planning commission training planning commission training city of akutan april 7, 2010
TRANSCRIPT
Planning Commission Training City of Akutan • April 7, 2010
What is Planning?
Everyone plans. Planning is an activity that touches just about every aspect of life. Individual’s plan their day, friends plan hunting trips, families plan for major purchases, businesses plan pricing, etc. The common thread that runs through these seemingly different activities is the time, effort, and expense that is saved in the future by thinking ahead and plotting a course of action today.
Community Benefits
Shapes the future Identifies local issues Identifies public values Ties programs together Promotes public
involvement Attracts appropriate
development
Planning benefits communities in the following ways:
Increases certainty Protects natural
resources Improves public
service efficiency Minimizes land use
conflicts Promotes good design
Planning Characteristics
Creates order and predictability
Promotes efficient use of resources
Identifies alternatives and procedures
Promotes community health and future viability
THE PLANNING COMMISSION
What is a Planning Commission?
Is an advisory group to the governing body on issues and activities related to planning, platting, land use regulation, and community development.
Has limited decision making power, but can have considerable influence.
Is responsible for keeping planning and land use related issues in perspective for the community.
Welcome to the Planning Commission
An Effective Planning Commissioner Knows:
Planning commission authority and duties How a planning commission operates Standards for commission decision-making Legal aspects of commission conduct Comprehensive and other types of planning Zoning, platting, and land-use regulation
Planning Commission Authority
AS 29.40 and local charters or ordinances define the authority and responsibilities of commission members.
Commission duties vary from community to community depending on factors including support for planning, community growth rate, prospective infrastructure development, and responsibilities prescribed by ordinance.
Planning Commission Authority (continued)
Prepare and submit to the assembly (city council) a proposed comprehensive plan in accordance with AS 29.40.030 for the systematic and organized development of the borough (or city).
Review, recommend, and administer measures necessary to implement the comprehensive plan including measures provided under AS 29.40.040.
Other duties as prescribed by local ordinance.
Alaska Statute: Title 29, Chapter 40
Planning, Platting and Land Use Regulation 29.40.010. A first or second class
borough shall provide for planning, platting, and land use regulation on an areawide basis.
29.40.020. Each first and second class borough shall establish a planning commission consisting of five residents… the planning commission shall:– Prepare a comprehensive plan– Review, recommend, and administer
measures to implement the comprehensive plan.
Planning Commission Duties
Prepare a comprehensive planAct as the platting authorityReview and recommend land use regulationsReview and recommend property rezonesAct on variances and conditional use permitsReview land acquisitions and disposalsHear appeals from administrative decisionsReview and recommend capital improvements
Planning Commission Duties (continued)
Review annual planning budget Approve planning department’s
annual work program Initiate planning projects Coordinate with other agencies’
plans Conduct public meetings and
hearings Other duties as authorized by
ordinance
City of Akutan8.10.100 Planning Functions
To prepare and submit to the city council for approval from time to time plans for the systematic development of the city as a place of residence and business;
To investigate and report to the council upon the location and design of any public building, dock, beach, ski ground, statue, memorial, park, playground, public street, alley or grade thereof before final action is taken by the city or any department, office or agency;
To investigate and prepare, under such directions and conditions as the council may from time to time request, the commission's recommendations on a capital improvements program, and to review the same periodically and revise it from time to time but not less frequently than annually. The annual capital improvement program shall constitute permanent records of the commission which shall be a public record;
City of Akutan8.10.100 Planning functions
(continued)
To investigate and recommend to the council for adoption by ordinance, with such amendments as the commission believes necessary and proper because of local conditions, such published codes of technical regulations as related to the functions of planning, platting and zoning;
To investigate and prepare, from time to time, and to initiate on its own motion in the absence of directions from the council, reports on the availability of public lands by selection, transfer at less than appraised value, and otherwise, for city purposes.
City of Akutan8.10.110 Additional functions
Prepare and recommend to the council:1. zoning ordinance to implement plans prepared
in accordance with Section 8.10.100;2. A subdivision ordinance;3. The official map of the city; and4. Modifications to the documents specified in 1
through 3 of this section.
Characteristics of an “Ideal” Planning
Commission Balanced Skilled Understands community Understands public process Committed to planning Maintains objectivity
Declared conflict of interests
Balanced special interests
HOW A PLANNING COMMISSION OPERATES
Planning Commission Roles
It is [or should be] a panel with knowledge of community character, local regulations, and community development practice.
Advisory Role - Advises the council or assembly.
Regulatory Role - Administers local land use regulations including zoning and subdivision ordinances.
Procedural Role - Conducts fair meetings and makes fair decisions.
