1. LAND USE AND DEVELOPMENT CODE AUDIT Framework and Next Steps MARCH 26, 2019

2. AGENDA The Project: Overview of Approach and Process
Audit and Recommendations
Framework
Work Plan
Discussion
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3. Project Introduction

4. City of Vacaville land use and development code audit
Evaluate the Land Use and Development Code’s ability to achieve the City’s vision for neighborhood preservation and enhancement, economic development, environmental sustainability, and community health.
Recommend how to translate City policies related to land use and development controls into a user-friendly, legally adequate, and effective set of regulations.

5. Project Overview

6. WHAT IS A land use and development coDE?
Land use and development codes deal with two basic concerns:
How to minimize the adverse effects that buildings or uses on one property can have on their neighbors; and
How to encourage optimal development patterns and activities within a community, as expressed by the General Plan and other City policies.

7. Meeting Vacaville’s needs
The Code should perform - it should implement the City’s planning policies;
The Code should be positive and design friendly;
Community character, particularly in neighborhoods, should be respected;
The Code must recognize economic reality; and
The Code must reflect a willingness to rethink traditional assumptions, not only about what gets built but also with respect to the review and approval process.

8. User’s perspectives Applicants Design Professionals
Rules that City follows, timeframe for decision making, types of relief that may be requested, neighbors concerns in process?
Design Professionals
Clear rules; also, how much flexibility there is (waivers from fixed standards, design character, use lists, etc.)
Planning Staff and City Officials
Flexibility to respond to community concerns, implement the General Plan, reconcile competing priorities, protect City’s character and environmental resources
Residents & Business Owners
What can be built, how long will it take, process for community input, flexibility, getting a final answer

9. Tradeoffs Flexibility vs. Predictability
Flexibility vs. Administrative Cost
Development Cost vs. Quality
Preservation vs. Development
Under-Regulation vs. Over-Regulation

10. User-Friendly Codes Orderly Clear Brief Visual Positive Use numbers
Use plain language

11. Ultimate objective To craft a new Land Use and Development Code that:
Is consistent with and implements the General Plan, including those that support mixed-use development
Promotes high quality design through clear and effective regulations
Uses clear, modern terms and definitions
Establishes a clear permitted process, increasing efficiency and predictability
Is consistent with State and Federal law
Is clear, concise, understandable, and easy to use
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12. Audit and Recommendations

13. What We Heard – General Themes
Make the Code easier to use, understand, and interpret
Update standards to reflect current development context
Protect character and ensure high quality design
Allow greater flexibility and avoid overly-prescriptive standards
Streamline and clarify the review process
Provide effective public notification
Adjust review bodies to appropriately reflect a project’s significance
Remove Policy Plans; they are an outdated, ineffective means of regulation
Here are the questions we were asking….

14. What we found Issue Areas Code Usability Zoning Districts
Development Standards
Use Regulation
Development Review and Approval
Compliance with State and Federal Law
Issue Areas
During our analysis and our interviews with code users, the conversation began to revolve around a major issues with the current Code.
In the report, we identified six major issue areas…

15. 1 Code Usability
A well organized code is easy to use, navigate, and understand.
Vacaville’s Code is COMPLEX.
Information is difficult to find
Multiple layers of regulation – 6 overlay districts, 18 policy plans, 4 specific plans
Some regulations are redundant or duplicated
Unclear definitions and rules of measurement
Underutilized tables and illustrations

16. Recommendation 1: Improve Code Usability
Develop a New Format and Organization
Simplify Regulations and Procedures
Provide Clear Definitions and Rules of Measurement
Use Modern Terms and Constructions
Utilize Tables and Cross-References
Incorporate Graphic Illustrations

17. 2 Zoning Districts
Vacaville’s Code lacks a direct relationship between General Plan land use designations and the Zoning Map.
Outdated Zoning Map - new districts are not mapped
Each zoning district corresponds to multiple General Plan land use designations

18. Recommendation 2: Update Zoning Districts to Implement the General Plan
Map and Adopt Regulations for New Zoning Districts
Complete implementation of new General Plan land use designations
Adopt new overlay districts to implement General Plan Policies
Streamline Land Use Designation/Zoning District Correspondence
Incorporate Overlay District Standards Into Base District Regulations, Where Appropriate

19. 3 Development Standards
Development standards help the City achieve high-quality design in community spaces and neighborhoods. Issues include:
Outdated standards do not reflect current context, development trends, or design preferences
Inflexible and prescriptive standards can lead to cookie-cutter projects or a large number of requests for exceptions
The quantity, location, and appearance of parking greatly influences the character of development.

