HomeMy WebLinkAboutCOUNCIL - COMPLETE AGENDA - 06/14/2022 - WORK SESSIONCity of Fort Collins Page 1
Jeni Arndt, Mayor
Emily Francis, District 6, Mayor Pro Tem
Susan Gutowsky, District 1
Julie Pignataro, District 2
Tricia Canonico, District 3
Shirley Peel, District 4
Kelly Ohlson, District 5
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City Council Work Session
June 14, 2022
6:00 PM
A) CALL TO ORDER.
B) ITEMS FOR DISCUSSION.
1. Phase 1 Land Use Code Update - Housing. (staff: Noah Beals, Meaghan Overton, Aaron Ehle; 2.5
hours total allotted time for presentation and discussion)
The purpose of this item is to:
1. Provide updates on progress for the Land Use Code (LUC) Phase 1 Update, which implements
several Housing Strategic Plan strategies:
a. Assess displacement and gentrification risk (Strategy 1)
b. Remove barriers to the development of accessory dwelling units (Strategy 7)
c. Re-calibrate existing incentives to reflect current market conditions (Strategy 13)
d. Create additional development incentives for affordable housing (Strategy 14)
e. Explore financing and other barriers to missing middle and innovative housing (Strategy 15)
f. Remove barriers to allowed densities through Code revisions (Strategy 16)
2. Seek input on the proposed changes to the Code prior to release of a public draft.
C) ANNOUNCEMENTS.
D) ADJOURNMENT.
DATE:
STAFF:
June 14, 2022
Noah Beals, Senior City Planner/Zoning
Meaghan Overton, Housing Manager
Aaron Ehle, Airport Planning & Devt Specialist
Caryn Champine, Director of PDT
Jackie Kozak-Thiel, Chief Sustainability Officer
WORK SESSION ITEM
City Council
SUBJECT FOR DISCUSSION
Phase 1 Land Use Code Update - Housing.
EXECUTIVE SUMMARY
The purpose of this item is to:
1. Provide updates on progress for the Land Use Code (LUC) Phase 1 Update, which implements several
Housing Strategic Plan strategies:
a. Assess displacement and gentrification risk (Strategy 1)
b. Remove barriers to the development of accessory dwelling units (Strategy 7)
c. Re-calibrate existing incentives to reflect current market conditions (Strategy 13)
d. Create additional development incentives for affordable housing (Strategy 14)
e. Explore financing and other barriers to missing middle and innovative housing (Strategy 15)
f. Remove barriers to allowed densities through Code revisions (Strategy 16)
2. Seek input on the proposed changes to the Code prior to release of a public draft.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Do the proposed Code changes appropriately implement the City’s adopted policy goals, Housing Strategic
Plan strategies, and Diagnostic Report recommendations?
BACKGROUND / DISCUSSION
In March 2021, in conjunction with the adoption of the Housing Strategic Plan (HSP), Council una nimously
approved an off-cycle appropriation to fund the Land Use Code (LUC) Phase 1 updates. These updates are
focused on reorganization of the LUC to improve usability and clarity and on housing -related changes to the code.
The LUC Phase 1 Update implements policy direction from City Plan, the Housing Strategic Plan, the Transit
Master Plan, and the Our Climate Future Plan.
The LUC Phase 1 project began in summer 2021. Work completed to date includes:
• Policy analysis and synthesis (Summer 2021)
• A series of community engagement events to inform and seek input (September/October 2021)
• An Equity and Opportunity Assessment (November 2021)
• Completion of a Diagnostic Report (January/February 2022)
• Code drafting (in progress; March-July 2022)
This effort has also been informed by two rounds of briefings with Councilmembers and Council work sessions in
November 2021 and February 2022, as well as many presentations to Boards and Commissions and community
groups. Groups engaged to date include, but are not limited to: Planning and Zoning Commission, Affordable
Housing Board, Economic Advisory Board, Historic Preservation Commission, multiple affordable housing
providers (e.g. Housing Catalyst, CARE housing, Habitat for Humanity, Neighbor to Neighbor), Lea gue of Women
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Voters, Partnership for Age-Friendly Communities, Fort Collins Chamber of Commerce, and a LUC Phase 1
working group of frequent Code users who are advising staff on technical code items. (Attachment 1) Staff plans
to release a public review draft this summer with consideration of adoption in fall 2022. Progress to share with
Council at this work session focuses on the specific changes being proposed to reorganize the Code and improve
housing choice, capacity, and affordability.
POLICY FOUNDATION
Code updates are complex, multifaceted efforts that build on years of previous planning and community
engagement work. The Code is the City’s primary regulatory tool for implementing our community’s vision as
described in a wide range of policies and adopted plans, including:
• City Plan
• Housing Strategic Plan (HSP)
• Our Climate Future (OCF)
• Transit Master Plan
• Council Priorities (i.e., 15-minute communities)
These documents serve as primary inputs, which were augmented by a series of intervie ws with Council and
Planning and Zoning Commission members held in July 2021.
GUIDING PRINCIPLES AND DIAGNOSTIC REPORT RECOMMENDATIONS
The LUC Phase 1 update has been informed throughout by five guiding principles, originally presented to Council
at the November 9, 2021 Work Session:
1. Increase overall housing capacity and calibrate market-feasible incentives for affordable housing.
2. Enable more affordability, especially near high frequency/capacity transit and priority growth areas.
3. Allow more diverse housing choices that fit in with the existing context and future priority place types.
4. Make the Code easier to use and understand.
5. Improve predictability of the development review process, especially for housing.
These five principles shap ed the findings and recommendations presented to Council at the February 8 work
session, where Council reviewed the LUC Phase 1 Diagnostic Report <https://www.fcgov.com/housing/files/luc-
diagnostic_final.pdf?1642016494>. The Diagnostic Report was completed to identify existing regulatory barriers
to housing capacity, affordability, and choice, and outline key findings and recommendations to guide the
development of draft Code language. The Diagnostic Report is centered around the place types identified in City
Plan. The project team analyzed each place type and conducted pro forma (development) analyses for a range of
different prototypes to determine potential future housing capacity, estimate a place type’s affordability range, and
identify barriers to housing choice, capacity, and affordability.
Findings from the Diagnostic Report suggested several areas of potential improvement, noting that the current
LUC: 1) does not support future Priority Place Types; 2) limits housing capacity; 3) does not priori tize housing
capacity, diversity, or affordability along transit corridors; and 4) is difficult to use. The Diagnostic Report also
included 15 specific recommendations to address the key findings.
The remainder of this AIS describes how staff proposes to incorporate each recommendation into the draft Land
Development Code. First, staff will provide an overview of the proposed Code Reorganization. Next, staff will
share proposed Housing-Related Code Changes for Council’s consideration to improve housing choice,
capacity, and affordability.
