On Code Issues in Laramie
This is my list of each code that governs development in Laramie that I believe should be reviewed. You should find the exact issue I have with them and a short solution to consider. Please, if I do not go into enough detail, reach out and I shall elaborate on this list.
Codes That Unnecessarily Increase Building Costs
15.18.010.A.3 — Required road, curb, gutter and sidewalk improvements
New development can be required to construct road improvements, curbs, gutters and sidewalks.
Developers should pay for infrastructure directly caused by their development, while broader public infrastructure should be funded as a public expense rather than placed on individual homeowners and builders.
15.18.010.B.2 — Required utility-main extensions
Developers can be required to pay for water, wastewater and stormwater main extensions needed to serve development.
The cost should be proportional to the actual impact of the development and should not require private developers to finance infrastructure that primarily provides broader public benefits.
15.18.020.A — Improvements required before final approval
Required improvements generally must be completed before final plat approval or a final Certificate of Occupancy.
Projects should not be unnecessarily delayed or made more expensive by requiring every improvement to be completed before a property can be occupied or developed.
15.18.020.D — In-lieu improvement fees
The City can require fees instead of certain physical improvements when it determines that another party should construct the improvement.
Fees should be directly proportional to the development's impact and should not become a hidden tax on new construction.
15.14.050.C.1 — Mandatory landscaping
Certain developments must devote at least 15% of the applicable site area to landscaping. Property owners should have greater freedom to use their land productively, with mandatory landscaping limited to situations where it provides a clear and substantial public benefit.
15.14.050.E.1 — Required residential front-yard landscaping
New residential development can be required to landscape portions of the front yard according to City standards. Homeowners should generally decide how to use and maintain their own yards unless a legitimate safety or property-impact concern requires otherwise.
15.14.050.E.2 — Landscaping plan required with building permit
Certain homeowners and developers must submit landscaping plans for City approval as part of the building process.
Landscaping should not require a separate government approval process unless it addresses a legitimate safety, environmental or neighboring-property concern.
15.14.050.F — Mandatory landscaping buffers
Developments can be required to dedicate portions of their property to landscaped buffers containing specified plants and trees.
These requirements should be minimized where they unnecessarily remove usable land from development and increase the cost of housing and businesses.
15.14.170 — Significant-tree replacement requirements
Developers who remove significant trees can be required to replace them based on tree diameter or pay into the City's tree fund.
Tree preservation should be balanced against property rights and development needs rather than imposing disproportionate costs on property owners.
15.14.040.B.3 — Minimum parking requirements
Many developments must provide a minimum number of off-street parking spaces regardless of actual demand.
Parking requirements should be reduced or eliminated where market demand can determine the appropriate amount, allowing more land to be used for housing and productive business purposes.
15.14.040.B.4 — Maximum parking requirements
Certain commercial and industrial developments cannot provide more than 125% of the required parking.
Businesses should be allowed to provide as much parking as their customers and operations require rather than having the City impose an arbitrary maximum.
15.14.040.B.6 — Mandatory bicycle parking
Many non-single-family developments must provide bicycle parking according to City standards.
Businesses and property owners should be able to determine whether bicycle parking is necessary for their customers rather than being universally required to provide it.
15.14.080.C.2 — Limits on attached townhomes
No more than six single-family units may be attached in one row, with additional façade variation requirements.
If a building is structurally safe and meets fire and building requirements, the City should not dictate how many otherwise lawful dwelling units can be arranged in a row.
15.14.080.C.3 — Garage and façade requirements
Residential developments face restrictions on garage placement and the percentage of a façade devoted to garage doors.
Builders and homeowners should have greater freedom to choose functional designs rather than paying additional construction costs to satisfy aesthetic preferences.
15.14.080 — Multifamily architectural requirements
Multifamily developments can face requirements concerning roofs, façades, patios, balconies and other architectural features.
Building regulations should focus on safety and legitimate impacts on surrounding properties rather than requiring amenities and architectural features that increase housing costs.
