Specific Area Plan Code Text Amendment Planning Zoning

Specific Area Plan Code Text Amendment Planning & Zoning Commission Work Session June 17, 2020 Jo. Ann Butler, Butler Spink LLP Bob Taunton, Taunton Group, LLC

Application � “Soft” Application ◦ Representing Glass Creek, LLC ◦ Submitted 5/29 ◦ Requires neighborhood meeting for acceptance: Scheduled 6/30 @ PCC � Hearing Schedule ◦ Design Review – 8/3 ◦ P&Z Commission – 8/19 ◦ City Council – 9/14

A New Zoning Tool � Transforms the SAP code into a robust and flexible planning and regulatory tool � Improves implementation of Comp Plan land use designations & policies � Facilitates integration of project land uses and design with its context � Removes limitations inherent in mixing zoning districts

Consistency with Comprehensive Plan Policies � Promote orderly and efficient development patterns � Save tax dollars � Avoid conflicts that occur with piecemeal development � Supports 12 Comp Plan Action Steps, including: 2. 1. 4 Create distinctive neighborhoods 2. 4. 5 Improve City Gateways 2. 3. 6 Promote good design 3. 1. 4 Transform Expo Idaho to be an urban center 10. 3. 1 Develop master plans 10. 3. 2 Focus on neighborhoods of rapid change & regeneration ◦ 10. 4. 6 Transition development to be compatible with the existing surroundings ◦ ◦ ◦

How Would The Code Change? � Creates a master plan and non-transferable set of zoning regulations for unique properties and developments: ◦ Existing zoning districts may not achieve the desired results ◦ Provides a framework for future development � Rethinks the design approach: ◦ Removes code compliance as the driver for design ◦ Discourages designs meeting mere minimums ◦ Ties regulatory provisions to project design

Why Is This Proposal Needed? � Staff indicates SAP code section is not workable � Limited value for developers � Gaps in code for complex land uses, e. g. ◦ TOD Activity Centers ◦ Neighborhood Destination Activity Centers � Not well aligned with regulating phased development

Local Examples � Boise City ◦ Harris Ranch Specific Plan: SPO-1 (Jo. Ann Butler) ◦ Barber Valley Specific Plan: SPO-2 ◦ Syringa Valley Specific Plan: SPO-3 (Bob Taunton) � Ada County � City of Eagle ◦ Hidden Springs Planned Community ◦ Avimor Planned Community (Bob Taunton) ◦ Dry Creek Ranch Planned Community ◦ Spring Valley - M 3 Eagle (Jo. Ann Butler)

Amendment Approach � Adopts elements of the proven Boise City Specific Plan Ordinance & � Reworks existing language in current code

Terminology � SAP: Specific Area Plan ◦ Code section name ◦ Descriptive term for a project application � SAPD: Specific Area Plan District � SAPO: Specific Area Plan Ordinance ◦ Base zone map symbol ◦ Implementing ordinance for a specific project adopted as a separate chapter in Development Code

Applicability � Comprehensive Plan land use designations: ◦ TOD Activity Nodes ◦ Neighborhood Destination Activity Nodes ◦ Future Planning Areas

Future Land Use Map: Adopted 7/22/19

Components of an Adopted SAP � Master ◦ ◦ Plan Vision & development principles Physical plans & exhibits Narrative discussing required elements Background studies � Regulations ◦ Design guidelines ◦ Uses, form standards & other regulations � Ordinance

Benefits to Garden City � Improves implementation of Comp Plan land uses & policies � Requires master planning � Emphasizes design as the essential element � Creates context sensitive development � Supports place-making � Overcomes traditional Euclidean zoning premised on separation of uses � Establishes certainty for phased projects: ◦ City, community & developer

Comments from DRC � Add Specific Area Plan District (SAPD) to definitions � Will the unique SAP zoning regulations create confusion for code compliance/enforcement? � Establish a minimum size to avoid proliferation of SAPs ◦ Existing SAP min size: “larger than 10 ac. ” ◦ Boise SP min. size: 2 ac. or 1 city block