The primary task before a city planner is marshaling facts and figures to develop a comprehensive, long-term vision that can guide local development in the decades to come. Planning, though, is also mired in the reality of politics, and local planners are often called upon to develop new regulatory practices to solve short-term challenges.
The resulting disconnect between the long-term vision and the short-term problem solving means that city regulations can outpace, or go beyond, the goals and objectives outlined by the comprehensive plan.
Over time, this process may result in a raft of regulatory protocols and procedures that may undermine the city’s goals for maintaining community character and quality of life.
In light of this, it is useful for communities to undertake a thorough evaluation of their zoning code to assess whether ordinances and regulations passed decades ago stand up to scrutiny in present times.
Zoning, permit process could improve
In the coastal resort community of Palm Beach, Florida, a new planning director is undertaking just such an initiative and is hoping to dramatically streamline and improve the city’s zoning and permitting process.
The current zoning code for the city dates back to the 1970s, and an initial review of the code suggested that many of the zoning regulations were not able to produce the type of community aesthetic Palm Beach desired. For example, many of the oldest and most charming streets in Palm Beach were designed using lot dimensions and setbacks that would not be allowed under the current zoning code.
Beginning in November 2018, the town of Palm Beach started holding regular meetings and workshops with the purpose of gradually streamlining the town’s zoning procedures. This process started by reviewing ordinance revisions and recommendations compiled by the local government staff. Some of these recommendations ranged from new setback requirements to revised standards for business logos and signs.
Over the past few months the city has slowly been enacting these changes and doing pilot testing for some of the more significant reform measures. One major reform that the city is currently piloting is the idea of turn around permits, which are permits that could be obtained at the time of application by sitting down with a staff member. These kinds of permits would generally involve minor fixes, small remodeling jobs and certain kinds of signs.
The city has also significantly reduced the number of permit categories it uses. Prior to the zoning review process the city had 72 permit categories, now it has 36.
More beachfront uses possible
As a coastal resort community, Palm Beach also has an eye towards improving its zoning protocols governing beach use, and it is also looking at ways to improve traffic and congestion in the town.
One potential reform being explored by the town would allow for more permitted uses along the beachfront. Aside from special events at Midtown Beach and sunbathing, the city zoning ordinance does not allow any other uses at the beaches, which has a direct impact on the local hotel industry.
Parking management could change
The town is also exploring zoning changes aimed at alleviating congestion within the community. Palm Beach Planning Director Joshua Martin has noted that while parking supply is not an issue, parking management within the community is. With that in mind, the town is exploring changes, which would help the town more efficiently use its existing parking spaces. Potential changes include allowing shared parking ratios, giving credits for street parking spaces and letting businesses count lifts as additional spaces.
Reviewing is important
Though it remains to be seen whether the city’s zoning evaluation and reform measures will take hold over time, the process undertaken by Palm Beach provides a lot of insight into the importance of a comprehensive review of city zoning procedures.
Community character may be easy to spot, but it is very difficult to translate the best urban neighborhoods and districts into a workable set of zoning regulations. Bearing that in mind, city governments should be open to periodic code assessments and incremental reform of zoning practices and permitting procedures.
Zoning is the most powerful regulatory tool available to city planning departments, which is why city governments must be diligent and mindful of whether current zoning practices are in line with the collective aspirations and goals set forth by the comprehensive plan.
Meet the author
Stephen Deal
Extension Specialist (Land Use Planning)
Stephen works with floodplain managers, building officials, city officials, scientists and Sea Grant partners to provide information and training related to flood and storm resilience. He holds a... Read more
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