Zoning Code Commission adopts modified recommendations for new code; the role of public input remains a question

ZCC Regular Session

The Zoning Code Commission took action today to adopt a change memo, which modifies the detailed recommendations for a new zoning code released in September 2009 based on public feedback. The approved recommendations will guide the consultants as they start writing the new code; however, additional changes are expected as key issues are hashed out in more detail. The biggest problem for the ZCC is to figure out how to streamline the zoning approval process without undermining community involvement.

The recommendations for the new code were presented at a citywide hearing and four community outreach meetings held in October to gather public comments and concerns. Feedback was also provided by written testimony, an online survey, a design industry workshop, and ongoing discussions with ZCC members, planning commission and L&I staff, developers, neighborhood associations, and other stakeholders. The civic engagement activities were designed to focus attention on recommendations with the most dramatic impact on the zoning approval process. The results were used to identify recommendations that “need work,” meaning the ZCC and its consultants should spend more time discussing certain issues. At the top of the list is a recommendation to “clarify which applications require neighborhood meetings.” See the links below to view the full report on civic engagement.

A six-page change memo was produced in response to this feedback that included specific modifications and/or methods to resolve conflicts. For example, the recommendation to consolidate residential districts includes the following modifications, among others:

• The R-1 and R-1A districts will not be consolidated due to significant differences in minimum lot size and character.
• The R-2 and R-3 districts will not be consolidated because of differences in types of low-density housing permitted.

Changes related to administration and procedures include:

• Pre-applications and Neighborhood Meetings: The Zoning Code Commission understands that this recommendation has raised significant concerns on the part of many stakeholders. It is the intent of the ZCC to establish working groups with representatives of community organizations, developers, and code professionals to determine if we can achieve agreement on the appropriate timing, scope, and management of neighborhood meetings regarding particular development projects. The intent is to include the agreed-upon language in the draft code language in the spring.
• Call-ups and Bump-ups. The Zoning Code Commission understands that this recommendation has raised significant concerns on the part of many stakeholders. Module 1 of the New Zoning Code will contain specific language on this topic that attempts to address concerns, and a decision on whether to include or exclude these provisions will be made following discussion on that draft.

ZCC members raised concerns about inconsistencies in the feedback and how to address them. For example, results indicated public support for development in transit areas and commercial corridors, but opposition to increasing building heights and density in general. Support for a more efficient process conflicts with a desire to increase community involvement, which can put a major drag on development in the city. Other concerns were related to code interpretations, non-conforming uses, incentives, industrial uses, and neighborhood planning documents. The ZCC acknowledged that universal approval on some issues is unlikely and that it must be prepared to move forward regardless. The commission unanimously approved the change memo with the understanding that discussions will continue on certain topics and changes are expected as consultants begin writing the code and implementing the recommendations. Working groups are being formed around several key issues, including non-conforming lots and structures, signs, and neighborhood meetings. The Zoning Code Commission has asked the AIA to manage a process to engage developers and civic associations in discussions to address the concern about clarifying which applications will require neighborhood meetings.  A local foundation has been approached to support this work.

Click on the links below to view referenced documents and presentations.

Detailed Recommendations for a New Zoning Code

Report on Civic Engagement and Presentation on Civic Engagement

Change Memo on Recommendations and Presentation on Change Memo