Kevin and friends, as always very thought provoking. Kevin asked that I share some of this so this ramble is really his fault...
#1 If your city has an inferiority complex you start out in a negative negotiating position.
#2 Urban Communities need to find ways to outperform suburbs on things besides education. We need to offer cool things to do, better access, better restaurants, better design etc. Unfortunately, sometimes our codes and these desires are at odds.
Having been the Planning Director etc for nearly 20 years in KCK I have seen the need for good design codes. For example, when a planning Commissioner from Olathe comes in and wants to build a POS weekly monthly rate no-tell hotel (where you just tore one down) you have to be able to tell him build that POS in his city - then come talk to me. BTW - he never came back. You have to be able to tell the really bad bar owners where crime is assured - no-way. etc...
You need design standards to be sure the quality of the burbs is maintained - that's no big deal. But then you need the same - or close to the same standards in the urban area to be sure you don't create 2 different and unequal cities.
Design standards almost assuredly prevent mom and pops from building anything if the cost of materials didn't already do that.
To help with first floor retail, give them more height so they can afford to drop rents for new non-national tenants - if you don't have a neighbor revolt...
Permiting is an easy target. I'm glad the woes of the job were acknowledged. The problem with permitting is that to be really good you must staff for your peak volumes. I don't think even Overland Park can do that anymore. The other problem is hiring people. They just don't exist.
So this is probably controversial... In most cities for most users, surprises are on the user. if they didn't hire a good design professional or take the time to talk with knowledgeable people, that stupid tax is on them. that said, there are some surprises and some folks in the city that don't interpret something correctly etc. for the most part, those are easily rectified with a meeting or two.
My experience (and I tracked this like a blood hound to CMA), is that most delays I saw were from bad design or someone turning in the same set of plans so they could blame the delay on the City. I threatened one firm with publication of my data if they didn't step it up. we averaged over 6 reviews per plan set for them the overall average was 2.7. That is less that 6 weeks to permit once you submit for permit. Depending on your planning process, you could go from zero to permit in under 6 months including incentives. Some cases were shorter some were longer, but longer was always on the applicant...
The problem with Zoning is its inherently complexity. There is no simple zoning code. Blame it on the courts, bad actors, overzealous staff, overzealous neighborhoods or apathy it is just complex. I would argue based on being on staff in 3 metro cities there are no more than 10 zoning experts in most cities and probably only 3-4. This makes it hard on everyone in the process unless you have good preapplication meetings to help avoid pitfalls.
Being surprised by a building, health or fire code is simply lack of diligence on the part of the designer. Part of their job is to know the codes and to ask questions.
I was told sometime in 1994 or 5 by one of the Nation's largest retail developer reps that he wouldn't risk his families future on that project. That project was 1/2 funded by TIF and 85 percent leased for 15 years. Projects don't get better than that. Before you think you want to be a developer, you have your eyes wide open. That's why I waited until cash was available and the kids are grown and on their own. But even in areas you know well there are surprises...
I love a good Rob R. rant - thanks for this. I also note, you're one who really gives a damn and tries hard to eliminate issues, raise the design bar, etc, whereas many just don't.
Kevin and friends, as always very thought provoking. Kevin asked that I share some of this so this ramble is really his fault...
#1 If your city has an inferiority complex you start out in a negative negotiating position.
#2 Urban Communities need to find ways to outperform suburbs on things besides education. We need to offer cool things to do, better access, better restaurants, better design etc. Unfortunately, sometimes our codes and these desires are at odds.
Having been the Planning Director etc for nearly 20 years in KCK I have seen the need for good design codes. For example, when a planning Commissioner from Olathe comes in and wants to build a POS weekly monthly rate no-tell hotel (where you just tore one down) you have to be able to tell him build that POS in his city - then come talk to me. BTW - he never came back. You have to be able to tell the really bad bar owners where crime is assured - no-way. etc...
You need design standards to be sure the quality of the burbs is maintained - that's no big deal. But then you need the same - or close to the same standards in the urban area to be sure you don't create 2 different and unequal cities.
Design standards almost assuredly prevent mom and pops from building anything if the cost of materials didn't already do that.
To help with first floor retail, give them more height so they can afford to drop rents for new non-national tenants - if you don't have a neighbor revolt...
Permiting is an easy target. I'm glad the woes of the job were acknowledged. The problem with permitting is that to be really good you must staff for your peak volumes. I don't think even Overland Park can do that anymore. The other problem is hiring people. They just don't exist.
So this is probably controversial... In most cities for most users, surprises are on the user. if they didn't hire a good design professional or take the time to talk with knowledgeable people, that stupid tax is on them. that said, there are some surprises and some folks in the city that don't interpret something correctly etc. for the most part, those are easily rectified with a meeting or two.
My experience (and I tracked this like a blood hound to CMA), is that most delays I saw were from bad design or someone turning in the same set of plans so they could blame the delay on the City. I threatened one firm with publication of my data if they didn't step it up. we averaged over 6 reviews per plan set for them the overall average was 2.7. That is less that 6 weeks to permit once you submit for permit. Depending on your planning process, you could go from zero to permit in under 6 months including incentives. Some cases were shorter some were longer, but longer was always on the applicant...
The problem with Zoning is its inherently complexity. There is no simple zoning code. Blame it on the courts, bad actors, overzealous staff, overzealous neighborhoods or apathy it is just complex. I would argue based on being on staff in 3 metro cities there are no more than 10 zoning experts in most cities and probably only 3-4. This makes it hard on everyone in the process unless you have good preapplication meetings to help avoid pitfalls.
Being surprised by a building, health or fire code is simply lack of diligence on the part of the designer. Part of their job is to know the codes and to ask questions.
I was told sometime in 1994 or 5 by one of the Nation's largest retail developer reps that he wouldn't risk his families future on that project. That project was 1/2 funded by TIF and 85 percent leased for 15 years. Projects don't get better than that. Before you think you want to be a developer, you have your eyes wide open. That's why I waited until cash was available and the kids are grown and on their own. But even in areas you know well there are surprises...
I love a good Rob R. rant - thanks for this. I also note, you're one who really gives a damn and tries hard to eliminate issues, raise the design bar, etc, whereas many just don't.