ZCC “Stakeholder X-Change” draws crowd

ZCC Special Public Session

The first of seven Stakeholder X-Changes was held March 16 and more than 50 people came to weigh in on proposed zoning regulations on public notice, neighborhood meetings, and Civic Design Review. The X-Changes are designed as informal opportunities for residents to learn more about how the new code will work for their neighborhood. But on Wednesday evening, participants wanted to use the time to provide additional comments on the Draft Preliminary Code and request more changes.

The crowd was mostly made up of representatives from organized neighborhood groups, but a few voices from the development community were also heard, along with individuals not associated with any one civic association. Many raised concerns about new requirements for Registered Community Organizations (RCOs). Participants wanted to know how RCOs will be defined and how to make them truly representative of a neighborhood. They questioned how conflicts between RCOs in the same neighborhood will be resolved, whether all RCOs will be properly notified, what the expectations and responsibilities of the RCO are exactly, and if the ZBA is required to take the opinion of the RCO into account. One resident expressed concern that the RCO requirements, along with the new “Citizen Planner” certification from PCPC, are intended to exclude individual residents from having a say about what happens in their neighborhoods.

ZCC Director Eva Gladstein explained that many of the issues related to RCOs will be addressed in the Zoning Administrative Manual (ZAM) and that the commission welcomes recommendations on specific language, since the draft ZAM has not yet reached that level of detail. Ms. Gladstein ensured residents that nothing in the code is designed to restrict input from individuals and that the ZBA has historically paid attention to neighborhood opinion about development projects, although it may not agree. Ms. Gladstein made it clear that the ZBA’s job is to exercise judgment based on the law. “Community input and Civic Design Review (CDR) recommendations are not requirements,” she said. “The ZBA will consider them, but they are not determinants.”

The number of required CDR meetings was an issue that generated a heated debate between community representatives and building industry stakeholders. Currently, the new code requires just one CDR meeting, but neighborhood groups think that will limit the kind of back-and-forth that generally leads to a better project and community support. “We want involvement that is meaningful,” a representative from Northern Liberties said. “One meeting will eliminate the process and follow-through that will help create the best project and the ZBA appreciates having that negotiating done beforehand.” Developers don’t disagree about the benefits of meeting with neighbors; they just don’t want it codified in law. “It is totally unacceptable to be held hostage by the time it takes for a second meeting of the CDR for by-right projects,” Craig Schelter of the Development Workshop said. “It will send investment to other cities.”

Although the citizen comment period on the draft zoning code officially ended, issues related to public notice, neighborhood meetings, and CDR continue to be raised and the discussion is likely to continue. Wednesday’s meeting extended beyond the 1.5-hour timeframe and the expectation is that subsequent Stakeholder X-Changes will be equally well-attended. Click here to view the schedule of meetings and topics. No RSVP is necessary.