General plan, zoning and entitlements april 25, 2013
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Transcript of General plan, zoning and entitlements april 25, 2013
Land Use Planning 101:
Understanding The
Relationship Between The
General Plan and Zoning
April 25, 2013
Alexander P. Meyerhoff, AICP
City Manager
City of Holtville, Ca
www.holtville.ca.gov
Overview
General Plan Legal basis of the General Plan
Mandatory elements
Zoning Ordinance Permitted uses
Development standards
Time, place and manner
Land Use Entitlements Getting your project approved
Sensitivity to adjacent uses
Highest and best use
Planning in antiquity
Map of Piraeus
Port of Athens
Grid plan of city
Philadelphia (1682)
Washington DC (1793)
General Plan
Modern Planning (1902)
Garden City concept
Ebenezer Howard
British Land Planning
Illustrates urban growth
General Plan
Official policy of jurisdiction governing
Policy of Board of Supervisors/City Council
Governing physical development of jurisdiction
Outlines quality of life
Establishes the vision of a community
Goals and Objectives
Aspiration document
California’s Mandatory General Plan Elements Land Use
Circulation
Housing
Noise
Safety
Open Space
Conservation
Optional Elements Economic Development, Design, Preservation
www.opr.ca.gov
General Plans and Sustainability: Source: California Sustainability Alliance:
http://sustainca.org/tools/green_general_plan_toolkit/ggp_introduction
Zoning
Let’s Talk About Zoning
Zoning
Regulates land use, time, place and manner
Establishes land use districts “zones”,
including residential, commercial, industrial,
opens space
Establishes development standards
Scale, density and intensity of land use
Early Zoning Laws
San Francisco Zoning Ordinance (1863)
Make all regulations necessary for the
preservation of public health and prevention of
contagious disease
Los Angeles Zoning Ordinance 1909
Limited industrial uses to four areas
Supreme Court upheld in 1915
“There must be progress and if in its march
private interests are in the way, they must
yield to the good of the community.”
(Hadacheck v. Sebastian 239 US 349 (1915))
Zoning: Legal basis
The Standard City Planning Enabling Act (SCPEA) was published in 1928. The SCPEA covered six subjects:
the organization and power of the planning commission, which was directed to prepare and adopt a "master plan"
the content of the master plan for development of the territory
adoption of a master street plan by the governing body
approval of all public improvements by the planning commission
control of private subdivision of land
establishment of a regional planning commission and a regional plan
Assumptions of Early Zoning Laws
Segregation of uses would improve quality of environment
Intelligent decision to which the market would conform
Local Governments would rarely change the rules
Non-conforming uses would go away
Municipal power would be sufficient to accommodate these objectives
Zoning
Regulates Land Uses Residential: R1, R2, R3, R4
Commercial: C1, C2, C3,
Industrial: BP, M1, M2
Public/Inst.: Hospitals, Schools, Libraries, Courts
Conservation
Open Space
Agriculture
Mixed Use
Other: Transportation, Airport, Highways
Zoning
Establishes land uses for each zone
Permitted
Conditional
Prohibited
Zoning
Development Standards
Setbacks
Density (Dwelling units per acre)
Floor Area Ratio (Building area to lot size)
Building Height
Lot Coverage
Open Space
Scale and Relationship to adjacent development
Zoning
Smart Growth
Transect Planning
Performance Zoning
Regulate form of development
Less emphasis on land use
Zoning: Illustration of Principals
Thank You!