Buffalo Green Code April 10 Presentation

B U F FA L O G R E E N C O D EA FORM BASED UNIFIED DEVELOPMENT ORDINANCE

April 10, 2012

Mayor’s Office of Strategic PlanningByron W. Brown, Mayor

AT T E N D A N C E S U M M A R Y

293 people from across the city

were in attendance.

Where the attendees were from…

Agenda

Welcome - Mayor Byron W. Brown

Development Framework – Brendan R. Mehaffy, Executive Director, OSP

Introduction - Robert Shibley, Urban Design Project

New Directions in Zoning – Les Pollock & Arista Strungys, Camiros

B U F F A L O G R E E N C O D E : A FORM BASED UNIFIED DEVELOPMENT ORDINANCE

Byron W. Brown, MayorMayor’s Office of Strategic Planning

Urban Renewal Areas

Queen City Comprehensive

Plan

Brownfield Opportunity Areas

Policies and strategies of the Comprehensive Plan, LWRP, BOAs, etc. will be incorporated into the Buffalo Green Code.

Local Waterfront Revitalization Plan

BUFFALO GREEN CODE: FRAMEWORK

Land Use Plan• Project kick off Sep. 2010• Regional Meetings Nov. 2010• Community Workshops Mar. 2011• Constituency Meetings Summer 2011• Draft Land Use Plan Review Oct. 2011• Revised Land Use Plan Summer 2012

Unified Development Ordinance• UDO Approach Meeting Apr. 10, 2012• Community Workshops June 2012• Draft UDO Review Sep. ‐ Oct. 2012• New UDO Dec. 2012

BUFFALO GREEN CODE: TIMELINE

• Project Launch Nov 2011

• Analysis and Visioning Jan 2012

• Development Options June 2012

• Master Plan Sept 2012

• Draft Nomination Document Oct 2012

• Final Nomination Document Nov 2012

• Agency and Legislative Approvals Nov 2012

BROWNFIELD OPPORTUNITY AREAS: TIMELINE

We’ve drafted a Future Land Use Plan; now we need to write the Ordinance.

Help us test the overall approach… The big ideas… And some crucial provisions

We want to make sure we’re headed in the right direction

OUR PURPOSE TONIGHT

Who are you?

1 2 3 4 5 6

49%

16%

6%5%

13%11%

BUT FIRST, WHO IS HERE TONIGHT…

1. Concerned Citizen2. Neighborhood

organization3. Non-profit

organization4. Local Business5. Local Government6. Other

Where are you from?

1 2 3 4 5 6 7

6%

18% 17%

4%

14%

36%

4%


1. City Center2. East Side3. North Buffalo4. South Buffalo5. West Side6. Outside of Buffalo7. Other

How old are you?

1 2 3 4 5 6

2%

23%

20%

24%

17%15%


1. 19 or under2. 20-293. 30-394. 40-495. 50-596. 60 or older

What is your gender?

1 2 3

59%

1%

39%


1. Male 2. Female3. Other

What is your race?

1 2 3 4 5 6 7

4%

14%

75%

2%3%2%0%


1. Hispanic/Latino2. African American3. White4. Native American/

Alaskan Native5. Asian/Pacific

Islander6. Mixed Race7. Other

Why are you here?

1 2 3 4 5

41%

18%

2%1%

39%


1. General Interest in Land Use and Zoning

2. To learn more about zoning

3. To represent my community’s interests

4. Nothing else to do on a weekday night

5. I don’t know

It is Buffalo’s Future Land Use Plan With land use designations for the

entire city Implementing a place-based

development strategy

It will include a Unified Development Ordinance

Place-based zoning Subdivision regulations Public realm design guides

WHAT IS THE GREEN CODE?

Why revise our current regulations? Regulations don’t match existing

development patterns The results can be opposite what we

want today The rules aren’t clear enough to

apply without interpretation Overlay zones are conflicting,

confusing Some rules are roadblocks to

sustainable development

GREEN CODE REGULATIONS

Some of the big moves will include: An emphasis on form rather than use Coordinating zoning, subdivision &

public realm Integrating overlays, Urban Renewal

Plans, and City codes in one document

It’s better organized to help us create great places for the future of Buffalo

APPROACHES FOR GREEN CODE UDO

Some of the big moves will include: Organizing the ordinance more

logically Using lots of graphics & tables Making approval process clear

It will be easier to understand and use.


