8.
City Council Work Session
- Meeting Date:
- 09/12/2017
- From:
- Dan Folke, Planning Director
- Department:
- Planning & Development Services
Co-Submitter:
TITLE:
Presentation and Discussion of Scattered Site Affordable Housing Concept Zoning Plan Process
DESIRED OUTCOME:
City staff would like confirmation from the City Council to proceed with the City-initiated concept zoning plan applications for two of the three parcels included in the Scattered Sites Affordable Housing Request for Proposals (RFP). The two properties that will need to be rezoned to allow multiple family dwelling units are 1.38 acres at 3100 N. West Street and 0.86 acres at 1700 E. Sixth Avenue (at the southeast corner of Izabel Street and Colanthe Avenue). The properties are currently zoned Public Facility (PF).
EXECUTIVE SUMMARY:
Staff desires policy direction confirmation regarding the use of the Concept Rezoning process to expedite the project.
In an effort to accommodate a potential tax credit application deadline of March 1, 2018, staff was asked to identify the process that will provide the best opportunity for a successful proposal. While it is unknown if the proposals will include a 2018 tax credit component, we want to increase the chances of success. Responses to the RFP are due on September 26, 2017. Rather than require the selected developer to process rezoning applications and site plans for the three sites, staff is recommending the city initiate the zoning map amendment for the two properties zoned Public Facility (PF). The third site located at the southwest corner of Butler Avenue and Lone Tree Road is zoned Highway Commercial (HC). A mixed use project in the HC district is allowed by right, while a residential project with no commercial component requires a Conditional Use Permit in the HC district. Once the necessary zoning is in place, the successful developer will then need to complete a site plan for each site. Although site plans are typically subject to an administrative review, staff is recommending the successful proposal present site plans to City Council for public review and approval.
In an effort to accommodate a potential tax credit application deadline of March 1, 2018, staff was asked to identify the process that will provide the best opportunity for a successful proposal. While it is unknown if the proposals will include a 2018 tax credit component, we want to increase the chances of success. Responses to the RFP are due on September 26, 2017. Rather than require the selected developer to process rezoning applications and site plans for the three sites, staff is recommending the city initiate the zoning map amendment for the two properties zoned Public Facility (PF). The third site located at the southwest corner of Butler Avenue and Lone Tree Road is zoned Highway Commercial (HC). A mixed use project in the HC district is allowed by right, while a residential project with no commercial component requires a Conditional Use Permit in the HC district. Once the necessary zoning is in place, the successful developer will then need to complete a site plan for each site. Although site plans are typically subject to an administrative review, staff is recommending the successful proposal present site plans to City Council for public review and approval.
INFORMATION:
The city offers two types of zoning map amendment applications, direct ordinance or concept zoning plan. The primary difference between the two applications is that the direct ordinance process requires an approved site plan prior to the zoning application going to public hearings. Because the direct ordinance application includes a site plan, the public, Planning & Zoning Commission and City Council are provided all the details of a proposed development. The exact location and architectural drawings of buildings, parking layout, landscaping and lighting plans are all provided as well as the proposed use of the building. The concept zoning plan is appropriate when the owner does not have an end user selected and assumptions would need to be made that may not be consistent with the eventual development. Concept zoning plans provide a building envelope, parking field envelope, building types and a list of uses requested. Impact analysis of traffic, utilities, and drainage are required for both application types as well as neighborhood meetings to receive public input on the proposal prior to public hearings.
Staff believes the concept zoning plan process is the best option because a developer has not been selected, the multiple family residential districts have a limited list of permitted uses and we know the end use will be multiple family housing. Additionally, both sites will be categorized as small scale zoning map amendments per the zoning code. Small scale amendments are those that do not require infrastructure analysis. Housing staff met with traffic engineering, utilities and stormwater to discuss impact analysis. While these requirements are not waived, the two proposed developments are not large enough to trigger the traffic, sewer and water and drainage impact analysis. Each site on their own does not generate more than 100 peak hour vehicle trips, sufficient sewer and water service are available to the sites and stormwater will review low impact development (LID) design during site plan review.
