1. Zoning Process in Greensboro (Zoning 101)
Greensboro Neighborhood Congress
August 13, 2015

2. Authority For Local Zoning (NC General Statutes)
Greensboro Zoning 101
Authority For Local Zoning (NC General Statutes)
NCGS 160A – “Promote health, safety and general welfare”
Balances rights of property owners to use property as desired while not infringing on rights of adjacent property owners to do the same
Zoning regulates –
Uses
Size (height and bulk)
Scale (density and building coverage)
Placement of Buildings (setbacks)
Site Layout (landscaping, parking, lighting)
NCGS 160A – governs all operations of municipal government (NC a Dillon’s rule state).
Zoning looks at impacts on both immediate neighbors and larger community, while allowing wide range of use of property
Zoning does not regulate ownership, minimum sizes of buildings.
Zoning tied to property and not to owner or operator

3. Zoning Classifications in Greensboro (LDO - July 2010)
Greensboro Zoning 101
Zoning Classifications in Greensboro (LDO - July 2010)
Residential Districts
R- and RM-
Commercial & Office Districts
C-N, C-L, C-M, C-H, CB, O
Industrial Districts
LI, HI, BP
Public & Institutional Districts
PI, PNR
Mixed Use Districts
MU-, AO, NS, UMU
Special Districts & Overlay Districts
PUD, TN, AG
PSO, NCO, DDO, GO, AO, HO, CBO, VCO, ACO, MHO, SCO, WCA, GWA
LDO lays out zoning districts to distinguish general groups of uses.
Each district denotes uses allowed and establishes standards for setbacks, building coverage, bldg height, allowed signage, required landscaping, etc.
Some standards (lighting, outdoor display and storage, waste facilities) are prescribed separately and apply to specific uses regardless of district

4. Zoning Classifications in Greensboro (LDO - July 2010)
Greensboro Zoning 101
Zoning Classifications in Greensboro (LDO - July 2010)
Permitted Uses
P - Permitted by Right in District
U- Permitted in District with Additional Use Standards
S - Permitted in District only with Special Use Permit
Blank - Not Permitted in District
If a use does not appear on the permitted use table is it not permitted.
If there are development standards associated with the use those are referenced on the table at the far right
Other standards (such as lighting and fencing) may also apply

5. Types of Requests Heard by Zoning Commission
Greensboro Zoning 101
Types of Requests Heard by Zoning Commission
Original Zoning
Associated with Annexation Petition
Legislative Hearing (Recommendation only)
Rezoning
Can be straight rezoning or conditional district (CD)
Legislative Hearing (Final Action or Recommendation)
Additional Conditions allowed if more restrictive
than advertised
Special Use Permit (SUP)
Use allowed in district if :
- In harmony with area and conforms with Comp Plan
Not detrimental to health and safety,
Use at particular location contributes to general well being
Quasijudicial Hearing
Legislative hearing allows for communication with Zoning Commission outside of the hearing
Quasijudicial only allows conversations related to the request to occur at the hearing itself

6. Zoning Process in Greensboro
Greensboro Zoning 101
Zoning Process in Greensboro
Application
Pre-submittal conferences (optional but encouraged)
Application filed no later than 45 days prior to zoning hearing
Application includes:
Applicant Information
Owner Information (if different)
Map
Legal Description
Zoning request and initial conditions if applicable
Items that may also be needed:
Traffic Impact Study (TIS) – draft due 21 days prior to application being filed
GFLUM Amendment - Planning Board review and comments (not public hearing)
Neighborhood Communications Summary – required for conditional district zoning when residences within 600 feet of request.
Application provides basic information on lot and request that staff then uses to determine if other info required.
Once applications are filed they are public record
Application deadline adjusted at last Council meeting to ensure all parts of request addressed in same review cycle

7. Zoning Process in Greensboro
Greensboro Zoning 101
Zoning Process in Greensboro
Staff Review and Analysis
Pre-submittal conferences
(testing ideas, looking at potential zoning options)
Sufficiency Review
(includes Transportation and Long-Range Planning staff)
Site Visits
Preparation of Staff Report and Official Recommendation
Staff does encourage pre submittal discussions to look at best fit for zoning. Staff also identifies immediate issues of concern and notes neighborhood contact info for discussions as available
Staff report provides good bit of information, including standard LDO requirements, that can be helpful when considering conditional district requests
Official recommendation is staff’s best professional recommendation, may or may not be supported by decision makers

8. Zoning Process in Greensboro
Greensboro Zoning 101
Zoning Process in Greensboro
Public Notification
State law prescribes how and when hearings are advertised
10-25 days prior to hearing
Mailed Notice
All property owners within 600 feet of request.
Posted Notice
Hearing Date and Time, Contact Info
Published Notice
Carolina Peacemaker
2 consecutive weeks with first ad no
sooner than 10 days prior to hearing
State law describes narrow window for notifications (not too close and not too far from hearings)
Multiple means to notice
Added QR codes to notices and signs to link to website for additional info

9. Staff Presentation of Request and Basic Information
Greensboro Zoning 101
The Zoning Hearing
3rd Monday of each month
Staff Presentation of Request and Basic Information
Applicant and Supporters (15 minutes total)
Opponents (15 minutes total)
Rebuttal (5 minutes total each)
Staff Recommendation
Zoning Commission Discussion and Decision
Typical Staff Present – Planning, Legal, Transportation

10. Final Action (subject to appeal)
Greensboro Zoning 101
The Zoning Hearing
Decisions
Final Action (subject to appeal)
Rezonings (no Comp Plan amendment) – minimum 6 in favor
Rezonings (with Comp Plan amendment) – unanimous in favor
Recommendation (automatically goes to Council)
Original Zoning (Annexations) – majority in favor or against
Rezonings (no Comp Plan amendment) – in favor but less than 6
Rezonings (with Comp Plan amendment) – in favor but less than unanimous
Zoning Overlays (may or may not be associated with a Plan) – majority in favor or against

11. Appeals of Zoning Decisions
Greensboro Zoning 101
The Zoning Hearing
Appeals of Zoning Decisions
Must be in writing to Planning staff or City Clerk within 10 days of Zoning Commission decision
No proof of standing/prequalification to appeal
Appealed items typically scheduled for 2nd Council meeting in following month
Due to recent State action any applications submitted to City after August 1, 2015 no longer subject to zoning protest petition
Any person may appeal Zoning Commission decision (not just adjacent property owners or Greensboro residents)
Note repeal of Zoning Protest Petition

12. Get Involved in Rezoning Discussions
Greensboro Zoning 101
Get Involved in Rezoning Discussions
Look at upcoming agendas and meeting info on the web
Volunteer on Zoning Commission or other Boards/Commissions
(link to form)
Learn More about Zoning Ordinances and Processes
Contact Staff and Commission members
Keep up with local and national development trends
Watch the live coverage of Zoning Commission meetings on The Greensboro Television Network (Cable Channel or on web) or attend the meetings and speak in support or against an application.

13. Improving the Zoning Process
Greensboro Zoning 101
Improving the Zoning Process
Enhanced public notices
Online Descriptions of Requests
Web Based PSAs
Zoning Brochures
Social Media – Facebook page
Facebook.com/GreensboroPlanning

14. Questions/Comments? Greensboro Zoning 101 or