CODE REORGANIZATION
Guiding Principles: Two of the guiding principles for the LUC Phase 1 update are directly related to
reorganization and user-friendliness of the Code:
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• Make the Code easier to use and understand
• Improve predictability of the review process, especially for housing
Purpose: Make the Code easier to use and understand. During the several years of community engagement
regarding land use and the more recent outreach on the Land Use Code, staff heard s everal different voices
sharing that the code is hard to understand, inaccessible and cumbersome to navigate. The intent of the
proposed Code reorganization changes is to make the Code easier to use and understand for all users, including
neighbors, customers, staff, decision-makers, and others. These improvements will provide benefits to users by
making it easier to understand what is allowed, what can be built, and what can change in a neighborhood. These
improvements will also provide common understanding and clarity to users engaged in decision making.
Proposed Improvements:
• Consistent, graphic approach to communicate land use standards
• Change name from “Land Use Code” to “Land Development Code” (Recommendation 14)
• Reorganize content so the most used information is first in the Code
• Reformat all zone districts to use consistent graphics, tables, lists, and illustrations (Recommendation 12)
• Create a new article (Article 3 - Building Types) to consolidate form standards in one place and develop
consistent graphic templates (Recommendation 11)
• Create a new article (Article 4 - Use Standards) to consolidate use standards in one place and reformat into a
clear and comprehensive Land Use Table (Recommendation 13)
• Update definitions and rules of measurement for consistency; remove duplicative definitions; consolidate all
rules of measurement in Article 7 - Rules of Measurement and Definitions (Recommendation 13)
• Rename some zones and create subdistricts (ex: Neighborhood Conservation District) to imp rove usability
and consolidate similar standards (Recommendation 15)
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PROPOSED HOUSING-RELATED CODE CHANGES
Guiding Principles: The three remaining guiding principles for the LUC Phase 1 update address housing choice,
capacity, and affordability:
• Allow more diverse housing choices that fit in with the existing context and future priority place types.
• Increase overall housing capacity and calibrate market-feasible incentives for affordable housing.
• Enable more affordability, especially near high frequency/capacity transit and priority growth areas.
Purpose: Allow more diverse housing choices. The Diagnostic Report suggests that the current Code does not
provide a clear, context-specific framework for infill and redevelopment. Rather, the LUC has ma ny standards that
assume a “greenfield” or undeveloped site. This can create challenges for compatibility, as most of the land in the
city has already been developed. Additionally, there are very few types of housing that can be approved through a
Basic Development Review (BDR) process. Constrained choices for housing contribute to limited housing supply
and does not meet the needs of the variety of household types in our community (today and in the future).
Proposed Improvements: The following proposed changes to the Code will expand the “menu” of housing types
that can be built, permit more types of housing through BDR, and create consistent standards for building height,
bulk and scale to support compatibility:
• Allow Accessory Dwelling Units (ADUs) in all residential and mixed-use zones (Recommendation 1)
• Create a menu of building types and standards that apply to all proposed development. Add “cottage court” as
a housing type allowed in most residential zones. Form standards will be illustrated for eas e of use and
include (but are not limited to) building height, lot dimensions, massing and articulation, and build -to lines.
(Recommendation 1)
• Update the Land Use Table to permit more types of housing through a BDR process. (Recommendation 1)
• Adjust standards to enable more small-lot infill development and develop form-based standards to guide
compatibility more effectively. (Recommendation 2)
o In the historic core (Neighborhood Conservation Districts):
▪ Set a floor area maximum of 2,000 square feet for single-unit detached homes
▪ Reduce minimum lot sizes from 6,000 square feet to 4,500 square feet for single -unit detached
dwellings; permit multi-unit “missing middle” housing types on lots 6,000 square feet or larger
▪ Allow “missing middle” housing types including duplex, cottage court, and apartment (triplex and
fourplex)
▪ Allow additional units through affordable housing incentives
o Outside the historic core:
▪ Allow “missing middle” housing types including duplex, cottage court, and apartment (tripl ex and
fourplex)
▪ Allow additional units through affordable housing incentives
▪ Consolidate duplicative standards
▪ Reduce required setbacks where feasible to allow small-lot infill development (ex: corner lots)
• Update use standards, rules of measurement, and definitions to align with new building types and standards.
(Recommendation 3)
o Define new terms and rules of measurement (ex: detached accessory structure, cottage court, bulk plane)
o Remove unneeded or duplicative definitions
Purpose: Increase overall housing capacity. Like the challenges created by limited housing choices, current
regulations constrain housing capacity in certain areas of the City. As a result, the inventory of housing options is
not keeping pace with demand. To ensure that Fort Collins has sufficient housing capacity to meet our
community’s needs now and into the future, recommendations in the Diagnostic Report suggests several
improvements to the ways the LUC currently regulates housing development.
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Proposed Improvements:
• Target increases in housing capacity to zones in transit corridors and zones with the greatest amount of
buildable land (Recommendation 8)
• Increase maximum density in the LMN zone from 9 to approximately 12 dwelling units per acre
(Recommendations 4, 5, and 8)
• Reduce parking requirements for studio, one- and two-bedroom units in multi-unit developments
(Recommendations 4, 9, and 10)
• Regulate building size through maximum floor area and form standards instead of units per building
(Recommendation 5)
• Regulate density through form standards and building types instead of dwelling units per acre
(Recommendation 5)
If Council adopts the housing capacity changes proposed, staff estimates that overall housing capacity will
increase by about 53% overall, and by about 63% within a 5-minute walk of current and future transit corridors.
Purpose: Calibrate market-feasible incentives for affordable housing. The current Code provides limited
incentives for affordable housing development. To encourage production of affordable housing and align with
community needs identified in the Housing Strategic Plan, the Diagnostic Report recommended development of
more effective incentives for deed-restricted affordable housing. After conducting pro forma and market analyses,
significant improvements to affordable housing incentives have been calibrated and proposed.
Proposed Improvements: Improvements proposed include:
• Expand affordable housing incentives to most residential & mixed-use zones (Recommendations 6 and 9).
• Modify income criteria (currently 80% AMI) so incentives help address the most critical shortages in affordable
rental (60% AMI or below) and ownership (100% AMI or below) (Recommendations 6 and 9).
• Raise the density bonus incentive in the LMN zone to increase the economic value of the incentive
(Recommendations 6 and 9).
• Create height bonus and parking reduction incentives in higher density residential and mixed -use zones
(Recommendations 6 and 9).
• Require 50-60 years of deed restriction instead of the current 20 years.
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• Continue to require a minimum 10% of units to be affordable for any development seeking incentives.
