I have been thinking a lot over the past 6 to 9 months regarding public participation in planning. A lot of it stems from involvement with the recent rezoning efforts. Some stem from other areas, such as Willand Pond, and a final aspect could be linked to the fact I am a social person, by nature.
Over the fall, I attended a workshop on Form Based Code (FBC). This was just before Dover's City Council voted to adopt the proposed zoning, and I was partaking in a conference sponsored by the New England Chapter of the Congress for New Urbanism on Form Based Code. I spoke, with Steve Whitman, our consultant, on Dover's development of the FBC. During the discussion, I spoke to working with the public and redrafting the code to reflect community concerns. One architect, who was also presenting his draft of a code for a community in Connecticut, who I admire, commented that public participation is one thing, but he felt I went too far and had let the public control the document.
I disagreed with him. I understand his concern, those of us with a technical knowledge should work with the public to educate and motivate for new trends etc, and should be proud of the education. That said, we can not be snobs about it. We can not be the educated elite. What we did with the FBC, and other amendments, was work with the end user - the public - to craft the regulations so that they fit the community of Dover (the City of Dover is the municipal infrastructure). The changes we developed are part of our role as facilitators of public discourse regarding community vision.
I think we need to remember that at the end of the day the public has to be ready for new regulations, and has to support them. Somethings take time to develop and need to be reviewed and formulated more than once, and that is OK. In the end I think that my architect friend is not wrong, just has a different set of glasses on than I do. He is looking at planning as a private consultant, and not as a public official. There is a lot of difference.
Getting the public involved in planning is not the easiest thing in the world. Planning is an intangible, and not as easily to relate to as public works, fire or police operations. You can't see a plan as easily as you can see the pothole in the street, or the fire being put out, or the suspect apprehended. Planning is integral to all aspects of the community, and is important, but until a project is in someone's backyard they don't realize they need our profession.
I am hoping over the next year to work on that. Participation and understanding of Planning and its role in the community is important. Whether it is drafting, with public involvement, the Master Plan, reviewing the Capital Improvements Program, or reviewing a plan for conformity with the above, planning is around the public.
I have been lucky to work for the past 12 years for an organization that encourages the public to be involved. I think it is vital that my department is not called the Planning Department, but is called the Department of Planning and Community Development. The Community moniker refers to the fact that Dover is an entitlement community and receives federal dollars to assist with urban vitality. I see it as being beyond that. My staff are active in the community, whether as a basketball coach, a non-profit board member, a participant in community activities (Apple Harvest Day, Cochecho Arts Festival etc) and when recognized myself and those that work for me are happy to discuss issues and goings on. We are proud to be part of the community.
To that end we can do more. I have hoped to really get this blog going more actively. It hasn't happened yet, but will. I have a FaceBook page to come online soon, and have an idea for other interactive functions. Over the past year, we have amended our web site to include a Google Map of projects before the Planning Board. There is more we can and will do with this technology.
A final piece I see is direct one on one discussions. I had the pleasure of meeting with residents in November regarding the zoning code amendments. I held two (2) information sessions that were attended by the public. There was no agenda, and no program. I showed up and was there to answer questions. I would like to continue this process. In that vein, beginning in February I will start what I see as a "Brown Bag Planning Breakfast" I will find a location and invite people to meet with me to discuss whatever planning topics they find important. This will be a simple back and forth discussion, no notes, no recording, no pressure.
My hope is that this forum will be similar to Coffee With the Mayor and allow residents, business owners and development agents to come forward and be part of the process. Watch for the update, and thanks for being part of the community.
Tuesday, January 19, 2010
What we did in December
Every month, I submit to the City Manager a listing of activities, tasks and services that the Department of Planning and Community Development accomplishes. I thought it might be useful to start posting that report for readers of this blog. I will liven it up a bit so that it flows better. Thanks for reading....
PLANNING:
Task: Support and implement energy reduction initiatives that reduce operation costs and/or have reasonable payback periods associated with reductions in energy/fuel consumption.
The Department of Planning and Community Development continues to coordinate between City staff and JCI on associated with the energy contracts. Rick Jones is monitoring the work and overseeing the three JCI contracts. The State of New Hampshire approved the contract for the Waste Water Treatment Plant, and the City Manager has signed it. Rick facilitated finding space within City Hall for JCI to utilize on site during the implementation o the improvements.
The Federal funding website has the City listed as a grant awardee for the EECBG funds but to date, we have not officially heard from them or received the contracts for Mike Joyal to Sign.
The City along with JCI applied for rebates available from PSHN for all facilities and JCI confirmed that PSHN has received them. JCI is working to get PSNH to do the pre inspection on all the facilities as part of their approval process.
