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Unified Development Ordinance Morrisville, North Carolina CLARION ASSOCIATES Assessment Report / Outline May 2011.

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Presentation on theme: "Unified Development Ordinance Morrisville, North Carolina CLARION ASSOCIATES Assessment Report / Outline May 2011."— Presentation transcript:

1 Unified Development Ordinance Morrisville, North Carolina CLARION ASSOCIATES Assessment Report / Outline May 2011

2 Setting the Stage for a New Unified Development Ordinance Do current regulations effectively implement the Land Use Plan and other adopted plans and policies? Zoning districts and land uses Development standards Procedures for approval

3 Project Initiation, Research, & Analysis Background document review Initial project meeting Stakeholder interviews and survey

4 Work Plan and Schedule FebMarAprMay TASK 1: Project Initiation, Research, and Analysis 1. Initial Review of Background Documents 2. Initial Project Meeting 3. Interviews and Survey TASK 2: Assessment Report & Annotated Outline of New UDO 1. Staff Review Draft 2. Public Review Draft

5 Contents of Assessment Report Introduction Assessment of Current Regulations Annotated Outline of the New Unified Development Ordinance Analysis of Current Development Regulations

6 Assessment Report: Major Themes 1.Streamline the Development Review Process 2.Strike a Better Balance Between Flexibility and Creativity 3.Modify Zoning Districts to Implement the New Land Use Plan 4.Improve Development Quality 5.Increase User-Friendliness

7 Theme 1: Streamline the Development Review Process Differentiate between different types of development review Issues: Confusion between site plan approval and construction drawings Uncertainty and delays in bringing small and straightforward projects without delay Proposal: Offer two separate tracks One-step: combined site plan and construction drawings (less cost for all parties) Two-step: general sketch plan followed by detailed construction drawings (less up-front cost for developer)

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9 Theme 1: Streamline the Development Review Process Delegate some review authority to staff or Planning and Zoning Board Reduce reliance on special use permits and conditional rezonings Formalize a staff development review committee Provide a master plan option

10 Theme 1: Streamline the Development Review Process Establish standard review procedures

11 Theme 2: Strike a Better Balance Between Flexibility and Creativity Add an Administrative Adjustment Procedure Add an Alternative Equivalent Compliance Procedure S TANDARD M AXIMUM A LLOWABLE E XTENT OF A DJUSTMENT Minimum lot width, minimum lot coverage, and minimum setbacks 20% Maximum height Maximum setback encroachment20% Minimum required number of off-street parking spaces, loading, or stacking spaces 20% Maximum number of off-street parking spaces20% Minimum planting rate20% Minimum perimeter landscaping strip width20% Minimum perimeter buffer width20% Minimum streetscape planting rate20% Minimum screening height1 ft Maximum fence height1 ft Maximum lighting height10% Maximum light levels10%

12 Theme 3: Modify Zoning Districts to Implement the Land Use Plan Establish new activity center districts Neighborhood Activity Center Business Activity Center Regional Activity Center Community Activity Center

13 Theme 3: Modify Zoning Districts to Implement the Land Use Plan Example Image Only – Not Morrisville Specific

14 Theme 3: Modify Zoning Districts to Implement the Land Use Plan New transit-oriented development planned development district Convert current Agricultural district into very- low residential district Add new multi-family residential district and consolidate single-family residential districts Modify the corridor commercial district Eliminate the neighborhood and general business districts

