Land-Based Land Based Classification

Standards and CodingCoding

S. Mark White, AICPWhit & S ith LLCWhite & Smith, LLC

IntroductionWhy is this topic important?Explaining use classification systemsPreparing use classification systemsCodingCodingExamples

Why is this topic important?Ordinance draftingImplementationTracking changesLegal defensibilityLegal defensibilityUniformityRationalityRationality

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ApplicationsEuclidean zoningForm-based/design-based zoningImpact feesTransfer of development rightsTransfer of development rights

Advantages of Classification g CSystems

Systematically categorizing usesDefining usesStreamliningRelationshipsRelationships

Need for Classification SystemsWho needs it?

Landowners/developersPublic officialsNeighborhoodsZoning administrators

State/federal law

LBCSC ll b i ffCollaborative effort5 categories

A ti itActivityFunctionStructureStructureSiteOwnership

Preparing Preparing use

ifi iclassification systemssystems

Issues with Typical Zoning yp gClassifications

Under inclusiveOver inclusiveFailure to defineCasesCases

County of Adams v. Romeo (WI. 1995)State ex rel. Sunshine Enterprises of Missouri, State ex rel. Sunshine Enterprises of Missouri, Inc. v. Board of Adjustment of City of St. Ann(Mo. 2002)

Objectives of a Classification O j CSystem

Clarity / user-friendlyAvoid ambiguityLogical organizationDefinitions

ComprehensiveConsistent with planp

CodingFramework

Euclidean basedDesign basedHybrid

Codingi i l li f Initial list of usesLBCS baseExisting list of usesExisting list of usesEmerging uses

What should be added?What can be –

ConsolidatedEliminated (careful!)

Cross-reference audit

CodingDi t ib t t di t i tDistribute uses to districtsPermitted by rightDiscretionary reviewy

Conditional or special useSpecial exceptionFloating zones

Prohibited usesUnusual usesUnusual usesSupplementary standards

Codingi lDisplayIndividual districtsComprehensive matrixComprehensive matrix

DefinitionsEmbeddedEmbeddedCross-references

ExamplesS i San Antonio, Texas

UDO processInitial draft: design basedInitial draft: design-basedCommittee recommendation:

h icomprehensiveLBCS and NAICS referencesCoordination with Use Coordination with Use Patterns

Examplesill b h C l idHillsborough County, Florida

Community Design RegulationsTraditional Neighborhood Development (TND)Traditional Neighborhood Development (TND)LBCS Structure

Examplesd i k l dFrederick, Maryland

LBCS & NAICS referencesPerformance based codePerformance-based code

ConclusionsClassification systems are complexCenterpiece of sound zoningDoes not have to produce bad designCoordinate with planning and Coordinate with planning and regulatory framework