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Utah APA Fall Conference. Business Friendly Codes. Presenters. John Janson – Planning Solutions Rene Oehlerking – Garbett Homes Adam Lankford – Wasatch Advantage Group Bill Peperone – Provo City Planning. Session Intent. Processes can be an impediment to development
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Utah APA Fall Conference Business Friendly Codes
Presenters • John Janson – Planning Solutions • Rene Oehlerking – Garbett Homes • Adam Lankford – Wasatch Advantage Group • Bill Peperone – Provo City Planning
Session Intent • Processes can be an impediment to development • Codes can be an impediment to development • We should change that!
Zoning’s Approval Rating • Across the Country surveys continue to raise issues with zoning • Exclusionary • Not pro-development • An impediment to development • When our economy is rough, why wouldn’t we look to ourselves for what we can do to facilitate development
Processes • The Counter • Least experienced planner gets the job • First contact • Regulator or helper? • Complicated ordinances may result in confusion • Training, checklists, sketches, diagrams • Is it clear what we want?
Process continued • Permitted Uses • These should be the uses you want to see happen • Conditional Uses • These are the ones that you aren’t sure if they fit • Imposing conditions versus denial • Is it more predictable for developer to be in a permitted use process or a conditional use process? • How can a permitted use process be upgraded to get what you want?
Codes • We have to work to make them simpler and more understandable • We need to move away from being known as regulators, to be the facilitators of a vision for our communities • Codes need to implement that vision • It needs to be clear what you want • Are there ways to minimize the number of contentious hearings?
What do developers want? • Adam Lankford
What do developers want? • Who are developers? • What world do developers live in? • Predictability ….. Flexibility • Vision Collaboration • Density
What do developers want? • Rene Oehlerking
Provo’s Approach - Bill Peperone • The City’s development review process is being evaluated with the objective to make it more efficient • New downtown zones have been adopted that allow for greater development potential than the previous CBD zone • Parking standards have been reduced • New multi-family zones have been written permitting up to 80 u/a without going through the PRO process or ordinance • The City has discontinued the Land Use Committee
Form Based Codes a Business Friendly Approach • Intended to promote a vision • More clarity and a streamlined process • Focus on the public space from building face to building face • Emphasis is on how a center functions as a place for people not so much on what the use is within a building
Form Based Codes • Design, Density, and land use issues addressed upfront • Makes the transit and land use connection • Promotion of Place, connections, walkability • Fewer contentious public hearings after adoption • A better understanding of what will be built because it is easier to understand and interpret
Form Based Code Model and Manual • Model Code – a resource for communities interested in better ways to approach the creation of a center in your community • Manual – a guide to help the community apply and customize the model code • Anticipated completion is December 20122012
Questions • Is there something you do that is business friendly within your code or process that you would like to share? • Idea – and innovative zoning techniques committee
