Citizens’ Planning Academy

Session 2
September 25, 2008
The Planning Department’s
Mission Statement
The mission of the Planning Department is to promote planned
and managed change as a means of creating and
maintaining an attractive “built environment” and
conserving and protecting the City’s “natural environment.”
To this end, special emphasis is placed upon:
• Promoting the land use, public services, and transportation
components of the City’s comprehensive plan so that they
serve as an effective means of articulating and
implementing the City’s developmental policies
• Providing a high level of professional and technical support
to the City Manager, City Council, Planning Commission,
and Board of Zoning Adjustment, and Historic Preservation
Commission in formulating and implementing
developmental policies
• Meeting the immediate needs of local officials, citizens, and
developers through a pro-active approach to customer
service and a commitment to quality that is shared among
all members of the Department
Most Common Types of Zoning
• Euclidean (Prescriptive) Zoning
• Performance Zoning
• Form-Based Zoning

Many times municipalities utilize

concepts from multiple types of
zoning
Euclidean Zoning
• In this zoning, uses and activities that are incompatible
are strictly separated from each other
• Many zoning districts that have few acceptable uses in
each
• Relies on fixed minimum standards to applied
uniformly throughout the district with little regard for
the site or surrounding conditions
• Most prevalent form of zoning used in the United
States
• Benefits
– Provides the most certainty of any of the types of
zoning
– Well established and legally vetted
– Easily implementable
• Very rigid, lacks flexibility
Euclidean Zoning
• Named after landmark case Village of
Euclid, Ohio v. Ambler Realty
• Heard by U.S. Supreme Court in 1926
• Case declared that zoning was a
legitimate use of police power by
municipal governments
Euclidean Z oning M ap
Common Zones
•Residential
•Single Family
•Multiple Family
•Commercial
•Office
•Retail
•Industrial
•Light Industrial
•Heavy Industrial
•Institutional
Euclidean Zoning Map
Euclidean Dev elo pme nt
Patte rn
Eucl idean De velopme nt Pattern
Performance Zoning
• Basic premise states that most uses can be
made compatible with one another and can
coexist comfortably
• Allows a few large zoning districts that
groups many uses together
• Uses variable standards to deal with the
interactions between internal and external
factors, applied on a site by site basis
– Buffering
– Landscaping
– Impervious Surface Ratios
– Open Space
Performance Zoning
• Detailed in book Performance Zoning
by Lane Kendig
• First implemented in Bucks County,
Pennsylvania in 1974
• Provides the basis for City of
Auburn’s Zoning system
Auburn’ s Perf ormance Zoni ng
vs
Model Performan ce
Zoni ngOrdinance contains seven basic
• Model
zoning districts
• Auburn’s Ordinance contains 11 basic
zoning districts with 3 overlay zones
• Auburn’s Zoning Ordinance contains no
Estate District. The Development District
has been divided into Development District
Housing and Comprehensive Development
District.
Performance Zoning Map
Perf or mance D eve lopme nt
Pattern
Form-B ased Zoning
• Relies heavily on design and physical form instead
of land use to control development
• Relatively newest form of zoning although
proponents state that this has been the
development pattern for most ancient civilizations
• Utilizes highly prescriptive design codes and
architectural standards
• This type of code is used for many Traditional
Neighborhood Developments including Seaside
• Major cities such as Montgomery, AL, Louisville,
KY and Dallas, TX have adopted form-based codes
for some or all of their city
Form-B ased Standar ds
Form-B ased Standar ds
Form-B ased Standar ds
Form-Ba sed De velo pm en t
Patte rn
Current Planning
Performance Zoning
• Performance zoning uses performance-based or
goal-oriented criteria to establish review
parameters for proposed development projects in
any area of a municipality.
• The appeal of performance zoning lies in its high
level of flexibility, rationality, transparency and
accountability.
• It gives more flexibility both to the municipality
and to the developer, allowing more of a range of
land uses, as long as their impact is not negative.
• Performance zoning is more effective in the
preservation of natural features, since it evaluates
directly the impact, rather than indirectly through
listing permitted uses.
Auburn’s Perf ormance Zonin g
Ordi nance
• Tells the use of what can be constructed on
the property (Table of Permitted Uses 4-1)
and whether it is allowed by right or is a
conditional use.
• The amount of coverage (impervious
surfaces) that the zoning allows.
[Table 4-3].
• The allowable floor area ratio (heated space)
for the use [Table 4-3].
• The maximum height allowed [Table 4-3].
Zoning Ordinance
(continued)
• The land use intensity of the project (Table 4-4).
• The requirements for open space, landscaping and
parking (Articles IV and V - Sections 421, 424 and
509).
• Any special development standards (Article IV –
Section 402) or Corridor Overlay Requirements
(Article IV – Section 433).
• The amount of allowable signage (Article VI).
• The location of the property may have certain
restrictions – Urban Core (UC) or College Edge
Overlay (CEOD) [Tables 5-3 and 5-4].
Example of a s ite plan Most site plans
have a table
Finished floor elevation showing:
Required
Bufferyard •Gross lot area
•Zoning
•Impervious
surface ratio
Curb Cut •Floor area
ratio
• Parking
• Building
Distance height
between
curb cuts
Waste
Receptacle
Dimensions
and number
of parking
spaces