• Update definitions for affordable housing, review for consistency. Staff proposes review of all affordable
housing terms and definitions and creation of a new affordable housing section within Article 5 to consolidate
incentives, definitions, and terms in one place. (Recommendation 7).
If Council adopts the housing affordability changes proposed, staff estimates that capacity for affo rdable units will
increase by about 194%.
NEXT STEPS
Following Council’s dialogue and input at this work session, staff plans to incorporate Council feedback and
release a public review draft this summer. Consideration of adoption is planned for fal l 2022.
Upon release of a public review draft, Council can expect an approach that incorporates broad community
engagement and education leading up to consideration of adoption. Planned engagement activities include:
• Virtual engagement opportunities to educate, seek input, and keep the public informed
• Workshops and presentations with a range of City departments, particularly those involved in aspects of the
development review process
• Presentations to multiple Boards and Commissions
• Dialogues with community groups and members of the public (including those who have used or plan to use
the code for developments of many sizes and types, residents/neighbors in a range of neighborhoods,
historically underrepresented groups, affordable housing providers, a nd more)
• Advisory meetings with the LUC Phase 1 Working Group
The LUC Phase 1 updates are focused on housing-related changes and Code reorganization, and multiple
phases will be required to update the entire LUC. Accordingly, staff is also planning a L UC Phase 2 update, which
will address remaining issues in commercial and industrial areas and will also incorporate Code changes that are
not directly tied to housing (e.g., landscape standards, site design). Staff anticipates preparing a Budgeting for
Outcomes (BFO) offer to fund the LUC Phase 2 project for the 2023-24 budget cycle.
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ATTACHMENTS
1. Working Group Members (PDF)
2. Diagnostic Report (PDF)
3. Zone District Abbreviations and Purposes (PDF)
4. Powerpoint Presentation (PDF)
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Land Use Code Update Phase 1 -Housing
Working Group Members
•Braulio Rojas
•Russ Lee