The Commission’s Relationship
with Elected OfficialsThe most important aspect of the relationship between the planning commission and the governing body is the is the planning commission’s advisory role.
The council or assembly has the authority to approve, deny, or change commission recommendations.
A commission that has a good working relationship with the council can play a key role in keeping the council informed and educated about planning and community development issues.
The Commission’s Relationship
with Planning StaffPlanning staff play a critical role in the planning process and effectiveness of the planning commission. Administers land use
regulation Prepares reports and
posts meeting notices Researches planning
and land use issues Advises commission Educates and assists
the public
Knows and interprets laws and ordinances
Conducts community and capital projects planning
Negotiates – agencies, developers, and public
Enforces code and conditions of approval
Provides continuity
Public involvement gives the commission opportunity to educate, build support, and encourage ownership. Improves trust in government. Taps local knowledge and talent. Creates sense of ownership in plan and regulations. Creates a constituency in planning. Ensures plan remains intact over time. Increases overall plan quality. Improves enforcement of land use laws Streamlines planning process and development.
The Commission’s Relationship with Public
Practical Advice for Commissioners
Read packet before meeting Seek staff assistance before
meeting Know comprehensive plan
and zoning/platting codes Be familiar with sites and
projects Share information Focus on facts, not opinions Summarize what you have
heard
Participate in discussion Be practical Be a problem-solver, not
a problem-maker Be probing, but not
argumentative Respect your associates Treat everyone equally Attend meetings Come on time to
meetings
PLANNING COMMISSION DECISION-MAKING
How Does the Planning Commission Make
Decisions?
Using common sense Thinking about what is in the best
interest of the larger community Considering the rules Using persuasion or arguments
based on testimony Interpreting the comprehensive
plan in accordance with legal requirements
Types of Commission Decisions
Legislative Decisions make or interpret policy. Broad ranging and affect everyone in general and no one in particular. Substantive due process (reasonableness of decision) applies Examples: recommend to adopt a comprehensive plan,
recommend capital improvement priorities, recommend code amendments.
Quasi-Judicial Decisions have direct affect on rights and liabilities of a single person or small group. Procedural due process (fairness of process) applies Examples: granting zoning variances, issuing conditional
use permits, issuing encroachment permits
Findings
Are a statement of the evidence and reasoning used by commission to arrive at a decision.
Must be supported by facts.
Are a “road map” that details the commission’s reasoning process used to progress from evidence to decision.
Typically include request description, statement of facts, reasons for approval or denial, and conditions of approval.
Findings Should do the Following:
Set out the relevant facts from the evidence presented.
Relate these facts to the conditions that must be proved, or the standards that must be met.
State whether the relevant standard or condition is shown to have been met or not by the identified facts.
State whether all the necessary elements have been sufficiently shown. If there was no evidence given to prove one or more of the necessary elements, this lack of necessary evidence must be shown.
State whether the permit is granted or denied.
The Record
The Record is a collection of all the evidence presented to the commission during proceedings.
Is the foundation upon which the commission’s decision rests.
Findings and the record protect the commission from legal challenges and explain commission decisions - even unpopular ones.
Is there substantial evidence in the record to support the commission’s findings?
The Record Contains:
The application Correspondence between applicant and
staff Written comments submitted by
neighbors and other members of public Oral evidence presented at hearing Plats, plans, drawings, photographs,
deeds, surveys, and consultant/expert reports
Written testimony Records of mailed or published notice Municipal records and other documents
submitted during proceeding
LEGAL ASPECTS OF COMMISSION CONDUCT
Ex Parte Contact
Occurs when a commissioner has private communications with someone who has an interest in a quasi-judicial matter before the commission.
Provides a commissioner with information not available to other commissioners. – It can (or is meant to) influence decisions outside public
session.
Violates “due process” in quasi-judicial matters. To correct ex parte contact:– Disclose contact and substance of conversation at meeting.
Get the evidence on the record!– State whether you can still provide unbiased input.
Conflict of Interest
A person has a conflict of interest when he or she has a substantial financial interest in a matter before the commission.
State law does not define the term “substantial financial interest”. Local code of ordinances should define this term.
A planning commissioner cannot vote on any matter in which he or she has a substantial financial interest [AS 29.20.010 (a)(4)].
City of AkutanConflict of Interest
2.20.070. Conflicts of interest. A councilmember or other officer or employee of the city
shall disqualify himself from participating in any official action in which he has a substantial financial interest.
City of Nome2.05.070 Conflicts of Interest
(e) Notwithstanding any other provision of this section, a municipal employee or official shall not participate in any official action in which that employee or official has a substantial financial interest, provided however that a city council member may participate in a matter if the ruling on the declaration filed pursuant to subsections (a) and (b) of this section determines that the city council member shall vote on the matter.