Some of the big moves will include: Fast-tracking applications that meet

the letter of the ordinance

There’s less negotiation with stakeholders and regulators; but organized to allow what we want and prohibit what we don’t.


WHAT WILL BE DIFFERENT?

FORM-BASED ZONING TOOLS

IN OUT

+ Zones defined by form & use - Districts defined by use

+ Generic uses - Laundry list of specific uses

+ Building types - Density-based development

+ Parking design - Minimum parking requirements

+ Min. & max. heights, build-to lines

- FAR, min. yards, d.u. per acre

WHAT WILL BE DIFFERENT?

FORM-BASED ZONING TOOLS

IN OUT

+ Context-based form standards - Architectural standards

+ Predictable administration & by-right development

- Discretionary rules & negotiateddevelopment

+ Public & private realm regulated in concert

- Street design divorced from urban context

+ Graphics & simple text - Legalese

It makes good sense to combine zoning, subdivisionand public realm controls into one Unified Development Ordinance.

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7%

1% 2% 0%

15%

50%

25%

DISCUSSION

1. Strongly disagree2. Disagree somewhat3. Neither agree nor

disagree4. Agree somewhat5. Strongly agree6. I don’t understand

enough to say7. I don’t know

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UDO ORGANIZATION

Table of Contents1. General Provisions2. Zoning Approvals3. Subdivision Approvals4. Zones5. Form Standards6. Use Standards7. Environmental Standards8. Thoroughfare & Subdivision Standards9. Application of the Ordinance10. Definitions

ADMINISTRATION

A new process for zoning approvals Completeness requirement for

applications Administrative review of routine

applications Site plan review will be required only in

selected cases New conditional use process Administrative exceptions for minor

variances & design standards Zoning administrator to make and

record ordinance interpretations

ADMINISTRATION

A simplified process for subdivision approvals Administrative subdivision Minor subdivision Major subdivision Standards linked to the governing

zone

A system of conditional uses can make the ordinance both simpler and more flexible.

1 2 3 4 5 6 7

3%4% 4%

2%

15%

31%

40%

DISCUSSION




2/12

Because zones are clear, the majority of development can be allowed by-right so special approvals like site plan review need not be required.

1 2 3 4 5 6 7

10%12%

8%

3%

8%

31%29%

DISCUSSION




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UDO ZONES

Zones based onFuture Land Use Plan:1. Neighborhoods2. Districts3. Corridors

NEIGHBORHOOD ZONES

NEIGHBORHOOD ZONES

CHARACTERISTICS

N-1 Urban Core Downtown Secondary Employment Centers

N-2 Urban Center Delaware Avenue Mixed-Use Neighborhoods Residential Neighborhoods of Mixed Dwellings Corner Shops

N-3 Urban Mixed-Use Neighborhoods Residential Neighborhoods of Detached Dwellings Corner Shops

N-4 Urban Edge Single-Family Detached Homes

N-S Suburban Low Density Residential Neighborhoods Garden Apartments & Towers

NEIGHBORHOOD ZONES

The form-based approach (building type, siting, massing, frontage, parking, etc.) makes sense when applied to Neighborhood Zones.

1 2 3 4 5 6 7

4% 3% 3% 1%1%

59%

29%

DISCUSSION




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In the Neighborhood Zones, corner shops should be allowed as a conditional use.

1 2 3 4 5 6 7

7%9%

5%

0%

6%

40%

31%

DISCUSSION

1. Strongly disagree

2. Disagree somewhat

3. Neither agree nor disagree

4. Agree somewhat

5. Strongly agree

6. I don’t understand enough to say

7. I don’t know

DISTRICT ZONES

DISTRICT ZONES CHARACTERISTICSD-R Retail Shopping Centers

Retail Strip Centers

D-I Industrial Office Parks Light Industrial Heavy Industrial

D-H Healthcare Medical Campus

D-E Education University Campus

D-O Open Space Olmsted Active Passive

The approach to district zones is somewhat different: They primarily govern single

user sites They combine traditional &

form-based approaches Siting & design standards are

included Campuses may submit General

Development Plans for approval

DISTRICT ZONES

DISTRICT ZONES

Design & Siting Standards General Development Plan

Using a combination of form-based and traditional controls in the District Zones makes sense.

