HomeMy WebLinkAbout12022025 Planning & Zoning Laydown - Wells251202 PZ Laydown - Wells
Modernizing Zoning: Why Removing CUPs Benefits Seward
Members of our Seward community, I hope this handout will spark a discussion on
the need to modernize our Conditional Use Permit process.
The CUP system, as it currently stands, often creates unnecessary delays, introduces
subjectivity, and discourages investment in projects that meet our community's needs.
However, we as a community can reform this process which is essential for fairness,
efficiency, and transparency.
Conditional Use Permits were originally designed as safeguards, but in practice they often
become barriers. Developers and community members alike face months of hearings,
appeals, and uncertainty. Instead of protecting neighborhoods, CUPs too often become
tools for blocking projects that meet community needs, especially housing, small
businesses, and services for vulnerable populations.
If we want Seward to thrive year-round, we need a system that is predictable, equitable,
and aligned with our long-term vision. In my opinion this means moving away from CUPs
and toward modern zoning tools.
Conditional Use Permits (CUPs) were intended to safeguard neighborhoods, but in
practice they often:
• Delay projects for months or years
• Introducing bias and favoritism into approvals
• Discourage investment and housing development
• Allow subjective opposition to block projects
The Solution: Replace CUPs with Modern Tools:
• Objective Performance Standards: measurable rules for traffic, noise,
environmental impact, and safety.
• Form -Based Codes: design -focused regulations that protect neighborhood
character while allowing flexible uses.
• Hybrid Ordinances: combining standards and design rules for balanced protection.
• By -Right Approvals: predictable, transparent approvals when standards are met.
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Modernizing Zoning: Why Removing CUPs Benefits Seward
Common Concerns
Loss of Community Input
• CUP hearings provide input late in the process, often politicizing projects.
• Modern zoning shifts input to ordinance drafting, where residents help shape the
rules.
• Once adopted, rules apply equally to all applicants.
Risk of Incompatible Uses
• Objective standards prevent harmful impacts by setting measurable thresholds.
• Form -based codes ensure design compatibility with neighborhood character.
Lack of Accountability
• Enforcement is clearer when standards are codified.
• Compliance is measurable, not discretionary.
Loss of Flexibility
• Hybrid ordinances preserve flexibility while removing bias.
• Innovative projects can proceed if they meet design and performance rules.
We may not all agree on what everyone will do, or should do with their property, but we
must avoid biased actions at all costs. For example, I may personally disagree with new
hotels, churches, restaurants, multi -family housing, cannabis dispensaries or bars, this
does not mean I have the right to prevent my community, business owners, and property
owners from investing in their property how they see fit.
Our city needs to move away from any opportunity for biased decisions, especially from
our governing bodies. By modernizing our CUP process with objective performance
standards, form -based codes, hybrid ordinances, and by -right approvals, we can ensure
Seward's growth is fair, transparent, and free from favoritism.
This is how we build trust, encourage investment, and secure a thriving future for our city.
With respect and fairness to all,
Randy C. Wells
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