20. Recommendation 3: Update Development Standards to Achieve High-Quality Design
Provide Sufficient Physical Form and Design- Related Standards
Tailor Standards to Reflect Differences in Areas
Provide Certainty and Allow Flexibility
Provide for Administrative Relief from Standards for Particular Situations
Use Consistent Parking Requirements for Multiple Uses, Where Possible
Expand the Use of Parking Reductions
Do Not Require Additional Parking for Change of Use
Establishing minimum design standards will set the tone for the type of development the City hopes to attract

21. 4 Use Regulations
Use regulations detail the type of uses that are allowed in different areas of the City, the review process, and specific requirements for particular activities or uses. Current use regulations are outdated, inflexible, and complex.
Changing Nature of Land Use: Combination of Uses
Example: Craft Brewery

22. Recommendation 4: Modernize the Approach to Land Use Regulation
Animal Care, Sales, and Services
Animal Sales and Grooming
Boarding/Kennels
Veterinary Services
Automobile/Vehicle Sales and Services
Automobile Rentals
Automobile/Vehicle Service and Repair
Automobile/Vehicle Sales and Leasing
Fueling Stations
Towing and Impound
Banks and Financial Institutions
Banks and Credit Unions
Check-Cashing Businesses
Adopt a Use Classification System
Eliminate Embedded Policies, Standards, and Review Requirements from Use Definitions
Reflect Contemporary Land Uses
Ensure All Zoning Districts Allow Appropriate Land Uses
Use Tables in District Regulations
Consolidate Standards for Specific Uses and Activities

23. 5 Development Review and Approval
Administrative provisions establish the procedures through which the City achieves General Plan goals and policies
Clear, predictable procedures can promote desired development and fosters transparency
Vague, confusing procedures frustrate developers and community members, and hinders the City’s ability to attract investment

24. Recommendation 5: Revise Administrative Procedures to Streamline Review
Clarify Administrative Procedures for All Decisions
Establish a Minor Use Permit Process
Simplify the Design Review Process
Reduce Reliance on Discretionary Review
Facilitate Opportunities for Public Notice

25. 6 Compliance with State and Federal Law
Certain State and Federal laws limit the City’s authority to regulate certain types of development, including:
Accessory Dwelling Units
Manufactured Housing
Adult Oriented Businesses
Nonconforming Multifamily Dwellings
Affordable Housing
Processing and Review Procedures
Cottage Food Operations
Religious Uses
Emergency Shelters, Transitional and Supportive Uses
Signs
Solar Energy Systems
Family Day Care Homes
Telecommunications
Housing for Persons with Disabilities

26. Framework

27. Code Framework

28. Code Framework

29. Code Framework Reorganize 59 Chapters into Four Parts:
Part I: Administration and Procedures
Part II: Districts and District Regulations
Part III: Supplemental Standards
Part IV: Land Use and Development Permits

30. Work Plan

31. Work Plan

32. Work Plan - Refinements for consistency
- Include rules for interpretations/measurements; update terms and use definitions
- Delete; duplicative of State law requirements
- Consider allowing owner initiation; remove special performance option
- Major update and reorganization
- Add parcel merger provisions; clarify applicability of lot line adjustments
- Delete; no longer applicable
- Delete; no longer applicable
- Delete; addressed by other regulations
- Clarify responsibility and relationship to other enforcement provisions

33. Work Plan Audit & Framework Modules of Draft Regulations Review
Complete Draft Code
Review
Hearings & Adoption; Final Code
Use Regulations
Review
Development Standards
Review
Citywide Standards
Review
Admin and Permits
Review