15.12.000.B — Minimum lot sizes and dimensional requirements
Residential zoning establishes minimum lot sizes, widths and setbacks that limit how many homes can be built on available land.
Smaller lots should be allowed where safety and infrastructure permit, increasing housing supply and giving builders more flexibility to provide affordable homes.
15.24.015 — General contractor licensing
Laramie requires general contractors to obtain a municipal license and meet additional qualification requirements.
Municipal licensing should be required only when it provides a necessary protection not already provided by state licensing, building codes or other existing safeguards.
15.14.060.F.3 — Required pedestrian networks
Certain developments must construct pedestrian walkways connecting buildings, sidewalks, adjacent properties and other destinations.
Safe pedestrian access should be required where genuinely necessary, but private developments should not be required to finance infrastructure whose benefits primarily extend beyond the development.
15.24.010.E — Energy-code requirements
Laramie adopts energy-conservation requirements that can increase the upfront cost of construction.
Energy requirements should be evaluated against their actual costs and benefits so that mandatory standards do not make homes unnecessarily expensive, especially as homebuilding technology continues to change each year.
Other Codes Affecting Property Rights, Freedom and Growth
15.14.120.C.2.r — Political signs in public rights-of-way
Political signs are prohibited within public rights-of-way.
The City should apply consistent, viewpoint-neutral safety standards to everything placed in a right-of-way rather than prohibiting political signs while allowing permanent vegetation and other objects.
15.10.030.D.1 — Home occupation restrictions
Home-based businesses are subject to restrictions involving floor space, advertising, storage, parking, traffic and other activities.
Residents should be free to operate lawful businesses from their homes when they do not create a genuine nuisance or safety problem for their neighbors.
15.10.030.D.1.c — Home occupation limited to half of the principal structure
Home occupations are generally limited to one-half of the floor area of the principal structure.
The amount of a privately owned home devoted to a lawful business should be determined by the owner and market demand rather than an arbitrary percentage.
15.14.100.F — Retaining-wall requirements
Retaining walls face height limits and may require landscaped terraces and other design features.
Structural requirements that protect public safety are appropriate, but additional aesthetic mandates should not unnecessarily restrict how owners use their property.
15.14.110 — Outdoor-lighting requirements
Laramie regulates outdoor lighting through requirements concerning fixture height, shielding and light impacts.
Lighting that creates a genuine safety or nuisance problem should be regulated, but property owners and businesses should otherwise have substantial freedom over how they illuminate their property.
15.22 — Nonconforming uses and structures
Existing properties that no longer comply with current zoning rules can face restrictions on their continued use, modification or expansion.
Lawful existing properties should generally be allowed to be repaired, improved and adapted without being forced to comply with every regulation adopted after they were built.
15.24.000.D — Building permits
Construction generally requires obtaining government permits before work begins. Permits should protect structural safety and the public, however unnecessary permits and reviews that primarily create bureaucracy or enforce aesthetic preferences should be eliminated.
15.24.000.C — Construction and licensing fines
Laramie establishes monetary penalties for construction and licensing violations, with higher fines for repeated violations.
Penalties should be proportional to the actual harm caused and should not impose excessive financial burdens for minor administrative violations.
15.24.010.B.6 — Three-year building-permit expiration
Building permits can expire after three years, potentially requiring a new application and additional fees.
Legitimate construction delays should not force property owners to restart the permitting process when the project remains safe and substantially unchanged.
15.14.030 — Restrictions on parking vehicles on residential property
Laramie's code places restrictions on where certain vehicles may be parked or stored on residential property, limiting property owners' ability to keep vehicles on their own land. Residents should generally be free to park and store lawful vehicles on their property, provided they do not create a genuine safety, access, nuisance or environmental problem; aesthetic preferences alone should not justify restricting how a property owner uses his land. Typically, allowing residents to park their vehicles off the street and on their property creates more parking availability and/or a safer view of the roadway.