JCI also sent submittals for Facility Improvement Measures (FIM) 1, 2, 3, 6 & 10. These measures are part of the larger plan that includes 15 improvements to be implemented. To date one FIM, FIM 15 – replacing the boiler at the Library, has been completed.
Task: Maintain accessibility and routinely seek to proactively engage and communicate with public to learn of concerns, as well as, inform and educate regarding community issues by regularly attending and participating in public meetings, neighborhood forums, community events and addressing community organizations and media.
The Department of Planning and Community Development developed multiple printed and web based information outlets for the upcoming implementation of the multi-space parking meter system.
Planning and Community Development staff presented to the Planning Board its developer’s handbook. This roadmap for development in Dover was created to assist property owners, developers and their agents, as well as abutters to projects to understand the development process.
Finally, Planning and Community Development staff sent letters to local development professionals outlining improvements to the process which will begin in January. These improvements include increased use of electronic transmissions of plans and an increase on public visibility.
GENERAL DEPARTMENT UPDATES:
FOCUS/GOALS:
The focus for the Department of Planning and community Development was on the approval and update of Chapter 170 of the City of Dover code, Zoning. The staff prepared an updated text version including all the amendments approved by the City Council. In addition, staff reviewed the text and considered formatting and clerical work to ensure that the document was consistent and that formatting was correct. Finally, an updated version of the chapter was transmitted to the Planning Board.
A further focus has been coordinating the installation of the pay and display parking meters on Henry Law Avenue, in the Orchard Street parking lot and the Belknap parking lot (located off Central Avenue). Bruce Woodruff has been coordinating with the vendor (Parkeon), the Parking Commission, and other city staff.
During the month of December, the multi-space meters were installed and in-house training was accomplished. The meters were tested and made operational, this included the web based back office software, credit card processing and ordering of signage.
The Department of Planning and Community Development developed a multi faceted public education program, including a web site with information about the program, brochures, pamphlets and flyers which were prepared and distributed to businesses and placed on parked cars. Finally, meetings were coordinated with the Chamber of Commerce, Children’s Museum of New Hampshire and Main Street, and display boards were developed for City Hall.
The Department of Planning and Community Development also worked to develop a resolution that the City Council approved a resolution regarding acceptance of credit card payments Planning staff worked with the City Attorney to perform legal research reviewing the status/meaning of deeded easements for parking within the Orchard Street parking lot.
DEPARTMENTAL COLLABORATION & ENHANCEMENTS
Planning and Community Development staff coordinated concept plan reviews on four potential site plans with the Community Services Department and/or Inspection staff. One project is located in the downtown core, one is on Dover Point, one is on Central Avenue, and the last is a mixed use project also on Central Avenue.
Planning and Community Development staff met with the Economic Development Director and City Manager to review opportunities with the owner of the McIntosh College properties.
Planning and Community Development staff met with the Economic Development Director to assist with disseminating information about Enterprise Park, the Guide to Dover, and the implementation of the ERZ districts in Dover.
Planning and Community Development staff assisted the Community Services and Inspection staff with a review of outstanding issues on several projects, and took the lead on reaching out to the developers. The plans/projects are as follows:
• Gas station at the intersection of Locust and Central Avenue
• Moore Building on Locust Street
• Subdivision of land on Gladiola Way (three separate issues)
• Regent Drive multi-residential complex.
• Picnic Rock subdivision
• Dunn’s Bridge multi-residential complex
• Village at Thornwood Commons
• Austin Concrete
• 1 Main Street renovations
ACKNOWLEDGEMENTS & EVENTS
Clerk/Typist Michelle Beauchamp began on December 1, 2009. Michelle is a part time employee and has previous land use clerk experience at the local and regional levels.
PLANNING:
Task: Support and implement energy reduction initiatives that reduce operation costs and/or have reasonable payback periods associated with reductions in energy/fuel consumption.
The Department of Planning and Community Development continues to coordinate between City staff and JCI on associated with the energy contracts. Rick Jones is monitoring the work and overseeing the three JCI contracts. The State of New Hampshire approved the contract for the Waste Water Treatment Plant, and the City Manager has signed it. Rick facilitated finding space within City Hall for JCI to utilize on site during the implementation o the improvements.
The Federal funding website has the City listed as a grant awardee for the EECBG funds but to date, we have not officially heard from them or received the contracts for Mike Joyal to Sign.
The City along with JCI applied for rebates available from PSHN for all facilities and JCI confirmed that PSHN has received them. JCI is working to get PSNH to do the pre inspection on all the facilities as part of their approval process.
JCI also sent submittals for Facility Improvement Measures (FIM) 1, 2, 3, 6 & 10. These measures are part of the larger plan that includes 15 improvements to be implemented. To date one FIM, FIM 15 – replacing the boiler at the Library, has been completed.
