2. Downtown Development Review The Review Process and Preserving Downtown Character

3. Downtown context Review of changes made by Downtown Master Plan in 2009-2010 Current development review process Downtown development trends Strategies to expand Council review Strategies to preserve Downtown character Council considerations Presentation Overview

4. Downtown Overview

5. Community concerns regarding: Tall buildings in the historic core Desires not reflected in review process or code Unpredictable development review process Public hearings were not productive mechanisms for review Development Context in 2007 Proposed hotel and condo: 23 and 25 story towers (258 and 340 feet high)

6. 2009 Downtown Master Plan 14 public meetings, committee and small group meetings, and 4,000 hours+ of community time Seven strategies grouped into three main themes: Experiencing, Shaping & Managing Downtown Strategies 4 and 5 created hybrid form-based code and design standards Strategy 6 focused on changes to development review process

7. Master Plan Results From no height limits in CBD to a 145 ft. limit in the core, 265 ft. limit outside of core New design standards in the UDO: street wall heights, building step backs, etc. Revised development review thresholds: o Level II = 20,000 to 175,000 sf o Level III = 175,000 sf + or taller than 145 ft. Benefits: more predictability and clarity, lower building heights, removal of barriers to housing Relies on earlier review at Downtown Commission

9. Staff reviews site plan Current Review Process for Downtown Projects

10. Year Number of Projects (Primary Use) by Type Number of Projects Reviewed by City Council (Level III, CZ or CUP) ResidentialHotel Residential / HotelOfficeInstitutionalOther 2010 1 1 20111 1 1 2012 201311 1 201413 1 2015611 1 2 Total9511314 Downtown Development Trends 20 projects proposed since 2010; 4 reviewed by Council

12. Downtown Development Trends Since 2010, new construction and renovation mostly residential (700 units) or hotel (794 rooms) New development is considerably under height thresholds: o In core (145 ft. max. height):  residential = 62 ft. max.  hotel = 115 ft. max. o Outside core (265 ft. max. height):  residential = 71 ft. max.  hotel = 75 ft. max.

13. Strategies to Expand Council Review Conditional use permit: Pros:may be applied to certain uses, may include additional standards Cons:quasi-judicial process, no ex parte communication, decision based on evidence Conditional zoning: Pros:flexibility in review, Council communication allowed Cons:unpredictable outcomes, unforeseen costs

14. Strategies to Expand Council Review Design guidelines: could be adopted by Council Pro:mandatory review and compliance Cons: could drive-up development costs, may inhibit design flexibility Design guideline examples:

15. Strategies to Preserve Downtown Character Existing zoning, plans, programs and staff work: Unified Development Ordinance Downtown Master Plan Downtown Coordinator position Historic Preservation Master Plan Small business study “Startup in a Day” grant Historic tax credits Small business economic incentives

16. Other Potential Strategies and Limits Local incentive programs Partnerships Incubating small, creative start-ups Limits on zoning power: o Can regulate type of use (e.g. retail v. industrial), building size, height, lot size, etc. but not who owns the property or business

17. Council Considerations Downtown Development Review: If current development review thresholds revisited, a public input process is recommended Alternative strategies to consider: o Apply conditional use permit process to specific use(s) o Expand conditional zoning in CBD to outside Traditional Downtown Core o Adopt Downtown Design Guidelines

18. Council Considerations Preserving Downtown Character: Comprehensive Plan update will include community engagement process Potential Downtown Master Plan update Consideration of additional small business incentive programs and/or partnerships o Further understanding of state restrictions, City’s role and required funding is needed