•Kristin Fritz
•Kristin Candella
•Angela Milewski
•Mistene Nugent
•Heidi Schuff
•Matthew Robenalt
•Jessica Tuttle
Discussion facilitated by Project Consultants and City Staff.
ATTACHMENT 1 B.1.1
Packet Pg. 9 Attachment: Working Group Members (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 14Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
ƧȋǚæŭĒĨŨǚĒİǚ)ǚGDGlG ǚ l))ǚǚǚǚGśóǎơƩƢƩǚŨĹǚZËŨóǚơƩƥƠǘš D )ǚȏǚ ¡GZǚ=lbƶZËİíǚ¡šó#ĒƂóśšóǚįĒƈǚĹĈǚšĒİĉĨóǚŭİĒŨƷǚíŭŘĨóƈƷǚËİíǚįŭĨŨĒǎŭİĒŨǚśóšĒíóİŨĒËĨǚæŭĒĨíĒİĉšǚĹĈŨóİǚĒİŨóĉśËŨóíǚĹİǚšËįóǚæĨĹçĥǁǚ ĹįįóśçĒËĨǚŭšóšǂšóśƂĒçóšǚƃĒŨďĒİǚƃËĨĥĒİĉǚíĒšŨËİçóǚĹĈǚśóšĒíóİŨĒËĨǚËśóËšŨśóóŨšǚȏǚ ĨĹçĥšǚGİŨóśçĹİİóçŨóíǚšŨśóóŨǚĉśĒíƷǚËĨĨóƉǎĨĹËíóíǚĉËśËĉóšǂšóśƂĒçóšƷǚŨśóóĨËƃİšƷǚšŨśóóŨǚŨśóóšƷǚíóŨËçďóíǚšĒíóƃËĨĥšbĹæĒĨĒŨƉbŭĨŨĒǎįĹíËĨǚNJŨśËįšƷǚæŭšǚŨśËİšĒŨƷǚËŭŨĹįĹæĒĨóšƷǚŘóíóšŨśĒËİǎĈśĒóİíĨƉNjZccGc>ǂ)>¡Zl¾ǚ lc)½ƶÇĹİĒİĉǚ ĹíóǚNJơƩƢƩNjİİóƈËŨĒĹİšǚ óŨƃóóİǚơƩƢƥǚËİíǚơƩƥƠǚŨďóǚ ĒŨƉǚįËíóǚĹİĨƉǚĈĹŭśǚËİİóƈËŨĒĹİšǚŨĹŨËĨĒİĉǚơƨǚËçśóšƼǚDĹƃóƂóśƷǚíŭśĒİĉǚŨďóǚơƩƥơǎƥƧǚŘóśĒĹíǚŨďóśóǚƃóśóǚŨƃóİŨƉǎšóƂóİǚËİİóƈËŨĒĹİšǚĹĈǚơƷƣƨƨǚËçśóšǚNJ=ĹśŨǚ ĹĨĨĒİšǚĹšŨƃËśǚ#óƂóĨĹŘįóİŨǚơƩƤƥǎơƩƦƩǚŭśƂóƉǚóŘĹśŨNjƼƧƦǝ@ĠȼƿLJǂDŽȼŏĈíȼĈËğäíŃȼĥāȼĥğğíŃåíȼËëĥŁŏíëȼŏĈíȼʼněĥĂËĠȼǝ7ĥŃŏȼĥěěĊĠʼnȼ#ǐ¦ǐxǐǐWǐ!ǐǪǡȼËȼåËğŁËĊĂĠȼËŃíËȼäœʼnĊĠíʼnʼníʼnȼËĠëȼŏĈíȼěĥåËěȼĠíũʼnŁËŁíŃȼʼnœŁŁĥŃŏíëȼũĈĥěíĈíËŃŏíëěůǫǡĠȼ#ŨĥěŨĊĠĂȼĊŏů
B.1.2Packet Pg. 15Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
ƢƧȋǚæŭĒĨŨǚĒİǚ)ǚGGƶơƩƦƠǎơƩƨƠ>l¸Gc>ǚl¡=lbǚD)ǚ l))ǚǚǚǚGǚGZËŨóǚơƩƥƠǘšǚŨĹǚ)ËśĨƉǚơƩƨƠǘšǕ=ĹśŨǚ ĹĨĨĒİšǚ)ǎ½ǎǎǎcǎ#ǎǖ D )ǚȏǚ ¡GZǚ=lbƶZËİíǚ¡šóśĒįËśĒĨƉǚšĒİĉĨóǚŭİĒŨǚśóšĒíóİŨĒËĨǚƃĒŨďǚíŭŘĨóƈǂįŭĨŨĒǎŭİĒŨǚśóšĒíóİŨĒËĨǚËİíǚçĹįįóśçĒËĨǚŭšóšǚĹĈŨóİǚĒİǚšóŘËśËŨóǚçĨŭšŨóśšǚËƃËƉǚĈśĹįǚšĒİĉĨóǚŭİĒŨǚËśóËhŨśóóŨšǚȏǚ ĨĹçĥšǚZĒįĒŨóíǚçĹİİóçŨĒƂĒŨƉƷǚçŭĨǎíóǎšËçšƷǚĈśĹİŨǎĨĹËíóíǚíśĒƂóƃËƉšǚËİíǚĉËśËĉóšƷǚËŨŨËçďóíǚšĒíóƃËĨĥšbĹæĒĨĒŨƉŭŨĹǎçóİŨśĒçǚƃĒŨďǚæŭšǚŨśËİšĒŨZccGc>ǂ)>¡Zl¾ǚ lc)½ƶơƩƥƩǚ ĹįŘśóďóİšĒƂóǚĨËİơƩƦƧǚĨËİǚĈĹśǚśĹĉśóššơƩƧƩǚ ĹįŘśóďóİšĒƂóǚĨËİįóİíįóİŨšǚŨĹǚŨďóǚơƩƢƩǚ ĹíóİİóƈËŨĒĹİšǚ>ĒƂóİǚŨďóǚĉóİóśËĨǚĨËçĥǚĹĈǚíóƂóĨĹŘįóİŨǚíŭśĒİĉǚŨďóǚơƩƣƠšǚËİíǚơƩƤƠšƷǚŨďóśóǚƃËšǚĨĒŨŨĨóǚİóóíǚĈĹśǚƒĹİĒİĉǚóİĈĹśçóįóİŨǚŭİŨĒĨǚŨďóǚŘĹšŨƃËśǚŘóśĒĹíǁǚŨďóǚ=ĹśŨǚ ĹĨĨĒİšǚƒĹİĒİĉǚæĹËśíǚƃËšǚİĹŨǚçśóËŨóíǚŭİŨĒĨǚơƩƥƤƼǚďĒšǚæĹíƉǚíóËĨŨǚƃĒŨďǚËİİóƈËŨĒĹİšǚŨďËŨǚóƈŘËİíóíǚŨďóǚçĒŨƉǚæĹŭİíËśĒóšǚËİíǚíśËįËŨĒçǚšŭæíĒƂĒšĒĹİǚíóƂóĨĹŘįóİŨǚíŭśĒİĉǚŨďóǚŘĹšŨƃËśǚŘóśĒĹíǚËİíǚæóƉĹİíƼƧǝĈíȼŨíŃäȼǝíŮŁËĠëǪǡȼĊĠȼËěěȼĊŏʼnȼğíËĠĊĠĂʼnǪȼŨíŃůȼğœåĈȼëíƗĠíëȼ7ĥŃŏȼĥěěĊĠʼnȼĊĠȼŏĈíȼŁĥʼnŏũËŃȼíŃËǫȼĈíȼũĥŃëǠʼnȼRËŏĊĠȼŃĥĥŏǪȼíŮŁËĠëíŃíǪȼğíËĠʼnȼěĊŏíŃËěěůȼŏĥȼʼnŁŃíËëȼĥœŏǪȼËĠȼËŁŏȼëíʼnåŃĊŁŏĊĥĠȼĥāȼ7ĥŃŏȼĥěěĊĠʼnǠʼnȼĂíĥĂŃËŁĈĊåËěȼŏŃËĠʼnāĥŃğËŏĊĥĠȼĊĠȼŏĈíȼʼníåĥĠëȼĈËěāȼĥāȼŏĈíȼŏũíĠŏĊíŏĈȼåíĠŏœŃůǫǡĠȼ#ŨĥěŨĊĠĂȼĊŏů