Task: Maintain accessibility and routinely seek to proactively engage and communicate with public to learn of concerns, as well as, inform and educate regarding community issues by regularly attending and participating in public meetings, neighborhood forums, community events and addressing community organizations and media.
The Department of Planning and Community Development developed multiple printed and web based information outlets for the upcoming implementation of the multi-space parking meter system.
Planning and Community Development staff presented to the Planning Board its developer’s handbook. This roadmap for development in Dover was created to assist property owners, developers and their agents, as well as abutters to projects to understand the development process.
Finally, Planning and Community Development staff sent letters to local development professionals outlining improvements to the process which will begin in January. These improvements include increased use of electronic transmissions of plans and an increase on public visibility.
GENERAL DEPARTMENT UPDATES:
FOCUS/GOALS:
The focus for the Department of Planning and community Development was on the approval and update of Chapter 170 of the City of Dover code, Zoning. The staff prepared an updated text version including all the amendments approved by the City Council. In addition, staff reviewed the text and considered formatting and clerical work to ensure that the document was consistent and that formatting was correct. Finally, an updated version of the chapter was transmitted to the Planning Board.
A further focus has been coordinating the installation of the pay and display parking meters on Henry Law Avenue, in the Orchard Street parking lot and the Belknap parking lot (located off Central Avenue). Bruce Woodruff has been coordinating with the vendor (Parkeon), the Parking Commission, and other city staff.
During the month of December, the multi-space meters were installed and in-house training was accomplished. The meters were tested and made operational, this included the web based back office software, credit card processing and ordering of signage.
The Department of Planning and Community Development developed a multi faceted public education program, including a web site with information about the program, brochures, pamphlets and flyers which were prepared and distributed to businesses and placed on parked cars. Finally, meetings were coordinated with the Chamber of Commerce, Children’s Museum of New Hampshire and Main Street, and display boards were developed for City Hall.
The Department of Planning and Community Development also worked to develop a resolution that the City Council approved a resolution regarding acceptance of credit card payments Planning staff worked with the City Attorney to perform legal research reviewing the status/meaning of deeded easements for parking within the Orchard Street parking lot.
DEPARTMENTAL COLLABORATION & ENHANCEMENTS
Planning and Community Development staff coordinated concept plan reviews on four potential site plans with the Community Services Department and/or Inspection staff. One project is located in the downtown core, one is on Dover Point, one is on Central Avenue, and the last is a mixed use project also on Central Avenue.
Planning and Community Development staff met with the Economic Development Director and City Manager to review opportunities with the owner of the McIntosh College properties.
Planning and Community Development staff met with the Economic Development Director to assist with disseminating information about Enterprise Park, the Guide to Dover, and the implementation of the ERZ districts in Dover.
Planning and Community Development staff assisted the Community Services and Inspection staff with a review of outstanding issues on several projects, and took the lead on reaching out to the developers. The plans/projects are as follows:
• Gas station at the intersection of Locust and Central Avenue
• Moore Building on Locust Street
• Subdivision of land on Gladiola Way (three separate issues)
• Regent Drive multi-residential complex.
• Picnic Rock subdivision
• Dunn’s Bridge multi-residential complex
• Village at Thornwood Commons
• Austin Concrete
• 1 Main Street renovations
ACKNOWLEDGEMENTS & EVENTS
Clerk/Typist Michelle Beauchamp began on December 1, 2009. Michelle is a part time employee and has previous land use clerk experience at the local and regional levels.
Monday, December 14, 2009
Multi-Space Parking Meters “Go-Live” in Dover on Monday, January 4, 2010
The City of Dover will activate 9 multi-space, solar-powered parking meters at three locations beginning Monday, January 4, 2010. This is the first time that Dover has purchased parking meters that accept credit and debit cards, one dollar coins, quarters, dimes and nickels. Five of the new meters will be replacing 82 electronic, single space meters that are very near the end of their service life. This is phase one of a two phase state-of-the art, pay and display meter rollout that will cover the central business district, both on-street and public off-street parking, ultimately bringing a system approach to Dover’s parking infrastructure. The system will be reviewed and adjusted as needed by the City’s Parking Commission.
The three locations are the Orchard Street Parking lot, located between Central Avenue and Chestnut Street, the Belknap Parking lot, located next to the Masonic Temple Building between Central Avenue and Locust Street and the section of Henry Law Avenue between Washington Street and George Street where there are angled parking spaces. The Henry Law location is the only site where there aren’t currently parking meters.
