3.
City Council Combined Special Meeting/Work Session
- Meeting Date:
- 06/26/2018
- From:
- Dan Folke, Planning Director
TITLE
Discussion and possible direction from City Council regarding desired changes to current Concept Zoning Ordinance.
STAFF RECOMMENDED ACTION:
Staff recommends no changes to the Concept Zoning process.
EXECUTIVE SUMMARY:
Last year a Councilmember requested a F.A.I.R. item to discuss Concept Zoning and possible desired changes, and on June 20, 2017, others agreed to move this to a future agenda for discussion. Staff presented information on the Concept Zoning process at the March 6, 2018, Council meeting; however, staff did not receive direction from Council. The item is being presented tonight as another opportunity to provide direction to staff.
The Flagstaff Zoning Code provides two options when preparing a Zoning Map Amendment, commonly known as a rezoning. Applicants may choose between a Direct Ordinance or Concept Zoning Plan. The Direct Ordinance is completed in conjunction with a site plan review, so the request includes the specific details of the development. The Concept Zoning Plan provides general information that allows flexibility for the future use.
The Flagstaff Zoning Code provides two options when preparing a Zoning Map Amendment, commonly known as a rezoning. Applicants may choose between a Direct Ordinance or Concept Zoning Plan. The Direct Ordinance is completed in conjunction with a site plan review, so the request includes the specific details of the development. The Concept Zoning Plan provides general information that allows flexibility for the future use.
INFORMATION:
The Concept Zoning Plan process decouples a zoning map amendment application from an application for site plan review and approval. In this case, a concept zoning plan would be developed and submitted in support of the zone change request, and, assuming Council approval of the Zoning Map amendment, then a complete site plan application would be submitted at a later time.
The Direct Ordinance with a Site Plan process provides an applicant with a shorter approval process with fewer steps. This process enables an applicant to submit fully developed site plans with all supporting information required for site plan review and approval concurrently with the Zoning Map amendment application. Once the Zoning Map amendment is approved by the Council, then the applicant may proceed directly to construction plan and building permit review, and no additional site plan review is required.
A Concept Zone Plan application provides general information on potential development. The application requires the submission and evaluation of a vicinity map, context analysis map, site analysis map, concept phasing plan, building types and a project narrative. A Direct Ordinance application requires more detailed information of the proposed development through the submission and review of a site plan. Submittal requirements include the building footprint, building elevations, building floor plans, grading and drainage plan, landscaping plan, natural resource survey, natural resource protection plan and a lighting plan. Both zoning map amendment applications require a public participation plan with neighborhood notification and meetings, impact analysis of transportation, water and sewer utilities and stormwater. The detailed information for each of these is found in the attached application.
Staff finds both application types are appropriate depending on the circumstances. Property owners who have a known end use can process Direct Ordinance with the site plan, which provides some efficiencies and allows the public to know exactly what is proposed to be built. The Concept Zone Plan is appropriate when the development plan is not known or is a residential subdivision where a site plan is not required. Residential subdivisions typically process a plat and the concept zone plan will include sample home designs. The Concept Zone Plan process provides for a future choice, from among all Council-approved uses within the adopted zone, through an Administrative site plan review. Direct Ordinance approvals not only lock in a site plan but also typically include a specific use approval. The Concept Zone Plan assists small business owners who are seeking a new location by removing the time and costs associated with amending or rezoning an already constructed commercial building. The recent use of the Concept Zone Plan to rezone two city parcels for affordable housing demonstrates the value of this option. It allowed the City to get the required zoning in place prior to selecting a builder with their specific site plan.
The Direct Ordinance with a Site Plan process provides an applicant with a shorter approval process with fewer steps. This process enables an applicant to submit fully developed site plans with all supporting information required for site plan review and approval concurrently with the Zoning Map amendment application. Once the Zoning Map amendment is approved by the Council, then the applicant may proceed directly to construction plan and building permit review, and no additional site plan review is required.
A Concept Zone Plan application provides general information on potential development. The application requires the submission and evaluation of a vicinity map, context analysis map, site analysis map, concept phasing plan, building types and a project narrative. A Direct Ordinance application requires more detailed information of the proposed development through the submission and review of a site plan. Submittal requirements include the building footprint, building elevations, building floor plans, grading and drainage plan, landscaping plan, natural resource survey, natural resource protection plan and a lighting plan. Both zoning map amendment applications require a public participation plan with neighborhood notification and meetings, impact analysis of transportation, water and sewer utilities and stormwater. The detailed information for each of these is found in the attached application.
Staff finds both application types are appropriate depending on the circumstances. Property owners who have a known end use can process Direct Ordinance with the site plan, which provides some efficiencies and allows the public to know exactly what is proposed to be built. The Concept Zone Plan is appropriate when the development plan is not known or is a residential subdivision where a site plan is not required. Residential subdivisions typically process a plat and the concept zone plan will include sample home designs. The Concept Zone Plan process provides for a future choice, from among all Council-approved uses within the adopted zone, through an Administrative site plan review. Direct Ordinance approvals not only lock in a site plan but also typically include a specific use approval. The Concept Zone Plan assists small business owners who are seeking a new location by removing the time and costs associated with amending or rezoning an already constructed commercial building. The recent use of the Concept Zone Plan to rezone two city parcels for affordable housing demonstrates the value of this option. It allowed the City to get the required zoning in place prior to selecting a builder with their specific site plan.