15 Theme 4: Improve Development Quality Add tree protection and canopy preservation standards

16 Theme 4: Improve Development Quality Broaden open space protections

17 Theme 4: Improve Development Quality Encourage sustainable development practices Mandatory code requirements Menu of optional sustainability features TABLE : MENU OF SITE AND BUILDING DESIGN OPTIONS FOR SUSTAINABILITY SITE OR BUILDING DESIGN FEATURE POINT S DISTRICTS IN WHICH OPTION IS AVAILABLE NONRES / MIXED USE MULTI- FAMILY RESIDTL OTHER RESIDTL 1. ENERGY Intent: Encourage on-site renewable energy production; promote the design and construction of energy efficient buildings; reduce air, water, and land pollution from energy consumption; and, reduce the heat island effect 1.1 Renewable Energy Sources Design and incorporate on-site renewable energy generation technologies such as solar, wind, geothermal, and biomass with production capacity of at least 5% of the project’s annual electrical energy demand, with an additional point granted for every additional 5% of renewable energy generated. 10 points maximum 1-10*** 1.2 District Heating and Cooling Design and incorporate into the project a district heating and/or cooling system for space conditioning and/or water heating of new buildings in the project (at least two buildings total must be connected). 4** 1.3 Solar Orientation Design and orient the project such that 50% or more of the blocks have one axis within plus or minus 15 degrees of geographical east/west, and the east/west length of those blocks are at least as long, or longer, as the north/south length of the block. OR Design and orient the project such that 50% or more of the project total building square footage (excluding existing buildings) such that the longer axis is within 15 degrees of geographical east/west axis. 3*** 1.4 Shade Structures Where appropriate, provide shade structures over windows/doors to minimize glare and unwanted solar heat gain. Such structures shall provide shading to at least 50% of the glazing facing the sun on June 21. Structures may include awnings, screens, louvers, architectural features, or similar devices. 2*** 1.5 Heat Island Reduction Use any combination of the following strategies for 50% of the non-roof impervious site landscape (including roads, sidewalks, courtyards, parking lots, and driveways).  Provide shade from open structures such as those supporting solar panels, canopied walkways, pergolas, all with a Solar Reflectance Index (SRI) of at least 29 (SRI is a measure of the roof’s ability to reject solar heat; a higher SRI yields a cooler roofing choice.). (1 point)  Use paving materials with a Solar Reflectance Index (SRI) of at least 29. (1 point)  Use an open grid pavement system (at least 50% pervious). (1 point) 3***

18 Theme 4: Improve Development Quality Other issues addressed: Increase parking flexibility Expand building standards to cover multi-family and mixed-use

19 Theme 5: Increase User-Friendliness Consolidate multiple ordinances into a new UDO Reorganize development regulations more logically Add and enhance graphics Use supplemental administrative manuals

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21 Annotated Outline of New UDO 1.General Provisions 2.Administration 3.Zoning Districts 4.Use Standards 5.Intensity and Dimensional Standards 6.Development Standards 7.Performance and Maintenance 8.Nonconformities 9.Enforcement 10.Interpretation and Definitions

22 Next Steps in Preparing UDO 1.Develop UDO Drafting Options Time 1 year - consultant 3 to 5 years - staff Cost 170k to have consultant draft (estimated) 20k allocated in current fiscal year budget Staff capacity 20 to 40 hours a month

23 Next Steps in Preparing UDO 2.Town Council Workshop Present Options Set Priorities Streamline development review process Strike balance between flexibility and certainty Modify zoning districts to implement Land Use Plan Improve development quality Increase user-friendliness

24 Next Steps in Preparing UDO 2.Town Council Workshop Present Options Set Priorities Streamline development review process Strike balance between flexibility and certainty Modify zoning districts to implement Land Use Plan Improve development quality Increase user-friendliness green = draft from start to finishyellow = draft in small sections

25 Drafting from Start to Finish (bullets in green on the previous slide) Benefits Addresses all themes in the same timeframe Most timely and efficient option (if consultant is hired) Decreases likelihood of conflicting regulations Allows staff to focus on core services (if consultant hired) Reduces inconsistencies between land use plan and current development entitlements Constraints No funding to hire a consultant to write the UDO Current staff capacity (if consultant is not hired)

26 Preparing in Small Sections (bullets in yellow on the previous slide) Benefits Uses existing resources (budget and staff) Addresses specific issues: Sign ordinance Tree preservation (Theme 4) Administrative Adjustment (Theme 2) Alternative Equivalent of Compliance (Theme 2) Cons/Constraints Does not adequately address Streamlining the development review process (Theme 1) Adds another regulatory document which decreases user-friendliness (Theme 5) Costs more money and staff time Loss of revenue by delaying development, which increases the tax base Increases the likelihood of conflicting requirements

27 Unified Development Ordinance Morrisville, North Carolina CLARION ASSOCIATES Assessment Report / Outline May 2011


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