To ensure that the meters are being used properly, Parking Enforcement Officers acting as ambassadors, will circulate at the meter locations over the next several days following the go-live date of Monday January 4th, distributing printed instructions, offering assistance and answering questions about the new meters. City Staff also plan on visiting the Chamber of Commerce and Main Street in two sessions to provide an overview of the program and to provide printed material. The Planning Department is supplying brochures to downtown businesses, the Mills and the Children’s Museum, to name a few. It’s a great step forward in replacing equipment used in our everyday operations with up-to-date technology. “The new meters are both customer friendly and technically advanced, and I expect that they will improve the city's parking system and move the City one step closer to convenient, adequate, “worry free” parking for all the different kinds of parkers in downtown”, said City Planner Bruce Woodruff.
The multi-space meters were purchased from Parkeon, Inc., an international company with U.S. offices in Moorestown, New Jersey. The City chose Parkeon's product after a lengthy review process by a selection committee representing various city departments. In addition, the City’s consultant for the parking garage study and the City’s ad-hoc garage financial feasibility committee reached out to both the Chamber and downtown merchants with this concept.
The model of Parkeon meter purchased by the City of Dover is known as the Strada Rapide. Nine meters were purchased. The Strada Rapide is a pay and display type meter, referring to the receipt dispensed by the meter that must be left on the drivers side dash face up to prove that payment has been made. It is a newly designed model of meter that has also recently been purchased by several parking authorities across the Country. The Strada Rapide offers a number of attributes of interest to the City of Dover. Some of which are:
Payment Options - Providing payment options improves customer service by making both City lot and on-street parking in Dover more convenient for drivers. Nickels, dimes, quarters, dollar coins, and credit and debit cards with Discover, MasterCard or Visa logo, will be accepted for payment. Credit/debit payments will be processed and authorized on-line and in real-time for security purposes. Furthermore, the credit/debit option will help to streamline the collection process for the City, which last year collected thousands of dollars in coins.
Multi-Lingual Capability - The City's new meters have been programmed to provide payment instructions in three different languages. Drivers using the new meters can receive instructions in English, French or Spanish.
Wireless Communication - Wireless communication will inform the City of a problem with any particular meter, such as, if the machine is running low on paper for receipts or if there is a jam in the coin slot. This will allow staff to service the meters quickly and efficiently. Furthermore, unlike the electronic meters that may be put out of service if the coin slot is jammed, the multi-space meters will continue operating if one of the two payment options is out of service. Data transactions, financial records, and reports are processed instantly using the web-based back office software.
Anti-Vandalism Features - The exterior of the meter is finished with an anti-graffiti coating to allow for easy clean-up. Also, the door of the meter is outfitted with an alarm designed to notify the city immediately if the meter is opened at an unauthorized time.
Parking Options – Parkers will now be able to park in any of the City’s three pay and display areas using the same ticket provided there’s enough time left on the ticket, greatly increasing parking location flexibility for the user. Since Dover’s ticket has been designed with a tear-off stub receipt, there is an opportunity to implement traditional shop and park programs as other municipalities and their downtown merchants have done.
City Planner Bruce Woodruff said ,"Throughout this process, we have worked to ensure that the meters we chose fit the specific needs of the City of Dover. As a result, we do not expect to experience with these new meters the same few persistent problems that we have encountered with our older obsolete single head meters, specifically vandalism, service issues and payment restrictions. These new meters will be customer friendly, and will enable retail customers, workers and visitors to park more easily without having to fish for change”.
The three locations are the Orchard Street Parking lot, located between Central Avenue and Chestnut Street, the Belknap Parking lot, located next to the Masonic Temple Building between Central Avenue and Locust Street and the section of Henry Law Avenue between Washington Street and George Street where there are angled parking spaces. The Henry Law location is the only site where there aren’t currently parking meters.
To ensure that the meters are being used properly, Parking Enforcement Officers acting as ambassadors, will circulate at the meter locations over the next several days following the go-live date of Monday January 4th, distributing printed instructions, offering assistance and answering questions about the new meters. City Staff also plan on visiting the Chamber of Commerce and Main Street in two sessions to provide an overview of the program and to provide printed material. The Planning Department is supplying brochures to downtown businesses, the Mills and the Children’s Museum, to name a few. It’s a great step forward in replacing equipment used in our everyday operations with up-to-date technology. “The new meters are both customer friendly and technically advanced, and I expect that they will improve the city's parking system and move the City one step closer to convenient, adequate, “worry free” parking for all the different kinds of parkers in downtown”, said City Planner Bruce Woodruff.
The multi-space meters were purchased from Parkeon, Inc., an international company with U.S. offices in Moorestown, New Jersey. The City chose Parkeon's product after a lengthy review process by a selection committee representing various city departments. In addition, the City’s consultant for the parking garage study and the City’s ad-hoc garage financial feasibility committee reached out to both the Chamber and downtown merchants with this concept.
