Transcript Navigating the Development Process Presentation to NAIOP Russell Brito City of Albuquerque Planning Department 14 May 2015 Panel 2

Navigating the
Development Process
Presentation to NAIOP
Russell Brito
City of Albuquerque Planning
Department
14 May 2015
Panel 2
1
Recent Changes
Development Discussion Group
•
•
Planning Director and senior staff
meet every month with
developers, engineers, architects,
planners, etc.
Issues raised have resulted in
changes
Design Review Team (DRT) in
addition to Pre-Application
Review Team (PRT)
•
Regularly scheduled times to meet
with staff to get direction and
decisions regarding projects within
Sector Development Plans
Administrative Deviations
•
Process to approve minor changes
2
Recent Changes (cont.)
Development Facilitator
•
Planner assigned to the front counter to assist
applicants
Incentives for Redevelopment
•
•
Impact Fee waivers for projects in Metropolitan
Redevelopment Areas
Central Avenue Neon Design Overlay Zone (CANDOZ)
– larger, taller signs & fee waivers
Cultural Change
•
More of a focus on customer service
3
Special Use Zones
• Mix of policy &
regulations
Over 40 standalone Sector Development
Plans with zoning
• Multiple layers of
regs, sometimes
conflicting
• Conflicting regs
among plans
• Not coordinated or
integrated with
city-wide regs,
policies, budgets
• Many, inconsistent
approval processes
• Confusing for
property owners,
1970s SDPs
1980s SDPs
1990s SDPs
2000s SDPs
4
Project Webpage:
Questions?
https://abc-zone.com
Manager – Urban Design & Development
Planning Dept.
[email protected]
505-924-3337
Long-range Planner – Planning Dept.
[email protected]
505-924-3932
Policy Analyst – Council Services
[email protected]
505-768-3161
Project Planner – Bernalillo County Planning
[email protected]
505-768-3122
5
1. ComprehensivePlanupdate–Centers&Corridors
2. CreateanIntegratedDevelopment Ordinance(IDO) –
Clarify, simplify, andconsolidateintoone, easily
accessible, predictabledocument:
• ZoningCode
• SubdivisionOrdinance
• PlanningOrdinance
• Development ProcessManual
1
Rio Rancho
We’ve come a long way
From:
Antiquated Platting
Right of Way Issues
Access to Major
Roadways
Absentee Land Owners
Impractical Platting
Configurations
Early Planning Strategies
Where we are
now?
The Polishing Phase
Specific Area Plans
Updated Zoning Code
Updated
Comprehensive Plan
The Development
Process
Where to start?
Development Review Committee, DRC
Pre-application Review and technical
advise
DRC Consists of:
Development Services (Planning, Zoning,
Engineering)
Public Works (Drainage, Traffic, Utilities)
Emergency Services (Fire, Police)
Parks, Recreation, Community Services
SSCAFCA, Flood Control Authority
Rio Rancho Public Schools
Meets 2nd and 4th Thursday of the month
Submittals 10 days prior to meeting (no
fee required)
What’s
Next?
Unit 10 Area Plan
Area Plan Update and Consolidation
Business Park Zoning District
Resources
Development Services
Department
David Serrano, Engineering Acting
Director
Jim Arrowsmith, Planning and
Zoning
Mike Savage, Building Division
www.ci.rio-rancho.nm.us
• Interactive Zone Map
• Zoning Code
• Subdivision Regulations
• Development Process Manual
• Plans
Jim Strozier, AICP
The Private Sector Perspective
City of Albuquerque and Rio Rancho
Smooth Sailing or Rough Seas?
City of Albuquerque
Positive Steps
• Development Discussion Group
• Planning Director meets every month with developers,
engineers, planners, etc.
• Design Review Team (DRT)
• Staff set up to provide direction and decisions regarding
projects within Sector Plans
• Administrative Deviations
• Process to make minor changes
City of
Albuquerque
Example:
Carlisle and
Central
New Condominium Project
•
Nob Hill Sector Plan
•
Issues
•
•
•
•
•
•
•
Met with Staff
•
•
•
•
•
•
Grade/Height
Existing Rapid Ride Bus Stop
Alley
Need for an Elevator Tower
Windows and Glazing
Access
Outlined Issues/Questions
Worked Cooperatively on Solutions
No neighborhood input
Made a formal Request (letter)
Formal Approval with Findings
Developer is Proceeding
•
•
Confidence that they can build the
project
Bought the property
City of Rio Rancho
Positive Steps
• New Leadership
• City Manager, Asst. City Manager, and Planning Manager
• Pro-Growth and Business Attitude
• Recognize the importance of growth, construction, and
gross receipts taxes
• Neighborhoods are not as empowered – as
compared to the City of Albuquerque
• They have a role, but don’t control the process
Rio Rancho
Example:
Paseo Gateway
Master Plan Amendment
•
State Land with Existing
Planning Lease
•
Issues
•
•
•
•
•
•
Met with Staff
•
•
•
•
•
•
Industrial Zoning for
failed Green 2V project
City likes industrial
Next to Sue Cleveland
High
Need for Additional
Residential Growth Areas
Needed a Mix of Land
Uses including Retail
Outlined
Issues/Questions
Worked Cooperatively on
Process and Schedule
No Neighbors – Just
another Land
Owner/AMREP
Master Plan Amendment
and Supporting
Documents submitted
P&Z and Governing Body
Approval
Developer is Proceeding
•
Confidence that they can
build the project
Navigating the
Development Process
Mr. Josh Skarsgard
City of Albuquerque ZHE
Private Real Estate Attorney &
Developer
14 May 2015
17
“Forbes ranks New Mexico among
worst states for business and careers”
– Nov. 2014
• new listing from Forbes magazine ranks New Mexico 47th
on its list of "best states for business and careers."
• The state ranked 50th for quality of life, 27th for business
costs and 28th for regulatory environment, some of the
indicators that went into the overall ranking.
• "New Mexico ranks in the bottom six overall for a second
straight year largely due to a lousy current economic climate
and a weak forecast. Jobs and household incomes are both
expected to grow at the second slowest rates in the country
over the next five years. New Mexico also fares poorly on
quality of life metrics, a product of comparatively low school
test scores and high crime and poverty rates," Forbes said.
NMSA Section 3-21-1:
State Zoning Act
• For the purpose of promoting health,
safety, morals or the general welfare a
County or Municipality is a zoning
authority and may regulate and restrict
within its jurisdiction the:
• Height and Size of Buildings. Size of Yards
• Location and use of buildings, industry,
residence
• Control and Abate the unsightly buildings/land
• Density of Population
MUST ADOPT COMPREHENSIVE
PLAN
Rank 3: Sector Development
Plans
City Council Amended Variance
Criteria
• Section § 14-16-4-2 (C) (2) “SPECIAL EXCEPTIONS – VARIANCE” reads in
part: “A variance application shall be approved by the Zoning Hearing
Examiner, if and only if, the Zoning Hearing Examiner finds all of the
following:
• (a) The application is not contrary to the public interest or injurious to
the community, or to property or improvements in the vicinity;
• (b) There are special circumstances applicable to the subject property
which do not apply generally to other property in the same zone and
vicinity such as size, shape, topography, location, surroundings, or
physical characteristics created by natural forces or government action
for which no compensation was paid;
• (c) Such special circumstances were not self-imposed and create an
unnecessary hardship in the form of a substantial and unjustified
limitation on the reasonable use or return on the property that need not
be endured to achieve the intent and purpose of the Zoning Code (§1416-1-3) and the applicable zoning district; and
• (d) Substantial justice is done.
Conditional Use Criteria – ZHE
• § 14-16-4-2 (C) (1) (a) “SPECIAL EXCEPTIONS” reads
in part: “A conditional use shall be approved if and
only if, in the circumstances of the particular case
and under conditions imposed, the use proposed
will not be injurious to the adjacent property, the
neighborhood, or the community.”
• “A conditional use shall be approved if and only if,
in the circumstances of the particular case and
under conditions imposed, the use proposed will
not be significantly damaged by surrounding
structures or activities.”