|
overlay, and the allowable by -right uses.
<br />These questions require additional research
<br />and the answers will be unique to each com-
<br />munity. However, there are a few general
<br />benchmarks that can be established to start
<br />the conversation. The following ordinance
<br />framework summarizes the key aspects of
<br />the RZO.
<br />RZO ORDINANCE FRAMEWORK
<br />Purpose
<br />The ordinance should include a stated public
<br />policy goal. An example may be "to fight
<br />the onset of blight, and specifically vacant
<br />property, in the respective neighborhood
<br />by increasing the ability of property owners
<br />and residents to make continued use of their
<br />property."
<br />Applicability (Geographic Scope)
<br />The ordinance should identify the geo-
<br />graphic scope of the RZO; the demographic/
<br />economic projections and vacancy rates
<br />should be measured at this level, as should
<br />the application of expanded by -right uses. It
<br />is noted that information necessary for do-
<br />ing projection and trends may not be avail-
<br />able at the desired level.
<br />Defining Vacancy Rate
<br />The ordinance must determine a vacancy
<br />rate that will trigger the RZO. A potential
<br />definition for a vacant property counted in
<br />the trigger rate could be any building that
<br />has been completely unoccupied for at
<br />least one year. Evidence of vacancy could
<br />be based on U.S. Postal Service informa-
<br />tion, and addresses that are no longer re-
<br />ceiving mail could be deemed unoccupied.
<br />In addition to defining what is included
<br />in the calculation of the vacancy rate, the
<br />ordinance must also define the trigger rate
<br />itself.
<br />Reverter Rate
<br />The ordinance should address whether there
<br />is a "reverter" rate that would trigger the
<br />original zoning. If there is a reverter rate, the
<br />ordinance should address the issue of new
<br />nonconforming uses created under the RZO,
<br />and what the protections are for owners
<br />seeking physical changes to their properties
<br />in the future.
<br />Permitted Uses
<br />The ordinance should include an expanded
<br />use table with the new community -deter-
<br />mined uses. The structure of the use table
<br />would mirror other use tables. Depending on
<br />the scope of the RZO in terms of the number
<br />of affected neighborhoods, a zoning map
<br />may be necessary.
<br />Dimensional Requirements
<br />The ordinance should address situations
<br />where the conversion of a property to a new
<br />use (e.g., a residence to an office or conve-
<br />nience store) does not meet the dimensional
<br />requirements for that new use. The ordi-
<br />nance should ensure that roadblocks are
<br />removed in these situations.
<br />The historic Carriage Town
<br />nelghborhopd in Flint Michigan, is an
<br />eclectic mix.of urban prairie, derelict
<br />oraband,aned residences, restored
<br />Victorian and Craftsman homes,and
<br />residential,.to commercial conversions.
<br />Cover Photo© Sarah Razak;. design
<br />concept by Lisa Barton
<br />VOL. 28, NO. 9
<br />Zoning Practice is a monthly publication of the
<br />American Planning Association. Subscriptions
<br />are available for $90 (U.S.) and $11.5 (foreign). W.
<br />Paul Farmer, FAICP, Chief Executive Officer; William
<br />R. Klein, AICP, Director of Research
<br />Zoning Practice (ISSN 1548-0135) is produced
<br />at APA. Jim Schwab, AICP, and David Morley, AICP,
<br />Editors; Julie Von Bergen, Assistant Editor;
<br />Lisa Barton, Design and Production.
<br />Missing and damaged print issues: Contact
<br />Customer Service, American Planning
<br />Association, 205 N. Michigan Ave., Suite
<br />1200, Chicago, IL 6o6oi (312-431-9100 or
<br />customerservice@planning.org) within 90 days
<br />of the publication date. Include the name of the
<br />publication, year, volume and issue number or
<br />month, and your name, mailing address, and
<br />membership number if applicable.
<br />Copyright ©zon by American Planning
<br />Association, 205 N. Michigan Ave., Suite 12oo,
<br />Chicago, IL 6O6o1-5927. The American Planning
<br />Association also has offices at 103015th St., NW,
<br />Suite 75o West, Washington, DC 2Ooo5-1503;
<br />www.planning.org.
<br />All rights reserved. No part of this publication
<br />may be reproduced or utilized in any form
<br />or by any means, electronic or mechanical,
<br />including photocopying, recording, or by any
<br />information storage and retrieval system, without
<br />permission in writing from the American Planning
<br />Association.
<br />Printed on recycled paper, including 50-70%
<br />recycled fiber and io% postconsumer waste.
<br />ZONING PRACTICE 9.11
<br />AMERICAN PLANNING ASSOCIATION I page?
<br />
|