The model of Parkeon meter purchased by the City of Dover is known as the Strada Rapide. Nine meters were purchased. The Strada Rapide is a pay and display type meter, referring to the receipt dispensed by the meter that must be left on the drivers side dash face up to prove that payment has been made. It is a newly designed model of meter that has also recently been purchased by several parking authorities across the Country. The Strada Rapide offers a number of attributes of interest to the City of Dover. Some of which are:
Payment Options - Providing payment options improves customer service by making both City lot and on-street parking in Dover more convenient for drivers. Nickels, dimes, quarters, dollar coins, and credit and debit cards with Discover, MasterCard or Visa logo, will be accepted for payment. Credit/debit payments will be processed and authorized on-line and in real-time for security purposes. Furthermore, the credit/debit option will help to streamline the collection process for the City, which last year collected thousands of dollars in coins.
Multi-Lingual Capability - The City's new meters have been programmed to provide payment instructions in three different languages. Drivers using the new meters can receive instructions in English, French or Spanish.
Wireless Communication - Wireless communication will inform the City of a problem with any particular meter, such as, if the machine is running low on paper for receipts or if there is a jam in the coin slot. This will allow staff to service the meters quickly and efficiently. Furthermore, unlike the electronic meters that may be put out of service if the coin slot is jammed, the multi-space meters will continue operating if one of the two payment options is out of service. Data transactions, financial records, and reports are processed instantly using the web-based back office software.
Anti-Vandalism Features - The exterior of the meter is finished with an anti-graffiti coating to allow for easy clean-up. Also, the door of the meter is outfitted with an alarm designed to notify the city immediately if the meter is opened at an unauthorized time.
Parking Options – Parkers will now be able to park in any of the City’s three pay and display areas using the same ticket provided there’s enough time left on the ticket, greatly increasing parking location flexibility for the user. Since Dover’s ticket has been designed with a tear-off stub receipt, there is an opportunity to implement traditional shop and park programs as other municipalities and their downtown merchants have done.
City Planner Bruce Woodruff said ,"Throughout this process, we have worked to ensure that the meters we chose fit the specific needs of the City of Dover. As a result, we do not expect to experience with these new meters the same few persistent problems that we have encountered with our older obsolete single head meters, specifically vandalism, service issues and payment restrictions. These new meters will be customer friendly, and will enable retail customers, workers and visitors to park more easily without having to fish for change”.
Monday, November 9, 2009
A Dog Park is Coming
The City of
According to the letter sent to residents in the neighborhood, Director of Planning Christopher Parker and Recreation Director Gary Bannon are organizing this meeting to discuss the creation of a dog park at
The Master Plan sites
Residents and the public are invited to attend the meeting at the park on Saturday November 14, 2009 at 9 am. The goal of the meeting is to begin a dialog regarding the creations of the park within the existing park. Planning Director Christopher Parker confirmed that the amenity will be created within the existing confines of
According to Recreation Director Gary Bannon variety is important to the project. “We didn’t just want to fence in an open area, we want to create a fun environment for dogs and their owners. We will have a wooded area, as well as an open area. There will be shade for users. Also we are looking at having a separate area for smaller dogs.” There is a water service line on the property as well, so water will be available to dogs.
The dog park will add to the existing park, which includes a basketball court, playground, two tennis courts, and a large multi-purpose field. Recently, the City Council passed an ordinance banning dogs from athletic fields, and play areas, so staff felt that an alternative was needed to be provided. “Looking at the data in the appendix to the Master Plan, and based upon residents who have asked about it, it appears we have a need for a dog park in
The park will be constructed using fees paid by developers who have created projects in the nearby area. These projects contributed funds to be used to enhance
Should the weather not cooperate, an indoor site to relocate will be made available, and signs will be posted at the park directing participants to it. The Planning Director stressed that this meeting is open to all, and encourages all to attend this meeting.
For more information regarding the Long Hill Memorial Park Neighborhood meeting please contact the City of Dover Planning Department at 516-6008.
The Public Is Invited to Zoning Information Sessions
The City of
At the October 14th, 2009 City Council meeting the Council tabled final action on the amendments pending two “informal” sessions for residents to learn about the amendments. According to Planning Director Christopher Parker, the sessions will be a relaxed question and answer based session. “My intention is not to have a presentation for attendees, rather Planners will be available to answer questions and help residents understand the amendments.”
Following the lead of the City Manager’s quarterly Dover Discussion sessions, there will be a free flow discussion regarding the amendments. Parker stated that there will be maps on the wall showing the 2 areas proposed for changes in zoning districts, and exhibits for the Form Based Code development, but they will be resources and not the sole discussion point. “My hope is to help people understand the 29 amendments, of which over half are housekeeping in nature.”