Width of driveway aisles Detention

pond
Planning Commiss ion
Rezoning

Conditional Use
Annexation

Miscellaneous

Subdivisions
Board of Zoning
Adju stment

The variance request was for 18.4-feet from

the required 45-foot rear yard setback (NC-20 zoning
district) on the north side of the residence for the
construction of an addition for a sunroom and a
ramp. The variance was granted.
Admi n Revi ew of Resi denti al
Use
Fo r pe rfo rma nce s ingl e- fa mi ly r esid ent ial sub di visio n
lot s

Side Setback
Front Setback
Application for admin
review requires:
• Number of
bedrooms

Impervious • Heated space in

Surface Ratio square feet (Floor
area ratio [FAR])

Planner reviews for compliance of • Impervious surface

ratio (ISR) in square
FAR/ISR, setbacks, bufferyards (if feet
required). Zoning and addresses
confirmed.
Mu ltiple-Family
Development
• Density determined by the zoning of the
property (Article IV -Table 4-2).
• Parking required at one space per bedroom +
one parking space for visitors for every 10
bedrooms (Article V – Section 509.01).
• Open space required (Article IV – Section
421).
• Special Development Standards (Article IV-
Section 402).
• Required bufferyards (Article IV – Section
424).
Mu ltiple Family
Development
Temporary Uses, Ac cessory
Structu res and Home
Occupati ons
• Zoning certificates are issued for temporary uses –
Article V – Section 508.
• Accessory structures – Article V- Section 507 For single-
family residential uses, Must be placed at least 5-feet
from the property line, and can be no closer than 10-
feet to primary structure. Cannot be any larger than
50% of the square footage of the main structure. For
multiple-family or commercial uses, accessory
structures must meet the same setbacks as the primary
structure.
• Home occupations – Article V- Section 504-
Must have permission from property owner or provide
a copy of their deed. Must be secondary and incidental
to the use of the dwelling unit. Requires a home
occupation permit.
Admin istr ative S ubdiv isions
Subdivis ion of property of four lots or les s re quir ing no new
right-of- way

