Agenda - Planning Commission - 02/05/2009

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slate to envision the future and craft a plan to achieve that future. The process to oV,erhaul the zoning code is akin to the process of evaluating the plan in order to update it. With this in mind, what are the steps to follow in overhauling the zoning code? 1. Diagnose the problem. 2. Identify potential solutions. 3. Develop a detailed working outline. 4. Write, review, and rewrite. 5. Keep track of "leftovers." 6. Test the revised code against the diagnosis. 7. Adopt. 8,' Review for unexpected "glitches" and make adjustments, . Diagnose the problem. Atthe very begin- ning, identify the stakeholders. Through one- on-one or small group interviews:, ask these questions: 0, What are the best features ofthe zoning code? It is important to hold oJto what works. . .,:;', o What specific issues-stan&.rds or pro- cess-must be changed? Be ~ure to ask why. It is important to understan~ tile real problem ... .s leading to a call for change': A~k for examples, and probe for explanations ofthe problem. It is best to handle this part of the di- agnosis in face-to-face meetings rather than with questionnaires. Many respondents will ahswerthese questions broadly when the actual issue is very narrow. For el<ample, you might hear "setbacks are just nof realistic and should be changed." Probing questions may reveal a clear problem-setbacks for infill in older urban neighborhoods are not"ielated to the character of the area. The problem is not all setbacks or even all front yard setbacks. It is limited to a particular neighbo.rhood. Through careful diagnosis, you will find that The range of choices is l~mited only by your willingness to be creative. the setback problem has resulted from a zoning code that has suburban standards, which ,are inappropriate for traditional urban , settings. It is very im'portant during these inter- views to listen, listen carefully, and listen completely. We all have a natural tendency to Develop a simple tracking system to moni- torthe issues identified during the diagno- sis stage along with the solutions you pro- pose. It is often the case that not all issues can be addressed during a rewrite of your zoning code. However, you can provide assurance that issues will ultimately be addressed by tracking the issues and mak- ing sure that future work programs include additional discussions to solve the prob- lems and address the issues. Stakeholders wiH benefit by knowing their issues were considered and why a change in the zon- ing code is not proposed. Often a simple matri)( will work to cOf!lpile and monitor progress on iSsues. explain or defend the code and its standards and procedures. You must aVQid this in order to receive honest and useful information. If the respondents know they are being heard, they will be more likely to partner with you in finding solutions, even if a pet problem is not corrected exactly as they envisioned. Responses will overlap. This is where complete listening becomes crucial. Be care- ful not to jump to a conclusion about the nature of the problem when the respondent begins to 1m'swer. As different stakeholders respond from their own perspectives, you will develop a more complete understanding of the problems to be solveq. Even if the issues seem similar, the nature of the problem may vary from on~ neighborhoodto another. Identify potential solutions. First, do not assume that another version of what you are already doing will solve the problems. The range of choices is limited only by your willing- ness to be creative. While your jurisdiction may not want to be first to try a new approach, there are so many ways to achieve good design and development that you can often find a method that will work or can be modified to meet your needs. In this step you are not yet rewritingtlie code, but are identifying the areasthat must be revised, replaced, or simply eliminated. You are also'identifying themethods or approaches' you will use to improve the zoning code. While you may be tempted to create new zoning districts to meet specific situations, consider other approaches as well: . Create an overlay district when a problem is limited to a particular neighborhood. o Create different types of planned develop- ment districts, tailored to 'meet specific needs. o Adopt standards for infill situations rather than a new zoning district. o Adopt compatibility standards. . Adopt standards for specific uses that ap- ply no matter what zoning district is involved. Examples of specific uses that may result in impacts that are not well addressed by'the ZONINGPRACTICE 12.08 AMERICA PLANNING ASSOCIATION Ipage 3 71