These sessions continue the interact process used to develop and promote these amendments. Included in this process have been numerous opportunities ranging from a Visual Preference Survey, two charrette, stakeholder interviews, and 4 public hearings, the most recent of which was held the night of October 14th. The sessions will be open to all in the City, and Parker hopes that turn out is a good mixture of volunteers, policy makers and residents. “Planning staff is happy to engage the public and hopes that residents, business owners, and property owners will attend one if not both sessions. We have received positive feedback in our office on these proposals, and look forward to continuing to work with residents to understand them.”
On August 11, 2009 the Planning Board forwarded 29 amendments to Chapter 170 – Zoning to the City Council for adoption. Work on these amendments began in May of 2008, though the genesis of some reaches back to 2006 during the work to create the 2007 update to the Land Use Chapter of the Master Plan.
These amendments reflect an in-depth public review of the zoning code. Planners believe they are sound and based upon rational review and the contents of the 2007 Land Use chapter of the Master Plan. The Council held a workshop on September 2nd.
There are 17 “housekeeping” amendments. These are editorial/ clerical amendments, and reflect organizational changes and a goal of making the Zoning Code more user/reader friendly. Additionally, there are two environmental amendments in response to changes in State of
A handful of dimensional amendments reflect the desire to promote rear – private yards on smaller lots, and to review transfer of development rights programs and create incentives for redevelopment of industrial parcels, and to tweak districts to reflect development trends. Finally, there is the creation of a new downtown district, to replace the three in place today. This district embraces the principals of Form Based Code.
Form Based Code is designed to promote the historic development patterns in downtown
Previous to the Planning Board action, the Board held a public hearing on July 28th, 2009. At that meeting staff collected concerns and ideas, and made changes that were presented before the next public hearing on August 11th, 2009. These changes were approved as part of the overall proposed amendments, and mainly reflected concerns about architectural standards within the Form Based Code. Those standards are now suggestions and not requirements.
For more information regarding the information sessions, please contact the City of Dover Planning Department at 516-6008.
Thursday, August 6, 2009
Planning Efforts to Develop Community
I enjoy the fact that my title is Director of Planning and Community Development. While most people associate the department’s work with the planning side, the community development activities are equally important. In many ways we could just be considered the Community Development department, because planning should be part in parcel to community development.
As always, thanks for reading this.I am working on a way to schedule time for a weekly blog. Wish me luck.
Monday, June 29, 2009
Rezone- A palooza
Land Use regulations should be dynamic (to a certain point) and should not be considered set in stone (to a certain point). This is a theory that I learned over the years. It reflects the idea that land use regulations (zoning, site plan regulation and subdivision of land regulations) should not be drafted and forgotten. A community changes, and so should its regulations. These changes should not be just for change sake, but have substance and support behind them.
In 2006 the City began reviewing its land use chapter of our Master Plan. In New Hampshire, and much of the country Master Plans, AKA comprehensive Plans, are recommended for review every 5 to 10 years. A Master Plan looks at the past and future, by understanding where a community is, how it got there, and where it sees itself in 20 years.
Dover first began the Master Plan process in 1968 and has continued to update its Plan in the ensuing 40 years on a relatively consistent basis. The city has broken the overall Plan into several chapters and updates these chapters independently to ensure that the workload is spread evenly out over time. The land use chapter is the core chapter in the plan and is tied to all other chapters. It really sets the frame work for long term development of a community.
In 2006, city staff worked with the Planning Board to determine where the community saw itself developing in the 20 year time period. This was accomplished though a telephone survey, a visual preference survey and through interviews with key stakeholders. A group of volunteers, some Planning Board members, some not, met throughout 2007 to develop and draft the land use chapter.
Included in this chapter were some progressive and some conservative recommendations. The overall guiding principal was to create a development environment where new development reflects the values and context of the existing structures. This would be accomplished by updating regulations to adjust setbacks, building materials and lot dimensions.
Fast forward to May of 2008. The Planning Board broke itself into subcommittees to work on implementing changes to the land use regulations. The board followed a process it also followed in 2002/2003 when the same tasks were reviewed as a result of the 1998 Land Use Chapter. These subcommittees worked on environmental regulations, dimensional regulations, and quality of life regulations.
Over the past year, these subcommittees have pushed forward working on making changes large and small - tweaks to overhauls. Below is a summary of the proposed rezoning changes, as well as some staff housekeeping updates. Further posts will outline subdivision and site regulation proposals.
Environmental
The group tasked with environmental regulations review the most recent State regulations (RSAs) to ensure conformity. The recommended changes this subcommittee has put forward include updates to the Conservation District. This district includes land surrounding streams, rivers, ponds, and other water courses. The district also includes areas of 20% or greater slope.
Included in the updates is language to bring conformity with the changes to the Comprehensive Shoreland Protection Act that the State of NH enforces. Additionally, a definition for slope has been added, and a description of how to determine where land is at a 20% slope or not has been developed.