In this instance, two lots were

combined into one.
Recent pr ojects approved a nd
currently under const ructi on
• Stay Lodge Hotel – 1654 S College
• Lee County Satellite Office – 1266 Mall
Pkwy
• Camden Ridge Pool Lot – 1885 Keystone
Dr
• Auburn Bank – 2460 E Glenn Ave
• Copper Beech Phase I – 575 Shelton Mill
Rd
• Koul Professional Bldg – 890 N Dean Rd
 Zoning
Enforcement
 Zoni ng Enforcem en t
vs .
Codes Enf orceme nt
• Zoning enforcement is the
enforcement of the rules and
regulations in the Zoning Ordinance.
• Codes enforcement is the
enforcement of the building code,
which includes the junk and
nuisance ordinance.
• Sign regulations
• Residential occupancy
• Day to day
responsibilities
 Signs
• Prohibited Signs
• Exempt Signs
Prohibi ted Si gns
 Portabl e S igns
Any sign that is not permanently
attached to the ground, other than now
hiring signs
Off- Premi se Si gns
Any sign containing a message
unrelated to a business
 Fl ags
A commercial property may only
have four official flags
 Wi nd Si gns
Pennants, ribbons, spinners, streamers or
captive balloons or other such objects or
material fastened in such a manner as to
move freely upon being subjected to
pressure by wind (natural or otherwise)
Inf latabl e Si gns
 Si gns on U ti lity
Poles
Any sign erected on public or private
utility poles other than those erected
by a public authority
 Vehi cl e or Trail er
Sior gn
Whether operable inoperable, a vehicle
or trailer which contains advertising and
are not used in the day to day operation
must be parked in the loading area,
employee entrance, or main entrance to
the business advertised on the vehicle or
trailer.
 Exempt Si gns
Signs that are allowed and do not
require a permit.
 Now Hiring Signs
• One sign per business
• Cannot exceed six square feet
 Real E state Signs
• Must be located on the property that
is for sale, rent, or lease
• Residential signs cannot exceed six
square feet
• Commercial signs cannot exceed 32
square feet
Constructi on S igns
Signs used to identify contractors,
financial institutions or developers on a
site under construction or undergoing
modification. Each site is limited to
three signs and each sign cannot
exceed 32 square feet.
 Hol iday
Decor ati ons
 Po li tic al Signs
• Cannot be displayed earlier than 30 days
before the election and must be removed
within seven (7) days after the election
• Cannot be placed on any publicly owned
land, including right-of-way, structures in the
right-of-way (utility poles and traffic signs),
sidewalks, public parks or playgrounds,
libraries, fire stations and other municipal
buildings, as well as schools.
Ge neral Bu si ness
Sig ns
All businesses are required to obtain
a sign permit prior to the installation,
alteration, relocation, face
replacement, or change of sign.
Frees tanding Signs
A development site is allowed to erect
one freestanding sign that shall not
exceed 100 square feet in area or 16
feet in height. If the site is located on a
corner lot, two freestanding signs may
be erected, not to exceed a combined
130 square feet. The structural element
of all freestanding signs must be
covered entirely with brick, stone,
stucco, wood, fiberglass, or decorative
metal.
Frees tandi ng Signs
Buil di ng Si gnage
Building signage is based on the
length of a buildings front entry
façade. In all zoning districts, except
for the UC and CEOD, businesses are
allowed two (2) square feet of
signage per one (1) linear foot of
frontage. In the UC and CEOD,
businesses are allowed one (1)
square foot per one (1) linear foot of
frontage, not to exceed 32 square
feet.
Buil di ng Si gnage
 Occup an cy
Re gu lations
Residential occupancy within the City
of Auburn is regulated by the
definition of “family” as in our zoning
ordinance.
 Oc cupancy
Re gula tio ns
Family is defined as two (2) or more persons residing in
a single dwelling unit where all members are related by
blood, marriage, adoption or guardianship up to the
second degree of consanguinity, plus one unrelated
person in the Limited Development District,
Neighborhood Conservation District, or the Development
District Housing. For the purpose of this definition
“consanguinity” means husbands and wives,
brothers and sisters, parents and children,
grandparents and grandchildren, uncles and aunts,
nephews and nieces, and first cousins. In all other
zoning districts where residential units are permitted the
term “family” may include up to five (5) unrelated
persons occupying a single dwelling unit.
Occu pancy
Reg ulati ons
Occupancy Regul ati ons
A Proacti ve A pproach
• Since the summer of 2005, have attended
Camp War Eagle, Auburn University’s
mandatory orientation for incoming freshmen
• Articles in The Plainsman, Auburn
University’s campus newspaper and in the
Opelika-Auburn News
• Announcements in the City of Auburn’s
newsletter, The Open Line, and the City’s
website
 Da y to Da y
Re sp onsi bili tie s
• Review sign drawings and issue sign
permits for businesses
• Issue banner permits
• Landscaping and parking inspections prior
to issuance of Certificate of Occupancy for
new businesses and houses located in
performance subdivisions
• Field observations to verify compliance
Fiel d Obs er vations
• Banner permits
• Prohibited signs
• Home occupations
• Livestock
• Vehicles on paved surfaces
• Past BZA or PC projects
 Long- Range Planni ng in
Auburn
• What is comprehensive planning?
• Why is comprehensive planning
important?
• Existing long-range plans
– Auburn 2020
– Land Use Plan 2004
• Upcoming planning efforts
– Auburn 2030
– Comprehensive Plan 2030
What does comprehensive
pl anni ng i nvol ve?
• Broadly speaking:
– Looking at everything related to
the physical
development of the
community
– Including all of the land
area that is or may
be subject to the
City’s regulatory
jurisdiction
– A long-range time
horizon
What is a comprehensi ve
pl an?
• A comprehensive plan is “a written
document that identifies the goals,
objectives, principles, guidelines,
policies, standards, and strategies
for the growth and development of
the community”
Why is comprehensiv e pl anni ng
important ?
• A plan provides guidance for the future,
based on analysis of existing and future
conditions, best practices, and a
community’s vision for itself.
• Through the planning process, the
aspirations of a community move from
vapor to paper.
• A plan provides predictability and fairness
for citizens, elected officials, city staff, and
the development community
• A plan integrates many disparate systems
into one harmonious whole.
 Comprehensi ve Plan ning in
•Auburn
Auburn 2020
– A strategic planning document
– Adopted May 5, 1998
– Citizen committees reviewed:
• Education
• Growth and Development
• Intergovernmental Relations
• Transportation
• Utilities and Technology
• Family and Community
• Public Safety
Comprehensi ve Plan ning in
Auburn
• Auburn 2020
– Committees issued reports with goals
and objectives for 2020
– Sample goals:
• Maintain strong schools
• Develop water sources to keep up with
demand
• Provide facilities and programs for the arts
• Land Use Plan 2004
– provides guidance for future land use in
the City.
Updatin g t he Pl ans
• The 2004 Land Use Plan provides
guidance for future land use in the
City, but is overly general and has
not been widely applied.
• Auburn 2020 provides goals and
policies across a wide range of
growth- and development-related
topics, but is now over 10 years old.
• Auburn 2030 and CompPlan 2030
Updatin g t he Pl ans
• Auburn 2030
– Office of the City Manager to take lead
(Planning will assist)
– A strategic, visioning planning
document (rather than a comprehensive
plan)
– It will address the progress of 2020
– It will involved community input and
interdepartmental coordination
– Anticipate work in the early half of 2009
Updatin g t he Pl ans
• CompPlan 2030
– Planning Department-led
– A comprehensive land use plan
– A stand-alone document
– Strongly influenced by Auburn 2030
– Will focus more on the core issues of future
land use, transportation, natural systems,
etc.
– More specificity than Auburn 2030
– Will utilize much of the initial public
outreach of the Auburn 2030 process, but it
will have its own public outreach as well
Comp arison
Plan Auburn 2030 Comprehensive Plan