City of NomeConflict of Interest
(a) A municipal employee or official shall make a written declaration as provided in subsection (b) of this section when the municipal employee or official is or may become involved in an official action which:… involves significant financial gain or… involves a breach of public trust obligation…
(b) The declaration required by this section shall be filed with the presiding officer as described in subsection (c) of this section and shall describe with particularity…
(c) A ruling on whether an employee or official may participate in an official action shall be issued promptly by the presiding officer…
(d) The following factors shall be considered in making a ruling on a declaration filed pursuant to this section…
City and Borough of Juneau
01.45 Conflict of Interest Standards of Conduct Disclosures, Declarations,
and Complaints Enforcement Procedures Penalties General Provisions
Open Meetings Act
AS 44.62.310 (a): All meetings of a governmental body of a public entity are open to the public [with certain exceptions].
Ensures public has reasonable opportunity to observe governing decision-making.
In general terms, the act requires: Open forum for decision-making Reasonable public notice of meetings Teleconferencing for public meetings Voting publicly on the record Executive sessions
THE COMPREHENSIVE PLAN
What is a Comprehensive Plan?
A blueprint for guiding community development.
A flexible document, not a uniform template.
A visionary document attempting to anticipate future events and needs.
A statement of policies, goals, and standards.
What is a Comprehensive Plan? (continued)
Provides a policy framework for decision-making regarding land use, transportation, housing, public facilities, and economic development.
Includes information on the many facets of a community including demographics, physical conditions, land use, environment, transportation, legal matters, and fiscal conditions.
Reflects the vision and direction of residents!
A High-Quality Comprehensive Plan:
A systematic and comprehensive collection and analysis of data
Clear and comprehensive goals Specific action-oriented policies
for implementation Local official support Local community support Current data and policies
Why Have a Comprehensive Plan?
Fulfills legal obligation Meets grant eligibility
requirements Guides community and
economic development Guides decision-making Establishes basis for
regulation Coordinates policy Provides “blueprint” for
growth Represents future
vision
City of Akutan8.10.100 Planning
functionsThe planning functions of the
planning commission are as follows: A. To prepare and submit to the city council for approval
from time to time plans for the systematic development of the city as a place of residence and business;
Aleutians East BoroughComprehensive Plan
40.10.010 Description and PurposeThe Comprehensive Plan is a guide for the systematic and
organized physical, social, and economic development, both public and private, of the Borough and serves as a long-range policy guide for the development of the Borough as a whole…
The purpose of the Comprehensive Plan: Encourage maximum, sound, and reasonable development and
use of renewable and nonrenewable resources within the Borough;
Minimize adverse impacts of such development… Promote a healthy and stable ecosystem; Minimize the occurrence of incompatible land uses; and Promote the health, welfare, and safety of Borough residents.
Aleutians East BoroughComprehensive Plan
40.10.010 Description and PurposeThe Comprehensive Plan shall be implemented through the
adoption and application of:
Land use regulations Conditional use and other permitting Zoning Platting Site Development And other land use and related regulations
PLAN IMPLEMENTATION
Plan Implementation Includes:
Zoning regulations
Zoning authorizations
Subdivision regulations
Additional implementation tools
AS 29.40.040 Land Use Regulation
In accordance with a comprehensive plan adopted under AS 29.40.030 and in order to implement the plan, the assembly by ordinance shall adopt or amend provisions governing the use and occupancy of land that may include, but are not limited to, zoning regulations restricting the use of land and improvements by geographic districts.
Zoning Regulations
Zoning Code Components: Map depicting zoning districts including residential,
industrial, and commercial. Text indicating permitted, conditionally permitted, and
prohibited land uses.
Zoning is the conventional method of land use regulation that divides a municipality into districts or zones and adopts regulations concerning land use, placement, and building size, and space.
It classifies land according to use (residential, commercial, industrial) and establishes standards governing each use.
The Purpose of Zoning
Promotes public safety, health, and general welfare.
Segregates incompatible land uses and activities.
Protects property values. Regulates property use in accordance
with community standards and values. Creates uniform land use regulations. Establishes ground rules for
development through public process. Prevents or reduces nuisances. Conserves land for appropriate uses.
Zoning Authorizations
Zoning ordinance includes:
Minimum lot size, lot width/depth, setbacks between structures, maximum building height, max/min lot coverage, and signage.
Zoning related authorizations including variances, conditional use permits, planned unit developments, home occupations, accessory uses, and non-conforming uses.