The updates also rework and update the Conditional Use Process, to give the Conservation Commission some guidance for reviewing a request. This will assist the Planning Board as it reviews and ultimately deliberates a requested Conditional Use Permit.
Finally, the group reviewed the City's Wetlands Ordinance. This ordinance was reviewed for conformity, but also to clarify some areas., In 2002, the ordinance was changed by reducing certain setbacks and increasing others. In 2009 the focus was on clarifying how those changes had reflected development, and tweaked to ensure continued community growth in a respectful manner.
Dimensional Changes
The dimensional group reviewed opportunities to adjust setbacks and other dimensional requirements. This group also looked at the build out scenario developed through the Land Use chapter and reviewed potential shifts in land use to accommodate the comm unites vision for growth.
The group reviewed opportunities to adjust zoning district placement and found that few areas needed attention. One area reviewed and recommended for adjustment is the area surrounding Exit 7 of the Spaulding Turnpike. These changes stem in part from an attempt to create 60+ units of residential on Mill Street. The community felt that this was too intense a development. One result of this rezoning process is the recognition that some development should be in this area, but at a less intensity. The resulting recommendation is to change the zoning for the area to the adjacent R-12 - medium density residential, whereby there could be 1 unit per 12,000 square feet of land. The accompanying recommendation is that the lots closest to Central Avenue should be a commercial zone, similar to the area at the intersection of Locust Street and central Avenue.
A further area rezoning suggested is the combination of multi-family residential districts to create less confusion between the 5 existing zones. In review the land use tables, it became clear that the City could combine 5 zones into 2 zones, and still offer variety and diversity in housing stock.
Another dimensional proposals include reducing front setbacks, and in some areas using the average setbacks for neighboring houses as a guide for determining front setbacks. This recommendation is coupled with increased rear setbacks to encourage larger usable rear yards. Moreover, a proposal is to set a set amount of wetlands buffer that can be counted as part of the yard to ensure that there is usable yard space.
Finally, the dimensional group also recommended a proposal for flexible reuses of the I-1 - restricted industrial zones. These are older factory spaces that exist in the inner city, that are ready for re-development and might benefit from diverse uses allowed in exchange for more context sensitive aesthetics and setbacks.
Form Based Code
In addition to the work the committees have been undertaking, there has also been a consul ant working to revise the downtown zoning to create development that is more context sensitive. This zoning style, known as form based code, looks to place stronger focus on form and less on function. The central business core would encourage multiple story buildings with durable materials and parking hidden behind the building, placing focus on the first floor on non-residential uses.
The consultant has worked over the past year to interview stakeholders, and held two charettes to understand what the community character of Dover is. This process has been very intense and has provided opportunity to preserve the past and enhance it as we move to the future.
Housekeeping
When the staff make recommendations they tend to editorial in nature. This is the case in 2009 as well. Last year the City Manager's budget moved building inspection services to the Fire Department. As an outgrowth of that, the Building Official is no longer the Zoning Administrator. Many of the staff changes are an effort to reinforce that change.
Additionally, staff has taken cues from other communities, and is suggesting that all definitions in the Zoning Code be in one section and be identified in capital letters throughout the chapter. This will signify that a word is a definition.
Moreover, staff was inspired by the tables generated by the consultant for the Form Based Code, and has revamped the table of dimensional regulations and the tables of uses to be more user friendly and navigable.
Finally, the staff is recommending some minor changes to the sign ordinance, extraction ordinance, and clarified the amendment procedures to ensure proper public participation is in place for future changes to the chapter.
All of these regulations can be found at the Planning Department's web page www.dover.nh.gov/planhome.htm
In 2006 the City began reviewing its land use chapter of our Master Plan. In New Hampshire, and much of the country Master Plans, AKA comprehensive Plans, are recommended for review every 5 to 10 years. A Master Plan looks at the past and future, by understanding where a community is, how it got there, and where it sees itself in 20 years.
Dover first began the Master Plan process in 1968 and has continued to update its Plan in the ensuing 40 years on a relatively consistent basis. The city has broken the overall Plan into several chapters and updates these chapters independently to ensure that the workload is spread evenly out over time. The land use chapter is the core chapter in the plan and is tied to all other chapters. It really sets the frame work for long term development of a community.
In 2006, city staff worked with the Planning Board to determine where the community saw itself developing in the 20 year time period. This was accomplished though a telephone survey, a visual preference survey and through interviews with key stakeholders. A group of volunteers, some Planning Board members, some not, met throughout 2007 to develop and draft the land use chapter.
Included in this chapter were some progressive and some conservative recommendations. The overall guiding principal was to create a development environment where new development reflects the values and context of the existing structures. This would be accomplished by updating regulations to adjust setbacks, building materials and lot dimensions.