As shown on the attached application, the concept zoning plan requires a vicinity map, context analysis map, site analysis map, concept zone plan and a project narrative. The vicinity map identifies where the site is located within the community. The context analysis map shows the existing conditions around the subject property with street names, zoning and land uses. The site analysis map shows existing conditions on the subject property such as topography, vegetation and drainage. The concept zone plan provides information on the proposed development such as a list of proposed uses, pictures of proposed building types, the building envelope where new structures will be located, location of a parking field, access points for vehicles, bikes and pedestrians, resource protection areas, areas for open space and civic space, and areas for stormwater retention and LID. The project narrative must describe how the rezoning is consistent with the findings required to approve a zoning map amendment: 1) that the request is consistent with the Regional Plan and any applicable specific plan; 2) that the request will not be detrimental to the public interest, health, safety, and welfare and that it will add to the public good; and 3) that the site is suitable for the proposed development.
All zoning map amendment applications require a neighborhood meeting prior to public hearings. The neighborhood meeting is an opportunity for the applicant to present the proposal, answer questions and receive public comment. The neighborhood meeting is also an opportunity to build consensus by addressing impacts of a development, either agreeing to changes or bringing them back at a second meeting. In the case of affordable housing, staff anticipates substantial public interest. Because the concept plan provides a building envelope and examples of building types rather than proposed architectural drawings, the public may get frustrated that they do not have all of the details prior to rezoning. Likewise, the perception of a compressed timeline designed to meet a March 1, 2018 tax credit application could also frustrate the public process.
Should the City proceed with the concept zoning application, staff recommends that the successful developer hold neighborhood meetings while developing site plans for the three sites, similar to meetings required before a zoning application. Although site plan review is administrative and does not require public meetings, staff believes this is the best way for the public to participate in the detailed site planning process. Once complete, the site plan should then be presented to City Council. Acting as the property owner, the Council can receive public comment on the site plan, direct staff if necessary and approve the plan.
Staff believes the concept zoning plan process is the best option because a developer has not been selected, the multiple family residential districts have a limited list of permitted uses and we know the end use will be multiple family housing. Additionally, both sites will be categorized as small scale zoning map amendments per the zoning code. Small scale amendments are those that do not require infrastructure analysis. Housing staff met with traffic engineering, utilities and stormwater to discuss impact analysis. While these requirements are not waived, the two proposed developments are not large enough to trigger the traffic, sewer and water and drainage impact analysis. Each site on their own does not generate more than 100 peak hour vehicle trips, sufficient sewer and water service are available to the sites and stormwater will review low impact development (LID) design during site plan review.
As shown on the attached application, the concept zoning plan requires a vicinity map, context analysis map, site analysis map, concept zone plan and a project narrative. The vicinity map identifies where the site is located within the community. The context analysis map shows the existing conditions around the subject property with street names, zoning and land uses. The site analysis map shows existing conditions on the subject property such as topography, vegetation and drainage. The concept zone plan provides information on the proposed development such as a list of proposed uses, pictures of proposed building types, the building envelope where new structures will be located, location of a parking field, access points for vehicles, bikes and pedestrians, resource protection areas, areas for open space and civic space, and areas for stormwater retention and LID. The project narrative must describe how the rezoning is consistent with the findings required to approve a zoning map amendment: 1) that the request is consistent with the Regional Plan and any applicable specific plan; 2) that the request will not be detrimental to the public interest, health, safety, and welfare and that it will add to the public good; and 3) that the site is suitable for the proposed development.
All zoning map amendment applications require a neighborhood meeting prior to public hearings. The neighborhood meeting is an opportunity for the applicant to present the proposal, answer questions and receive public comment. The neighborhood meeting is also an opportunity to build consensus by addressing impacts of a development, either agreeing to changes or bringing them back at a second meeting. In the case of affordable housing, staff anticipates substantial public interest. Because the concept plan provides a building envelope and examples of building types rather than proposed architectural drawings, the public may get frustrated that they do not have all of the details prior to rezoning. Likewise, the perception of a compressed timeline designed to meet a March 1, 2018 tax credit application could also frustrate the public process.
Should the City proceed with the concept zoning application, staff recommends that the successful developer hold neighborhood meetings while developing site plans for the three sites, similar to meetings required before a zoning application. Although site plan review is administrative and does not require public meetings, staff believes this is the best way for the public to participate in the detailed site planning process. Once complete, the site plan should then be presented to City Council. Acting as the property owner, the Council can receive public comment on the site plan, direct staff if necessary and approve the plan.