Document Comprehensive Land Use

Strategic Plan
Type Plan

Guide to future land use

City-wide visioning
Intent/Focus and transportation
document
Unifying document
Elected and appointed Elected and appointed
officials officials
Audience
Staff Staff
Citizens Citizens
Existing plans
Auburn 2020 Public
Inputs Committees for each meetings/comments
section Staff
Single committee
Comp Plan document
Future Land Use Plan map
Auburn 2030 document
Outputs Goals, objectives, and
Goals & objectives
action steps for
implementation
What goes into a comprehensi ve
pl an?
• Data gathering
– Census
– GIS
• Data analysis
• Policy-making
– Goals, objectives, and action steps
• Implementation
Comp P lan Sub-elements
• Land Use
– Residential
– Commercial
– Industrial/Technical
– University
– AIGM
– Land Use Plan map
Comp P lan Sub-elements
• Natural Environment & Open Space
– Land
– Air
– Water
• Transportation
– Roadways
– Bicycle & pedestrian
– Transit
– Rail, air, & freight
– The land use / transportation connection
Comp P lan Sub-elements
• Civic
– Parks & Recreation
– Water / Wastewater
– Public Safety
– Schools
– Historic Resources
– Culture
– Intergovernmental Relations
• Implementation
Typi cal Out line of a Sub-
el ement
• Introduction
• Existing conditions
• Existing plans
• Analysis
– Impact on future growth
• Goals & objectives
How w ill it be us ed?
• A document that provides predictability in
decision-making
• A tool for managing growth in ways that
reflect the values and aspirations of the
people and City of Auburn.
• A tool to inform and be informed by the
AIGM in planning for future growth.
• A coordinating document to bring together
the many documents and plans that
currently guide the City.
• Not a replacement or successor to existing
departmental plans
• Not a prescriptive mandate
Comp P lan Proces s
• Compile existing plans and data
• Public input
– Meetings
• Kickoff meeting
• System/element meetings w/stakeholders
• Plan taskforce regular meetings
• Draft plan meeting (prior to Planning Commission)
• Planning Commission
• City Council
– Citizen surveys (uses Internet)
– Plan website
– Listserv/email distribution list
– Blog
Comp P lan Proces s
• Stakeholder Input
– Comp Plan task force
– Technical review committee
• AIGM
• Review and adoption
– Planning Commission
– City Council
Tentativ e Calendar
• Beginning 2009 to mid 2009
– Auburn 2030 (includes public input)
– Comp Plan background and analysis of
each element
• Mid 2009 to End of 2009
– Comp Plan Public input
– Goals and objectives
– Planning Commission review
– City Council Adoption
Mo re In for mation
• City website
– www.auburnalabama.org/pl

• Justin Steinmann
Principal Planner
– 334-501-3040
– jsteinmann@auburnalabama.org