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Consultants present diagnostic for unified development code; three zoning scenarios proposed
Summary
A Freese Nichols project manager told the Planning Commission that a diagnostic report recommends consolidating zoning and subdivision rules into a Unified Development Code and offered three scenarios for translating the city's zoning map to align with the Endeavor 2045 comprehensive plan. Staff will draft code modules through June with a target to return in August.
Consultants working on a land development code update presented a diagnostic report and three possible approaches for reorganizing Bartlesville's zoning and subdivision regulations.
"My name is Dawn Thomas, and I'm the project manager with Freese Nichols," said Dawn Thomas, who described the diagnostic report as the first phase of updating zoning and subdivision regulations to align with the city's comprehensive plan.
Thomas said the city retained the consultant to update zoning districts, use standards and development process language to promote housing choice, economic vitality and multimodal connectivity. The project team conducted stakeholder interviews, an open house, a staff tour and an online survey that drew about 90 respondents; Thomas said roughly 34% of survey respondents had previously used the city's development processes.
Key takeaways from engagement include requests to update sidewalk regulations, address drainage and code enforcement, allow a wider variety of housing types and make adaptive-reuse processes clearer. Thomas said the diagnostic identifies recommended revisions and points to preferred alternatives where multiple options exist.
One major recommendation is to consolidate the municipal zoning appendices and subdivision regulations into a single Unified Development Code (UDC) with consolidated definitions, a modern permitted-use table, and clarified procedures so applicants and staff can follow a single, consistent chapter.
Thomas presented three scenarios for transitioning the existing zoning menu:
- Scenario 1 (consolidation): A relatively conservative consolidation of existing districts into fewer categories tied to familiar district names, requiring less change to the zoning map.
- Scenario 2 (context-and-character): A context-based approach that uses comprehensive-plan character areas (rural, suburban, traditional) and applies district rules by context, with use descriptions and examples that allow greater flexibility and future-proofing.
- Scenario 3 (map overhaul): A closer alignment of parcel-level zoning to the future development map in Endeavor 2045 that would produce the clearest correspondences to desired development patterns but would require a heavier lift and significant notice to property owners.
Commissioners asked how the UDC would reduce recurring exceptions and variances. Thomas said the team will analyze common variance requests (for example, front-porch encroachments) and propose code changes that codify frequently granted exceptions so fewer applicants must pursue a formal variance.
The consultants also recommended a formalized interpretation process: staff written interpretations posted publicly and periodic housekeeping amendments to codify those interpretations.
On timing, Thomas said the team expects code drafting through June, to begin map updates around March, and to return a draft to the commission in August with a subsequent adoption schedule by elected officials in August.
Greg Collins, the city's special projects manager, encouraged commissioners to review a late revised report emailed to them and posted on the project website and invited individual follow-up questions.