Conditional Use Permit
Land use not allowed outright in a particular zone, but could be permitted if conditions attached reduce or eliminate negative characteristics making the activity compatible with surrounding allowed uses.
Also called “special exceptions” or “special permits”.
Example: Church in a residential neighborhood.
Municipalities are free to design a conditional use permitting system. Caution: avoid use of vague standards.
Variance
A variance is an exception from the strict terms of the zoning (or platting) code.
It is a waiver of the provisions of the zoning ordinance when strict application of the ordinance would cause exceptional, practical difficulties, or undue hardship to the property owner.
Property standards are adjusted because the specific location, topography, shape, size, or other environmental features of the lot make it impossible to comply with zoning regulations as written.
Variances Under AS 29.40.040(b)
According to Alaska law, a variance may not be granted if:
The special conditions that require the variance are caused by the person seeking the variance.
The variance will permit a land use in a district in which that use is prohibited.
The variance is sought solely to relieve financial hardship or inconvenience.
When Can a Variance be Granted?
Variances are granted when some unique condition related to the land (e.g., stream, steep embankment, rock outcrop) makes it impossible to comply with terms of zoning code.
Hardship must be linked to feature of land.
Applicant required to show neighbors will not be adversely affected by granting a variance.
Variances most often granted for relief from setback requirements, building height, or lot coverage.
City of Akutan 7.10.070 Variances
A request for variance may be initiated only by the property owners or his authorized agent. An application for a variance from the dimensional requirements of the zoning districts set forth in Chapter 2 shall be made in writing to the Planning Commission. The application shall demonstrate:
1. Special conditions exist which are peculiar to the property involved and which are not applicable to other properties in the same district;
2. The strict interpretation of the chapter would deprive the applicant of rights enjoyed by other properties in the same district;
3. That the special circumstances do not result from actions of the applicant and do not merely constitute financial hardship or inconvenience, and
4. That granting the variance will be in harmony with the intent of the district and not injurious or detrimental to the public welfare or surrounding environment.
Subdivision Regulations
Guides the conversion of land into improved or developed land consistent with technical requirements and community standards.
Shapes a community’s character.
Subdivision Regulation Ordinance – regulates land division into building lots for the purpose of sale, development, or lease. – Specifies procedure when land is subdivided and
built upon.– Assures land development is appropriately and
consistently completed.
Why Regulate Land Subdivision?
To assure newly created lots do not become or do not create unanticipated costs for owners, municipality, or neighbors.
Establish street pattern design
Establish consistent street design dimensions
Provide utility easements
Provide water supply and sewage disposal
Develop lot layout and ensure access
Additional Plan Implementation Tools
Municipal Land Management Program
Municipal land disposal methods
Capital Improvement Program
Alaska Coastal Management Program
Statewide Transportation Improvement Program
Sanitation master plans
Municipal budget Design review
standards Floodplain regulations State and Federal
planning programs Historic preservation
standards Environmental impact
assessments
Annexation Summary
Alaska’s Constitution and statutes provide that corporate boundaries of cities may be adjusted to allow cities to accommodate growth and adapt to changing needs.
3 AAC 110.420. Petition
(a) A proposal for one or more actions by the commission under this chapter is initiated by filing a petition and a supporting brief with the department.
(b) A petition must be filed on a form approved by the commission and provided by the department. The petition must be accompanied by all exhibits required by the department.
(c) A supporting brief must address relevant constitutional, statutory and regulatory standards applicable to the proposed action, and include a detailed explanation of how the standards apply to the proposed action.
Standards for Annexation to Cities
Need Character Resources Population Boundaries Best Interests of the State
Annexation Process
File the Petition Public Review and
Comment Analysis Hearing, Decision,
and Reconsideration
Implementation
Annexation Guidance Encourage public input Define objectives Consider opposition
arguments Consider alternatives to
annexation Select annexation
method Consider annexation
standards Consider how to
implement annexation Conduct Public hearings Seek technical
assistance
LBC Contact
Brent WilliamsLocal Government SpecialistDivision of Community and
Regional AffairsDepartment of Community,
Commerce, and Economic Development
550 West 7th Ave., Suite 1770
Anchorage, AK 99501-3510Phone: (907) 269-4559 Fax: (907) 269-4539E-mail: [email protected]
www.commerce.state.ak.us/dca/lbc/
lbc.htm
Concluding Thoughts
Planning is a collective effort between citizens, elected officials, and the planning commission.
When an effective and collaborative planning process flourishes in a community, the vision of the citizens, planning commissioners, and elected officials can be achieved.
Questions or Comments?
Nicole Grewe, Ph.D. Division of Community and Regional
AffairsPlanning and Land Management
Section
Direct: (907) 465-8249Email: [email protected]