After more than four years, $325,000, countless meetings and the involvement of hundreds of residents, a new Land Use and Development Code was unanimously approved by the Durango Planning Commission on Wednesday.
The code is scheduled to go before the Durango City Council for its approval in March.
“When you say you’re going to streamline a code and make it easier to use, people assume it’s going to be shorter,” consultant Bret Keast said. “But in fact, it’s longer because it’s very descriptive of standards to eliminate unnecessary variances.”
The code will replace one adopted in 1989, which has undergone at least 160 amendments in the last 25 years. It will be fully searchable electronically for anyone considering a remodel, addition or new development.
“We wanted to establish a fair process that is clear, consistent, predictable and will allow developers to get timely decisions,” Keast said. “Durango was ahead of the curve on established-neighborhood ordinances, very proactive on design standards. You’re on top of the heap.”
The code is the result of the city’s Comprehensive Plan, which was adopted in 2007.
“The Comprehensive Plan lays out policies and directions,” Greg Hoch, director of Community Development, said. “These are the regulations that put that planning document into play.”
One new feature that will make it easier to calculate the formulas for determining everything from parking spaces needed to landscape requirements is a computer program the city is buying.
“People can sit at home and plug in their numbers to see what they need to do,” Hoch said. “We saw a demonstration of the program today, and we saw how robust it is, and how helpful it will be.”
There are a number of changes, including changing the Light Commercial zone to four separate areas with distinct differences, including Mixed Use-Arterial for Main Avenue north of the bridge and Mixed Use-Neighborhood for College Drive, East Eighth Avenue and properties along Florida Road.
“There is also a lot of consistency and commonality with the current code,” Keast said. “It served you long and well.”
One of the most controversial sections was Accessory Dwelling Units, which the Commission and Council adopted Oct. 15 after several public hearings.
Vacation rentals remain an issue that requires clarification. City staff recommended that the entire code be adopted as is, as the requirements in it are better than the current code on the subject.
“It takes about three months for a code to go into effect,” Hoch said. “That gives us time to hold public hearings and craft new code language to address issues such as parking and separation of rentals from residences in multiuse buildings for vacation rentals.”
Another change is that with more clearly defined standards and regulations, city staff members will have the authority to give approvals to more requests, clearing up Planning Commission and City Council meetings for other business.
“One of my questions when I heard that so much administration would be done by staff was ‘Will the public still have the opportunity to express their opinions and their grievances, to effect change?’” Commissioner Joe Lewandowski said. “But from reading the new code and talking to staff, I’m very confident that the public will be well involved with all city planning decisions.”
Because of all the public involvement in the process over the multiyear project, only about 15 people showed up for the public hearing Wednesday.
Before the vote, the commissioners thanked Keast, the staff members and all the residents who participated in the process. Commissioner Peter Tregillus singled out Commission Chairwoman Jan Derck, who attended all of the many meetings.
“I almost didn’t think this night was ever going to come,” she said as she gave her affirmative vote.
abutler@durangoherald.com
On the Net
For a complete version of the Durango Land Use and Development code, visit www.durangocodeupdate.com.
City staff members and consultants are continuing to fine-tune and define the code.
The code as revised at the request of the Planning Commission is scheduled to go in front of the City Council in March and is expected to go into effect two to three months later.