Fast forward to May of 2008. The Planning Board broke itself into subcommittees to work on implementing changes to the land use regulations. The board followed a process it also followed in 2002/2003 when the same tasks were reviewed as a result of the 1998 Land Use Chapter. These subcommittees worked on environmental regulations, dimensional regulations, and quality of life regulations.
Over the past year, these subcommittees have pushed forward working on making changes large and small - tweaks to overhauls. Below is a summary of the proposed rezoning changes, as well as some staff housekeeping updates. Further posts will outline subdivision and site regulation proposals.
Environmental
The group tasked with environmental regulations review the most recent State regulations (RSAs) to ensure conformity. The recommended changes this subcommittee has put forward include updates to the Conservation District. This district includes land surrounding streams, rivers, ponds, and other water courses. The district also includes areas of 20% or greater slope.
Included in the updates is language to bring conformity with the changes to the Comprehensive Shoreland Protection Act that the State of NH enforces. Additionally, a definition for slope has been added, and a description of how to determine where land is at a 20% slope or not has been developed.
The updates also rework and update the Conditional Use Process, to give the Conservation Commission some guidance for reviewing a request. This will assist the Planning Board as it reviews and ultimately deliberates a requested Conditional Use Permit.
Finally, the group reviewed the City's Wetlands Ordinance. This ordinance was reviewed for conformity, but also to clarify some areas., In 2002, the ordinance was changed by reducing certain setbacks and increasing others. In 2009 the focus was on clarifying how those changes had reflected development, and tweaked to ensure continued community growth in a respectful manner.
Dimensional Changes
The dimensional group reviewed opportunities to adjust setbacks and other dimensional requirements. This group also looked at the build out scenario developed through the Land Use chapter and reviewed potential shifts in land use to accommodate the comm unites vision for growth.
The group reviewed opportunities to adjust zoning district placement and found that few areas needed attention. One area reviewed and recommended for adjustment is the area surrounding Exit 7 of the Spaulding Turnpike. These changes stem in part from an attempt to create 60+ units of residential on Mill Street. The community felt that this was too intense a development. One result of this rezoning process is the recognition that some development should be in this area, but at a less intensity. The resulting recommendation is to change the zoning for the area to the adjacent R-12 - medium density residential, whereby there could be 1 unit per 12,000 square feet of land. The accompanying recommendation is that the lots closest to Central Avenue should be a commercial zone, similar to the area at the intersection of Locust Street and central Avenue.
A further area rezoning suggested is the combination of multi-family residential districts to create less confusion between the 5 existing zones. In review the land use tables, it became clear that the City could combine 5 zones into 2 zones, and still offer variety and diversity in housing stock.
Another dimensional proposals include reducing front setbacks, and in some areas using the average setbacks for neighboring houses as a guide for determining front setbacks. This recommendation is coupled with increased rear setbacks to encourage larger usable rear yards. Moreover, a proposal is to set a set amount of wetlands buffer that can be counted as part of the yard to ensure that there is usable yard space.
Finally, the dimensional group also recommended a proposal for flexible reuses of the I-1 - restricted industrial zones. These are older factory spaces that exist in the inner city, that are ready for re-development and might benefit from diverse uses allowed in exchange for more context sensitive aesthetics and setbacks.
Form Based Code
In addition to the work the committees have been undertaking, there has also been a consul ant working to revise the downtown zoning to create development that is more context sensitive. This zoning style, known as form based code, looks to place stronger focus on form and less on function. The central business core would encourage multiple story buildings with durable materials and parking hidden behind the building, placing focus on the first floor on non-residential uses.
The consultant has worked over the past year to interview stakeholders, and held two charettes to understand what the community character of Dover is. This process has been very intense and has provided opportunity to preserve the past and enhance it as we move to the future.
Housekeeping
When the staff make recommendations they tend to editorial in nature. This is the case in 2009 as well. Last year the City Manager's budget moved building inspection services to the Fire Department. As an outgrowth of that, the Building Official is no longer the Zoning Administrator. Many of the staff changes are an effort to reinforce that change.
Additionally, staff has taken cues from other communities, and is suggesting that all definitions in the Zoning Code be in one section and be identified in capital letters throughout the chapter. This will signify that a word is a definition.
Moreover, staff was inspired by the tables generated by the consultant for the Form Based Code, and has revamped the table of dimensional regulations and the tables of uses to be more user friendly and navigable.
Finally, the staff is recommending some minor changes to the sign ordinance, extraction ordinance, and clarified the amendment procedures to ensure proper public participation is in place for future changes to the chapter.
All of these regulations can be found at the Planning Department's web page www.dover.nh.gov/planhome.htm
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