B.1.2Packet Pg. 16Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
=ĹśŨǚ ĹĨĨĒİšǚçĹİŨĒİŭóíǚŨĹǚ)ǎ½ǎǎǎcǎ#ǚĈĹĨĨĹƃĒİĉǚŘĹšŨƃËśǚíóƂóĨĹŘįóİŨǚŘËŨŨóśİšǚŨďËŨǚŘśĒĹśĒŨĒƒóíǚËççĹįįĹíËŨĒĹİǚĹĈǚËŭŨĹįĹæĒĨóšǚËİíǚšĒİĉĨóǚŭİĒŨǚśóšĒíóİŨĒËĨǚįĹšŨǚĹĈŨóİǚšóŘËśËŨóíǚĈśĹįǚįŭĨŨĒǎŭİĒŨǚśóšĒíóİŨĒËĨǚËİíǚçĹįįóśçĒËĨǚŭšóšƼǚƢƧȋǚæŭĒĨŨǚĒİǚ)ǚGGƶơƩƨơǎơƩƩƧ>l¸Gc>ǚl¡=lbǚD)ǚ l))ǚǚǚǚGǚG)ËśĨƉǚơƩƨƠǘšǚŨĹǚZËŨóǚơƩƩƠǘšǕ=ĹśŨǚ ĹĨĨĒİšǚ)ǎ½ǎǎǎcǎ#ǎǖ D )ǚȏǚ ¡GZǚ=lbƶZËİíǚ¡šóśĒįËśĒĨƉǚšĒİĉĨóǚŭİĒŨǚśóšĒíóİŨĒËĨǚƃĒŨďǚíŭŘĨóƈǂįŭĨŨĒǎŭİĒŨǚśóšĒíóİŨĒËĨǚËİíǚçĹįįóśçĒËĨǚŭšóšǚĹĈŨóİǚĒİǚšóŘËśËŨóǚçĨŭšŨóśšǚËƃËƉǚĈśĹįǚšĒİĉĨóǚŭİĒŨǚËśóËhŨśóóŨšǚȏǚ ĨĹçĥšǚZĒįĒŨóíǚçĹİİóçŨĒƂĒŨƉƷǚçŭĨǎíóǚšËçšƷǚĈśĹİŨǎĨĹËíóíǚíśĒƂóƃËƉšǚËİíǚĉËśËĉóšƷǚËŨŨËçďóíǚšĒíóƃËĨĥšbĹæĒĨĒŨƉŭŨĹǎçóİŨśĒçǚƃĒŨďǚæŭšǚŨśËİšĒŨZccGc>ǂ)>¡Zl¾ǚ lc)½ƶơƩƨƠǚZËİíǚ#óƂóĨĹŘįóİŨǚ>ŭĒíËİçóǚƉšŨóįƨĠȼ#ŨĥěŨĊĠĂȼĊŏů
B.1.2Packet Pg. 17Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
ƣƦȋǚæŭĒĨŨǚĒİǚ)ǚGGƶơƩƩƨǎƢƠƢƠ>śĹƃŨďǚçĹİŨĒİŭóíǚŨĹǚŘśĒĹśĒŨĒƒóǚšĒİĉĨóǚŭİĒŨǚśóšĒíóİŨĒËĨǚšóŘËśËŨóíǚĈśĹįǚįŭĨŨĒǎŭİĒŨǚśóšĒíóİŨĒËĨǚŭšóšƷǚďĹƃóƂóśƷǚËĨĨóƉšƷǚŨśóóĨËƃİšƷǚíóŨËçďóíǚšĒíóƃËĨĥšƷǚšŨśóóŨǚŨśóóšƷǚËİíǚĉśóËŨóśǚóįŘďËšĒšǚĹİǚƃËĨĥËæĒĨĒŨƉƷǚįŭĨŨĒǎįĹíËĨĒŨƉƷǚËİíǚįĒƈóíǎŭšóǚóįóśĉóíǚĒİǚİóƃǚíóƂóĨĹŘįóİŨǚËśóËšƼǚbĹśóǚĒİƙĨĨǚíóƂóĨĹŘįóİŨǚóįóśĉóíǚĒİǚŨďóǚǕ ĹśóǖǚËśóËšƼ>l¸Gc>ǚl¡=lbǚD)ǚ l))ǚǚǚǚGǚGZËŨóǚơƩƩƠǘšǚŨĹǚƢƠƢƠǕ=ĹśŨǚ ĹĨĨĒİšǚ)ǎ½ǎǎǎcǎ#ǎǖƦ D )ǚȏǚ ¡GZǚ=lbƶZËİíǚ¡šóśĒįËśĒĨƉǚšĒİĉĨóǚŭİĒŨǚśóšĒíóİŨĒËĨǚƃĒŨďǚíŭŘĨóƈǂįŭĨŨĒǎŭİĒŨǚśóšĒíóİŨĒËĨǚŭšóšǚĹĈŨóİǚĒİǚšóŘËśËŨóǚçĨŭšŨóśšǚËƃËƉǚĈśĹįǚšĒİĉĨóǚŭİĒŨǚËśóËšǁǚçĹįįóśçĒËĨǚŭšóšǂšóśƂĒçóšǚƃĒŨďĒİǚƃËĨĥĒİĉǚíĒšŨËİçóǚĹĈǚśóšĒíóİŨĒËĨǚËśóËšŨśóóŨšǚȏǚ ĨĹçĥšǚGİŨóśİËĨǚçĹİİóçŨĒƂĒŨƉƷǚĈśĹİŨǚËİíǚËĨĨóƉǎĨĹËíóíǚĉËśËĉóšƷǚŨśóóĨËƃİšƷǚšŨśóóŨǚŨśóóšƷǚíóŨËçďóíǚšĒíóƃËĨĥšbĹæĒĨĒŨƉŭŨĹǎçóİŨśĒçǚƃĒŨďǚæŭšǚŨśËİšĒŨƷǚ ƷǚËİíǚíóíĒçËŨóíǚæĒçƉçĨóǚśĹŭŨóšZccGc>ǂ)>¡Zl¾ǚ lc)½ƶơƩƩƧǚ ĒŨƉǚĨËİơƩƩƧǚZËİíǚ¡šóǚ ĹíóƢƠơƨǚ ĒŨƉǚĨËİƩĠȼ#ŨĥěŨĊĠĂȼĊŏů
B.1.2Packet Pg. 18Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 19Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 20Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 21Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
