actually thumbing through it.
 
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