Public involvement guidelines re development proposed; Civic Design Review introduced

ZCC Regular Session

Consultant Don Elliott of Clarion Associates described work on the issue of civic engagement as “walking on a tight-rope with at least three people trying to pull us off.” Mr. Elliott presented a revised approach to public involvement that strikes a balance between civic groups that want to have a say about any project proposed and investors that need to have a more predictable process. The recommended Civic Design Review (CDR) process requires neighborhood groups to register up front; focuses attention on the public realm; limits the number of CDR meetings to two; and is advisory only. By-right projects meeting specific development thresholds and location criteria are subject to the CDR.

The proposed design review process was developed with input from the final report of the Common Ground for Building Our Cityworkshops and public outreach conducted by the ZCC. Communities are concerned with protecting neighborhood character and getting sufficient notice about proposed projects. Developers want predictability and a set time frame. The consultants recommended the following requirements in response to the input.

1. Registration of community organizations. Groups must identify a contact person, establish boundaries (can overlap), name CDR Committee participant, and agree to conduct meetings within X days and document them.
2. Public notice. Notification is required when ZBA approval is needed or CDR thresholds are met.
3. Public meetings. Applicants and registered community organizations must attend and document results.

Guidelines for the proposed CDR Committee:

• Advisory
• Focused on public realm
• Each project limited to two meetings of the CDR Committee
• Design guidelines in administrative manual
• Committee may incorporate recommendations from other review groups (Art Commission, Historical Commission, RDA, or PIDC)
• CDR Committee will include 2 architects, 1 landscape architect, 1 transportation/urban planner, 1 real estate development professional, 1 person with civic association review experience, and 1 rotating seat from project area
• Member of PCPC chairs CDR Committee
• Registered community organizations name rotating seat within 1 week before first CDR meeting –or District Councilperson names it.

The thresholds for by-right projects are proposed as follows:

1. IF, the project is located in any district [Exception –a solely industrial use building located within an industrial district] AND the project parcel abuts any district, THEN the project will be subject to review if it meets the following thresholds: any building containing more than 100,000 sq ft of gross floor area in new construction OR more than 100 new dwelling units.
2. IF, the project is located in any commercial, industrial, or special purpose district AND the project parcel abuts any residential multi-family district, THEN the project will be subject to review if it meets the following thresholds: any building containing more than 50,000sq ft of gross floor area in new construction or more than 50 new dwelling units OR any building on a parcel abutting the R district boundary that exceeds the maximum height in an adjacent R district by more than 20 ft.
3. IF, the project is located in any commercial, industrial, special purpose, or residential multi-family district AND the project parcel abuts any residential single family detached or attached district, THEN the project will be subject to review if it meets the following thresholds: any building containing more than 25,000 sq ft of gross floor area in new construction or more than 25 new dwelling units OR any building on a parcel abutting the R district boundary that exceeds the maximum height in an adjacent R district by more than 20 ft.

After Don Elliott presented the basics of the proposed CDR, he reiterated that that the process may need to be refined. “Although developers may think the concept of ‘by right’ is being eroded,” Elliott said, “most cities do something like this for projects of a certain size.” ZCC member John Westrum responded that his initial reaction was that another level is just being added to the process. “But in reality,” he said, “developers will do this anyway.” His biggest concern was the types of plans and studies required for the meeting. “Onerous presentation requirements will lead to disinvestment.” Public reaction focused on specific threshold requirements and the need to remove the district councilperson from the process.

View PowerPoint on the CDR.