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County explores clustering, development agreements, landscaping and permit-streamlining in code rewrite
Summary
Consultants recommended modern zoning practices — clustering, development agreements, clearer use tables, objective standards for staff review, and landscaping/parking standards — to make the code user-friendly and reduce reliance on conditional use permits while protecting rural character.
Roger Eastman outlined a series of code-organization and standards changes intended to simplify administration and implement the comprehensive plan.
Key recommendations included reorganizing the code into logical chapters with tables that list permitted uses by zone, clarifying minor vs. major review thresholds, introducing development agreements for large projects, and incentivizing clustered subdivisions through density bonuses. Eastman said clustering can preserve sensitive areas and reduce infrastructure costs by concentrating lots where wastewater and water services are feasible.
On development standards, the consultants proposed targeted landscaping (xeriscape) requirements for multifamily, commercial and public facilities; reduced parking minimums where appropriate; standards for permeable paving; and optional EV and bicycle provisions (with local discussion about whether to require EV infrastructure). Sign rules will be revised for content-neutrality consistent with recent court guidance.
Commissioners raised standard implementation questions: who maintains open space in clustered subdivisions, the administrative burden of additional standards, code enforcement capacity, and timing impacts if CUPs or zone changes are shifted between staff, the Planning & Zoning Commission and the Board of Supervisors. Staff and consultants agreed to produce flowcharts and clearer thresholds for public review.
