Agenda - Planning Commission - 12/07/2017

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Superior St. Erie Ct EA 50'Setback 30'Setback December 21 Winter Solstice that no toes are stepped on or barriers created to an efficient workflow. Comparing proposed processes to existing ones can lead quickly to intuitive assessments of any new regulations. The inclusion of something like a completeness review process, for instance, can come as a relief to staff who may often find themselves in the position of Ontario St. attempting to assemble the missing pieces needed to process an application. Project Testing Project testing is where it all comes together. Whereas the previous types of testing primarily involve specific tuning of regulations to ensure they each achieve their specific intent, project Camiros, Ltd. zoi7 testing can help to ensure that they work together to create the type of new development that a community is looking for. As such, it is a valuable tool for communicating the impact of such regulations to a variety of stakeholders, the public, and elected officials. This type of testing can be very involved (essentially executing hypothetical projects under the proposed regulations, from design through application and approval) or relatively simple, depending upon the desires of the community and the time �—•—� and capacity available too zoo within a project scope. The most common, easily executed, and helpful type of project testing, however, is a before -and -after comparison of a development or development type —what could occur under the existing regulations versus what could occur under new regulations. Testing could be based on real or hypothetical development: Do we want to evaluate a real project against new regulations to see how it may be different, or do we want to create a hypothetical project and show the impact of existing regulations versus new regulations? Both avenues can be helpful in communicating key changes between an old ordinance and a new one, and the answer to the real versus hypothetical question may be different from community to community based upon the desire or hesitancy to second- guess or reevaluate existing development. In cases where existing or "real -world" sites are used to conduct testing, we must be sensitive to the implicit difficulty in labeling existing developments as either "good" or "bad," and be sure to choose sites based on quantitative characteristics or similarities to other undeveloped locations, rather than a qualitative judgment of a development as something deserving of a "redo." Project testing can be most helpful to illustrate new regulations as they relate ZONINGPRACTKCE 11.17 AMERICAN PLANNING ASSOCIATION [page 6