BUFFALO GREEN CODE A FORM BASED UNIFIED DEVELOPMENT ORDINANCE April 10, 2012 Mayor’s Office of Strategic Planning Byron W. Brown, Mayor
May 30, 2015
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?
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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?
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6%
18% 17%
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14%
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4%
BUT FIRST, WHO IS HERE TONIGHT…
1. City Center2. East Side3. North Buffalo4. South Buffalo5. West Side6. Outside of Buffalo7. Other
How old are you?
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2%
23%
20%
24%
17%15%
BUT FIRST, WHO IS HERE TONIGHT…
1. 19 or under2. 20-293. 30-394. 40-495. 50-596. 60 or older
What is your gender?
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59%
1%
39%
BUT FIRST, WHO IS HERE TONIGHT…
1. Male 2. Female3. Other
What is your race?
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4%
14%
75%
2%3%2%0%
BUT FIRST, WHO IS HERE TONIGHT…
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%
BUT FIRST, WHO IS HERE TONIGHT…
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.
APPROACHES FOR GREEN CODE UDO
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.
APPROACHES FOR GREEN CODE UDO
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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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
1/12
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.
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3%4% 4%
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31%
40%
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
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.
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8%
31%29%
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
3/12
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
NEIGHBORHOOD ZONES
The form-based approach (building type, siting, massing, frontage, parking, etc.) makes sense when applied to Neighborhood Zones.
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4% 3% 3% 1%1%
59%
29%
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
4/12
In the Neighborhood Zones, corner shops should be allowed as a conditional use.
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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.
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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
6/12
The General Development Plan option for campuses allows those institutions flexible but predictable development.
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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
7/12
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.
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3% 2%4%
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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
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%
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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
9/12
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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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
10/12
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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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
11/12
In terms of the overall approach to creating the Unified Development Ordinance we are...
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11%
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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
enough to say6. I don’t know
12/12
T H A N K Y O U !