1 2 3 4 5 6 7

6%4%

3%1%

7%

42%

39%

DISCUSSION




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The General Development Plan option for campuses allows those institutions flexible but predictable development.

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7%5%

8%

4%

9%

34%33%

DISCUSSION




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CORRIDOR ZONES

DISTRICT ZONES CHARACTERISTICSC-W Waterfront Waterfront area

C-T Transportation Highways Rail Metro Rail Greenways

Corridor Zone Characteristics1. C-W: Waterfront revitalization2. Highway & Rail: Protect land use3. Greenway: Evaluate improvements &

design of adjacent areas4. Metro Rail: Transit-Oriented

Development principles

The Metro Rail Corridor should be based on Transit-Oriented Development (TOD) principles.

1 2 3 4 5 6 7

4%0%

3% 2%4%

66%

22%

DISCUSSION




8/12

The current structure of use categories is too specific, confusing, and obsolete It’s cumulative – uses permitted in

the least restrictive districts are typically allowed by reference in other districts

Permissions listed by specific uses Use restrictions are applied by

district, overlay zone or URP

USE STANDARDS

USE STANDARDS

FLEXIBLE USE

SPECIFIC USES

Our new approach is simpler, more generic. Use categories are more general Specific uses are called out only when

there’s a specific impact associated All uses are clearly defined When uses have impacts, use

standards apply Conditional uses require approval There are limits on uses within “corner

shop”

USE STANDARDS

It makes sense to apply flexible use categories instead of naming every imaginable use.

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4%1% 1% 0%

2%

72%

19%

DISCUSSION




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1. Permitted Encroachments Architectural features Accessory structures

2. Accessory Structures Comprehensive list with “sustainable” structures

3. Signs Tailored to zones & building types Permanent, temporary, exempt, prohibited Electronic signs Billboard standards

FORM STANDARDS

FORM STANDARDS

4. Adaptive Reuse Special use permissions Exemptions from certain standards

5. ParkingELIMINATE ALL PARKING MINIMUMS Comprehensive design standards Bike parking Loading requirements

Minimum parking requirements should NOT be included in the UDO, allowing the market to decide how much parking is needed.

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7% 6%

1% 0%1%

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12%

DISCUSSION




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THOROUGHFARE & SUBDIVISION STANDARDS

1. Thoroughfares Match street typology with zone “Complete Streets” Restore traditional right-of-way Repair urban fabric

2. Block Design Maximum block length Prevent “superblocks”

3. Street Trees & Public Art Incorporate City ordinances Clarify requirements

4. Subdivision Link to zone standards Eliminate “general” standards

1. Landscape Landscape for parking lots Screening requirements Landscape in District Zones Design standards

2. Stormwater Management Performance standard

3. Environmentally Sensitive Areas Protect natural features Special development review

4. Exterior Lighting Minimize light pollution

ENVIRONMENTAL STANDARDS

SUSTAINABLE STANDARDS

The UDO will promote sustainability: Mixed-use, walkable environments Transit-oriented development Multi-modal environments Alternative energy production Local food production “Green” accessory structures Stormwater management Natural landscape

Landscape and sustainability standards should be included in the UDO.

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1% 1% 2% 1%0%

88%

8%

DISCUSSION




11/12

In terms of the overall approach to creating the Unified Development Ordinance we are...

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3%

11%

1%4%

32%

50%

DISCUSSION

1. Way off base2. Have some work to do3. Headed in the right

direction4. Pretty much right on

the money5. I still don’t understand


12/12

T H A N K Y O U !

Buffalo Green Code April 10 Presentation

Real Estate

Transcript of Buffalo Green Code April 10 Presentation