march 2018 denton code 2030 · new ddc or afterwards –pros/cons of both approaches • staff is...
TRANSCRIPT
DENTON CODE 2030 March 2018
AGENDA
• Project Overview • Review Administration & Procedures• Next Steps• Discussion & Questions
CLARION ASSOCIATES
• National consulting practice (25+ years)
• Planners, attorneys, designers, landscape architects
• Innovative, user-friendly zoning codes and plans
• Texas experience: Arlington, Austin, Cedar Hill, Irving, Rowlett, San Antonio
PROJECT OVERVIEW
WHAT IS THE DDC?
The Denton Development Code (DDC) answers important questions: • What can I build?• Where can I build it?• What activities are allowed?• How big and what level of quality is
required?• How do I get approved?
GOALS – WRITE A CODE THAT IS…
• User-friendly • Clear and concise• Efficient • Streamlined• Consistent with
Denton Plan 2030• Aligned with state
statutes
TASKS & TIMELINE
Draft New DDC
DDC Adoption
Project Initiation
In Progress Summer 2018
DRAFTING THE NEW DDC
2
3
1Zoning Districts and Use Regulations• What can I do on my property?• Where can I do it?• How much / how big?
Development Standards • What level of quality is required?• What about redevelopment?
Administration and Procedures• How do I get a project approved?• Are there exceptions?
DRAFTING THE NEW DDC
2
3
1
Adoption Draft
• Staff Review
• Public Meetings
• Adoption
• Final Code
Consolidated Draft
Spring 2018
• Staff Draft• Public Draft
• Staff Draft• Public Draft
• Staff Draft• Public Draft
DRAFTING THE NEW DDCSubchapter 1 – General Standards
Subchapter 2 – Administration and Procedures
Subchapter 3 – Zoning Districts
Subchapter 4 – Overlay and Historic Districts
Subchapter 5 – Use Regulations
Subchapter 6 – Development Standards
Subchapter 7 – Subdivision Regulations
Subchapter 8 – Definitions
2
3
1
YOUR ROLE?
• Help compress timeframe for council consideration of new Code
• Assist in analysis of existing code – Successes and challenges
• Attend meetings with staff/consultant team• Review and comment on incremental drafts• Attend and participate in public meetings • Provide continual outreach to and feedback
from colleagues
ADMINISTRATION & PROCEDURESModule 2:
Administration & Procedures - Goals
• Align procedures with state law (TLGC)• Streamline process where possible• Relocate administrative and technical
information outside the DDC
Subchapter 1: General Standards
• Title and Effective Date• Purpose• Authority, Applicability,
and Jurisdiction• Nonconforming
Situations• Enforcement• Transition from Prior
Regulations
Subchapter 2: Administration & Procedures• Purpose & organization• Summary table• Review & decision-making
bodies• Common review
procedures• Development permits• Subdivisions • Plan & code amendments • Flexibility & relief • Historic preservation
2.3 Review & Decision-Making Bodies
• City Council• Planning & Zoning Commission• Zoning Board of Adjustment• Historic Landmark Commission• City Administration• Development Advisory Committee
2.4 Common Review Procedures• Apply to multiple application types.• Prevent repetition (and potential inconsistency).• Specific application procedures refer back to
common review procedures.
2.5 Development Permits & Procedures
• Site Plan Review• Specific Use Permit• Temporary Use Permit• Change of Use Permit [new]• Gas Well Development Site Plan
2.5.1 Site Plan Review• Codify (and simplify) site plan procedures• Clarify amendment process
2.5.1 Site Plan Review Thresholds• New construction.• Reconstruction after
voluntary demolition.• Residential expansion by 10
dwelling units or 10%.• Mixed use expansion by more
than 2,000 square feet, 10 dwelling units, or 10%.
• Nonresidential expansion by 2,000 square feet or 20% of total square footage.
2.5.4 Change of Use Permit [new]• Really, “certificate of use” (to distinguish
from building code)• Tool for staff to evaluate whether
changes of use comply with zoning standards.
• May also serve as a “certificate of zoning compliance.”
2.6 Subdivision Procedures
• Administratively Approved Plat
• General Development Plan
• Preliminary Plat• Final Plat• Conveyance Plat• Development Plat• Replat• Vacating Plat
2.7 Plan and DDC Amendments
• Comprehensive Plan Amendment
• Zoning Amendment:– Map– Rezone to PD– Text
• Annexation
2.7.3 Planned Development Updates
• Replaces current Master Planned Community (MPC) and zoning overlays.
• Consolidate three-stage submittal into one.
• Require conceptual schematic at pre-application conference.
• Demonstrate public benefit to justify the increased flexibility.
2.8 Flexibility & Relief Procedures
• Variance• Minor Modification [new]• Appeal of Administrative Decision• Alternative ESA Plan
2.8.2 Minor Modifications• Replaces current Alternative Development Plan
(ADP) procedure.• Allows staff (or applicable decision-making body)
to approve minor modifications or deviations from dimensional and numeric standards based on set of qualifying criteria.
• Does NOT allow:– Increases in density– Change in uses– Deviation from use-specific standards, floodplain
regulations, or sensitive area protections– Modification of requirements for public
improvements
Minor Modifications
Module 2: Administration & Procedures
• March 27 - City Council Work Session• March 28 - Advisory Committee Meeting• March 28 - Stakeholder Meetings• March 28 - Special Called P&Z Work
Session• March 28 - Public Open House
Next Up - Module 3: Development Standards• April 17 - City Council
Work Session• April 18 - Advisory
Committee Meeting• April 18 - Stakeholder
Meetings• April 18 - Special Called
P&Z Work Session• April 18 - Public Open
House
Next Up – Zoning Map• Goal: Develop new zoning map
– Apply the updated lineup of zoning districts
– Implement Denton Plan 2030 future land use map
• Communities can adopt a new zoning map at same time as the new DDC or afterwards– Pros/cons of both approaches
• Staff is developing a consistent methodology for updating the map
• The public review process:– Should allow for appeals to initial
designations– May result in updates to the draft
DDC (use tables, standards, etc.)
Next Up – Zoning Map Public Open Houses
• April 23 – Council District 1*• April 26 – Council District 2*• May 2 – Citywide (Development
Services)• May 3 – Citywide (Development
Services)• May 7 – Council District 3*• May 10 – Council District 4*• May 12 – Citywide (Civic Center)
*meeting location TBD
P&Z and City Council Work Sessions/Public Hearings
• Late May to Early August• City Communication Channels• Multiple Work Sessions:
– Module 1– Module 2– Module 3
• Required Public Hearing Notification• Letters (mailed to all property owners)
Where Can You Find More Information?
• www.dentoncode2030.com• Mailed postcards• Print & digital advertisements• Press releases• Email blasts• City’s social
media feeds• City newsletter