ĹĨĒçĒóšǚĹǚśĒİçĒŘĨóšďóǚZ¡ ǚĒšǚŨďóǚ ĒŨƉǘšǚŘśĒįËśƉǚśóĉŭĨËŨĹśƉǚŨĹĹĨǚĈĹśǚĒįŘĨóįóİŨĒİĉǚŨďóǚçĹįįŭİĒŨƉǘšǚƂĒšĒĹİǚËšǚíóšçśĒæóíǚĒİǚƂËśĒĹŭšǚËíĹŘŨóíǚŘĹĨĒçĒóšǚËİíǚŘĨËİšǚšĹǚĒŨǘšǚçśĒŨĒçËĨǚŨĹǚóšŨËæĨĒšďǚËǚçĨóËśǚŭİíóśšŨËİíĒİĉǚĹĈǚŨďóǚśóĨËŨĒĹİšďĒŘǚæóŨƃóóİǚŨďóǚ ĒŨƉǘšǚŘĹĨĒçƉǚŘśĒĹśĒŨĒóšǚËİíǚŨďóǚçŭśśóİŨǚZ¡ ƼlƂóśǚƣƠƠǚŘËĉóšǚĹĈǚËíĹŘŨóíǚŘĹĨĒçĒóšǚËİíǚĒİĈĹśįËŨĒĹİǚƃóśóǚíĒšŨĒĨĨóíǚĒİŨĹǚƙƂóǚĉŭĒíĒİĉǚŘśĒİçĒŘĨóšǚŨĹǚĒİĈĹśįǚŨďóǚZ¡ ǚ¡ŘíËŨóšƷǚ#ĒËĉİĹšŨĒçƷǚËİíǚŘŘśĹËçďǚƃĹśĥƼǚďóǚZ¡ ǚ¡ŘíËŨóšǚíóŘóİíǚĹİǚæśĹËíǚŭİíóśšŨËİíĒİĉǚËİíǚšŭŘŘĹśŨǚĈĹśǚŨďóǚĉŭĒíĒİĉǚŘśĒİçĒŘĨóšƼơƣ
B.1.2Packet Pg. 22Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
=G·)ǚ>¡G#Gc>ǚGc GZ)ďóšóǚ>ŭĒíĒİĉǚśĒİçĒŘĨóšǚNJŘśóšóİŨóíǚŨĹǚ ĒŨƉǚ ĹŭİçĒĨǚĹİǚcĹƂóįæóśǚƩƷǚƢƠƢơNjǚŘśĹƂĒíóǚŨďóǚĈĹŭİíËŨĒĹİǚĈĹśǚŨďóǚZ¡ ǚ¡ŘíËŨóšǚ#ĒËĉİĹšŨĒçǚËİíǚŘŘśĹËçďǚËİíǚƃĒĨĨǚĒİĈĹśįǚËĨĨǚŘśĹŘĹšóíǚçĹíóǚçďËİĉóšǚƃĒŨďǚóįŘďËšĒšǚĹİǚ)ŚŭĒŨƉƼơƤơƼ@ĠåŃíËʼníȼĥŨíŃËěěȼĈĥœʼnĊĠĂȼåËŁËåĊŏůǚNJįËśĥóŨǚśËŨóǚËİíǚËƖĹśíËæĨóNjǚËİíǚçËĨĒæśËŨóǚįËśĥóŨǎĈóËšĒæĨóǚĒİçóİŨĒƂóšǚĈĹśǚƖĹśíËæĨóǚNJšŭæšĒíĒƒóíǂíóóíǚśóšŨśĒçŨóíNjǚďĹŭšĒİĉƢƼ#ĠËäěíȼğĥŃíȼËāāĥŃëËäĊěĊŏůȼóšŘóçĒËĨĨƉǚİóËśǚďĒĉďǚĈśóŚŭóİçƉǂçËŘËçĒŨƉǚŨśËİšĒŨǚËİíǚŘśĒĹśĒŨƉǚĉśĹƃŨďǚËśóËšǚƣƼěěĥũȼāĥŃȼğĥŃíȼëĊŨíŃʼníȼĈĥœʼnĊĠĂȼåĈĥĊåíʼnȼŨďËŨǚƙŨǚĒİǚƃĒŨďǚŨďóǚóƈĒšŨĒİĉǚçĹİŨóƈŨǚËİíǂĹśǚĈŭŨŭśóǚŘśĒĹśĒŨƉǚŘĨËçóǚŨƉŘóšƤƼVËęíȼŏĈíȼåĥëíȼíËʼnĊíŃȼŏĥȼœʼníȼËİíǚŭİíóśšŨËİíƥƼ@ğŁŃĥŨíȼŁŃíëĊåŏËäĊěĊŏůȼĹĈǚŨďóǚíóƂóĨĹŘįóİŨǚŘóśįĒŨǚśóƂĒóƃǚŘśĹçóššƷǚóšŘóçĒËĨĨƉǚĈĹśǚďĹŭšĒİĉ
B.1.2Packet Pg. 23Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǧȼzíåĥğğíĠëËŏĊĥĠʼnơƥ
B.1.2Packet Pg. 24Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
ȼëĊʼnåĊŁěĊĠíëȼËĠëȼëíěĊäíŃËŏíȼŁŃĥåíʼnʼnƶǚĨĨǚŘśĹŘĹšóíǚZ¡ ǚ¡ŘíËŨóšǚƃĒĨĨǚæóǚçśóËŨóíǚËİíǚóƂËĨŭËŨóíǚæËšóíǚĹİǚďĹƃǚŨďóƉǚËííśóššǚŨďóǚƙİíĒİĉšƼX)¾ǚ=Gc#Gc>ơƼ!ĥíʼnȼĠĥŏȼʼnœŁŁĥŃŏȼĈŭŨŭśóǚśĒĹśĒŨƉǚĨËçóǚƉŘóšƢƼRĊğĊŏʼnǚďĹŭšĒİĉǚçËŘËçĒŨƉƣƼ!ĥíʼnȼĠĥŏȼŁŃĊĥŃĊŏĊŸíȼďĹŭšĒİĉǚçËŘËçĒŨƉƷǚíĒƂóśšĒŨƉƷǚȏǚËƖĹśíËæĒĨĒŨƉǚËĨĹİĉǚŨśËİšĒŨǚçĹśśĒíĹśšƤƼRȼĊʼnȼíĒƗçŭĨŨǚŨĹǚŭšóơƦ
B.1.2Packet Pg. 25Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
Ƶ l·)·G)¸ǚl=ǚGlG¾ǚZ )ǚ¾)Ƶ ZGbGǚDl¡Gc>ǚ#G·)G¾ǚc#ǚ ))ǚ¡c )Gc¾Ƶ bĒƈóíǚcóĒĉďæĹśďĹĹíƵ bĒƈóíǚ)įŘĨĹƉįóİŨƵ bĒƈóíǚ¡šóǚ#ĒšŨśĒçŨšƵ #l)ǚclǚ¡lǚ lbG Z)ǚGc=GZZƵ Z )ǚ¾)ǚǵǚÇlcGc>ǚbGb D)X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡lǚ=¡¡)ǚZ )ǚ¾)
B.1.2Packet Pg. 26Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ơƨśĒĹśĒŨƉǚĨËçóǚƉŘóšǚlƂóśƂĒóƃďóǚŨśŭçŨŭśóǚĨËİǚóšŨËæĨĒšďóšǚŨďóǚĉŭĒíĒİĉǚƂĒšĒĹİǚĈĹśǚƃďóśóǚËİíǚďĹƃǚİóƃǚďĹŭšĒİĉǚƃĒĨĨǚæóǚíóƂóĨĹŘóíǚĒİǚ=ĹśŨǚ ĹĨĨĒİšƼǚŨśŭçŨŭśóǚĨËİǚĨËçóǚƉŘóšǚíóšçśĒæóǚŨďóǚĒİŨóİíóíǚæŭĒĨŨǚĈĹśįǚĹĈǚƂËśĒĹŭšǚŨƉŘóšǚĹĈǚİóĒĉďæĹśďĹĹíšǚËİíǚįĒƈóíǚŭšóǚíĒšŨśĒçŨšƼďóšóǚĨËçóǚƉŘóšǚËśóǚíĒšŨĒİçŨǚĈśĹįǚƒĹİóǚíĒšŨśĒçŨšƼǚĨËçóǚƉŘóšǚËśóǚæśĹËíǚíóŘĒçŨĒĹİšǚĹĈǚĈĹśįǚËİíǚçďËśËçŨóśƼǚÇĹİóǚíĒšŨśĒçŨšǚËśóǚšŘóçĒƙçǚśóĉŭĨËŨĒĹİšǚŨďËŨǚĒįŘĨóįóİŨǚŨďóǚƂĒšĒĹİǚĹĈǚËǚĨËçóǚƉŘóƼǚǚšĒİĉĨóǚĨËçóǚƉŘóǚįËƉǚæóǚĒįŘĨóįóİŨóíǚŨďśĹŭĉďǚįŭĨŨĒŘĨóǚƒĹİóǚíĒšŨśĒçŨšǚƃĒŨďǚśóĉŭĨËŨĒĹİšǚŨďËŨǚƂËśƉǚæƉǚšŘóçĒƙçǚçĹİŨóƈŨƼďĒšǚíĒËĉİĹšŨĒçǚĈĹçŭšóšǚĹİǚŨďóǚƙƂóǚNJƥNjǚśĒĹśĒŨƉǚĨËçóǚƉŘóšǚĈĹśǚśóšĒíóİŨĒËĨǚíóƂóĨĹŘįóİŨǚĒİǚŨďóǚŨśŭçŨŭśóǚĨËİǚŨďËŨǚĹƖóśǚŨďóǚĉśóËŨóšŨǚĹŘŘĹśŨŭİĒŨĒóšǚĈĹśǚįĹśóǚíĒƂóśšóǚďĹŭšĒİĉǚĹŘŨĒĹİšƼ
B.1.2Packet Pg. 27Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ơƩśĒĹśĒŨƉǚĨËçóǚƉŘóšǚlƂóśƂĒóƃďóǚĨËçóǚƉŘóšǚƃĒŨďǚŨďóǚĉśóËŨóšŨǚšŭŘŘĨƉǚĹĈǚƂËçËİŨǚËİíǚśóíóƂóĨĹŘËæĨóǚĨËİíǚËİíǚƒĹİóíǚçËŘËçĒŨƉǚËśóǚbĒƈóíǚcóĒĉďæĹśďĹĹíšǚËİíǚĈĹŭśǚbĒƈóíǚ¡šóǚ#ĒšŨśĒçŨšǚçĹįŘśĒšóíǚĹĈǚbĒƈóíǚ)įŘĨĹƉįóİŨƷǚ¡śæËİǚbĒƈóíǚ¡šóƷǚŭæŭśæËİǚbĒƈóíǚ¡šóƷǚËİíǚcóĒĉďæĹśďĹĹíǚbĒƈóíǚ¡šóǚ#ĒšŨśĒçŨšƼ ĒŨƉǚĨËİǚËçĥİĹƃĨóíĉóšǚŨďËŨǚįŭçďǚĹĈǚŨďóǚİóóíóíǚĉśĹƃŨďǚĒšǚĉĹĒİĉǚŨĹǚæóǚĒİƙĨĨǚËİíǚśóíóƂóĨĹŘįóİŨƷǚďĹƃóƂóśƷǚŨďóǚçŭśśóİŨǚçĹíóǚíĹóšǚİĹŨǚŘśĹƂĒíóǚçĨóËśǚĉŭĒíËİçóǚĈĹśǚŨďóšóǚšĒŨŭËŨĒĹİšǚǍǚįĹšŨǚĹĈǚŨďóǚšŨËİíËśíšǚËİíǚĉŭĒíËİçóǚËśóǚĈĹśǚĉśóóİƙóĨíǚíóƂóĨĹŘįóİŨƼǚďĒšǚįĒšįËŨçďǚĒšǚįĹšŨǚËŘŘËśóİŨǚĒİǚŨďóǚǕ ĹśóǖǚËİíǚİóËśæƉǚËśóËšǚƃďóśóǚŨďóśóǚËśóǚËǚšĒĉİĒƙçËİŨǚİŭįæóśǚĹĈǚİĹİǎçĹİĈĹśįĒİĉǚĨĹŨšǚËİíǚšŨśŭçŨŭśóšǚŨďËŨǚśóšŭĨŨóíǚĈśĹįǚçĹíóǚçďËİĉóšǚįËíóǚËĈŨóśǚơƩƢƩǚŨĹǚæśĒİĉǚŨďóšóǚËśóËšǚŭŘǚŨĹǚǕįĹíóśİǖǚŘĹšŨƃËśǚšŨËİíËśíšƼǚ¸ďĒĨóǚĒİƂóšŨįóİŨǚËİíǚĒİƙĨĨǚËçŨĒƂĒŨƉǚĒİǚŨďóšóǚĹĨíóśǚİóĒĉďæĹśďĹĹíšǚËśóǚŘśĹĹĈǚĹĈǚŨďóĒśǚíóšĒśËæĒĨĒŨƉǚŨĹíËƉƷǚŨďóǚçĹíóǚįËĥóšǚĒŨǚíĒƗçŭĨŨǚŨĹǚíóƂóĨĹŘǚæŭĒĨíĒİĉšǚŨďËŨǚǕƙŨǖǚĒİǚçĹİŨóƈŨǚšóİšĒŨĒƂóǚƃËƉšƼ
B.1.2Packet Pg. 28Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƢƠ@āȼëíŏËåĈíëȼʼnĊĠĂěíǐāËğĊěůȼĈĥğíʼnȼåĥĠŏĊĠœíȼŏĥȼëĥğĊĠËŏíȼŏĈíȼåĊŏůǠʼnȼĈĥœʼnĊĠĂȼʼnœŁŁěůǪȼëíğËĠëȼāĥŃȼĈĥœʼnĊĠĂȼĊʼnȼŁŃĥėíåŏíëȼŏĥȼíŮåííëȼŏĈíȼåĊŏůǠʼnȼåËŁËåĊŏůȼĊĠȼŏĈíȼāœŏœŃíǫȼȼğĥŃíȼëĊŨíŃʼníȼʼníěíåŏĊĥĠȼĥāȼĈĥœʼnĊĠĂȼŏůŁíʼnȼËĠëȼŁŃĊåíȼŁĥĊĠŏʼnȼũĊěěȼäíȼĠííëíëȼŏĥȼğííŏȼŏĈíȼĠííëʼnȼĥāȼŏĈíȼåĊŏůǠʼnȼåĈËĠĂĊĠĂȼŁĥŁœěËŏĊĥĠǫȼǓĊŏůȼxěËĠǪȼŁǫȼƿƾdžǘ
B.1.2Packet Pg. 29Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ǝVĊʼnʼnĊĠĂȼVĊëëěíǡȼ>ĥœʼnĊĠĂȼůŁíʼn ĒŨƉǚĨËİǚśóçĹįįóİíšǚËĨĨĹƃĒİĉǚËǚƂËśĒóŨƉǚĹĈǚďĹŭšĒİĉǚŨƉŘóšǚŨĹǚóƈŘËİíǚďĹŭšĒİĉǚĹŘŨĒĹİšƼǚĈíȼœëĊŏȼëíʼnåŃĊäíʼnȼŏĈíȼāĥěěĥũĊĠĂȼʼnŁíåĊƗåȼåĈËĠĂíʼnȼŏĥȼËåĈĊíŨíȼŏĈĊʼnȼĂĥËěǭƔǕ ŭśśóİŨǚšŨËİíËśíšǚƃóśóǚíóšçśĒæóíǚËšǚĹƂóśĨƉǚśóšŨśĒçŨĒƂóǚËİíǚĹŭŨǚĹĈǚŨĹŭçďǚƃĒŨďǚįËśĥóŨǚíóįËİíšƼǖǚGİçśóËšóǚçĨËśĒŨƉǚËİíǚæŭĒĨíǚĒİǚƚóƈĒæĒĨĒŨƉǚĒİǚĹśíóśǚŨĹǚŘśĹįĹŨóǚËǚíĒƂóśšĒŨƉǚĹĈǚďĹŭšĒİĉǚĹŘŨĒĹİšǚËİíǚíóİšĒŨƉǚçËĨĨóíǚĈĹśǚæƉǚ ĒŨƉǚĨËİƼƔ#óƙİóǚËǚśËİĉóǚĹĈǚĹŘŨĒĹİšǚæóŨƃóóİǚŨƃĹǎĈËįĒĨƉǚËİíǚįŭĨŨĒǎĈËįĒĨƉǚďĹŭšĒİĉƶǚíŭŘĨóƈóšƷǚŨśĒŘĨóƈóšƷǚŨĹƃİďĹŭšóšƷǚ#¡šǚNJËŨŨËçďóíǚËİíǚíóŨËçďóíNjƷǚšįËĨĨǎšçËĨóǚįŭĨŨĒĈËįĒĨƉƼƔcóƃǚíóƙİĒŨĒĹİšǚĈĹśƶǚ#¡ƷǚçĹǎďĹŭšĒİĉƷǚŨśĒŘĨóƈƷǚĈĹŭśŘĨóƈƷǚįŭĨŨĒǎĈËįĒĨƉƷǚçĹŨŨËĉóǚíóƂóĨĹŘįóİŨšƷǚĨĒƂóǎƃĹśĥƷǚšŨŭíóİŨǚďĹŭšĒİĉǚçĹįŘĨóƈƔ¡ŘíËŨĒİĉǚíóƙİĒŨĒĹİšǚĈĹśƶǚ ËśśĒËĉóǚďĹŭšóƷǚšĒİĉĨóǎĈËįĒĨƉǚíóŨËçďóíƷǚíŭŘĨóƈƢơ#ŭŘĨóƈśĒŘĨóƈŭËíŘĨóƈ#óŨËçďóíǚ#¡ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉ
B.1.2Packet Pg. 30Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƔcĹǚšŘóçĒƙçǚíóƙİĒŨĒĹİǚĹĈǚËççóššĹśƉǚíƃóĨĨĒİĉǚŭİĒŨšǚĒİǚZ¡ ƔǕ ËśśĒËĉóǚDĹŭšóǖǚĒšǚçĨĹšóšŨǚíóšçśĒŘŨĒĹİǚŨĹǚ#¡ǚæŭŨǚŭİçĨóËśǚËİíǚĨĒįĒŨóíǚƃďóśóǚŨďóƉǚËśóǚËĨĨĹƃóíǁǚĹİĨƉǚËĨĨĹƃóíǚĒİǚcóĒĉďæĹśďĹĹíǚ ĹİšóśƂËŨĒĹİǚƒĹİóǚíĒšŨśĒçŨšǚNJc ZƷǚc bƷǚËİíǚc NjƔbĒİǚĨĹŨǚšĒƒóǚĒšǚơƢƷƠƠƠǚšĈǚĒİǚc ZǚËİíǚơƠƷƠƠƠǚšĈǚĒİǚc b䚉䚉c ǚíĒšŨśĒçŨšǚçĹİšĒšŨǚĹĈǚȁƣȋǚĹĈǚ=ĹśŨǚ ĹĨĨĒİšƢƢËŃŃĊËĂíȼĈĥœʼníʼnǭȼǝËȼʼnĊĠĂěíǐāËğĊěůȼëíŏËåĈíëȼëũíěěĊĠĂȼœĠĊŏǪȼŏůŁĊåËěěůȼũĊŏĈĥœŏȼʼnŏŃííŏȼāŃĥĠŏËĂíǪȼŏĈËŏȼĊʼnȼěĥåËŏíëȼäíĈĊĠëȼËȼʼníŁËŃËŏíǪȼŁŃĊĠåĊŁËěȼëũíěěĊĠĂȼĥĠȼŏĈíȼʼnËğíȼěĥŏǡĹĈǚȁƣȋǚĹĈǚ=ĹśŨǚ ĹĨĨĒİšƢƢ䚉bĹšŨǚĨĹŨšǚƃĒŨďĒİǚŨďóǚc ǚíĒšŨśĒçŨšǚËśóǚŨĹĹǚšįËĨĨǚĈĹśǚ ËśśĒËĉóǚďĹŭšóšƷǚËšǚçŭśśóİŨĨƉǚśóĉŭĨËŨóíƼååíʼnʼnĥŃůȼ!ũíěěĊĠĂȼĠĊŏʼnȼǓ!ǠʼnǘZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉ
B.1.2Packet Pg. 31Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƔZĒįĒŨóíǚďĹŭšĒİĉǚŨƉŘóšǚËĨĨĹƃóíǚŭİíóśǚ ËšĒçǚ#óƂóĨĹŘįóİŨǚóƂĒóƃǚGİǚśĒĹśĒŨƉǚĨËçóǚƉŘóšǚËİíǚĨĹİĉǚŨśËİšĒŨƔGİíĒçËŨĹśǚĹĈǚËİǚĹŭŨíËŨóíǚçĹíóƶǚbĹśóǚŘśĹçóíŭśËĨǚĹƂóśšĒĉďŨǚŨĹǚçĹįŘóİšËŨóǚĈĹśǚĒİËíóŚŭËŨóǚšŨËİíËśíšǚŨďËŨǚíĹǚİĹŨǚËĨĒĉİǚƃĒŨďǚËíĹŘŨóíǚŘĹĨĒçĒóšǚƢƣ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 32Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ďóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóǚóİƂĒšĒĹİšǚËǚįĒƈŨŭśóǚĹĈǚďĹŭšĒİĉǚŨƉŘóšǚËİíǚËİǚĒİçśóËšóǚĒİǚďĹŭšĒİĉǚçËŘËçĒŨƉƷǚďĹƃóƂóśƷǚŨďĒšǚĉśĹƃŨďǚĨĹĹĥšǚíĒƖóśóİŨǚĒİǚŨďóǚǕçĹśóǖǚĹĈǚŨďóǚçĒŨƉǚçĹįŘËśóíǚŨĹǚŨďóǚËśóËšǚǕĹŭŨšĒíóǚŨďóǚçĹśóǖƼǚËİíǚŨďóǚçĹíóǚšďĹŭĨíǚæóǚçËĨĒæśËŨóíǚŨĹǚŨďóǚóƈĒšŨĒİĉǚŘËŨŨóśİšǚĹĈǚŨďóšóǚËśóËšƼƢƤďóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóǚįËĥóšǚŭŘǚƣƤȋǚĹĈǚŨďóǚ ĒŨƉƼbĒƈóíǎcóĒĉďæĹśďĹĹíǚŘĨËçóǚŨƉŘóǚĒšǚĹİóǚĹĈǚŨďóǚŘśĒįËśƉǚĹŘŘĹśŨŭİĒŨĒóšǚĈĹśǚįĹíóśËŨóǚíóİšĒŨƉǚďĹŭšĒİĉǚĹŘŨĒĹİšƼZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉŭĉVĊŮíëȼWíĊĂĈäĥŃĈĥĥëȼxěËåíȼůŁí
B.1.2Packet Pg. 33Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƢƥZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉŭĉVĊŮíëȼWíĊĂĈäĥŃĈĥĥëȼxěËåíȼůŁíbĒƈóíǚcóĒĉďæĹśďĹĹíšǚĨËçóǚƉŘóǚĒšǚįËŘŘóíǚŨĹǚËśóËšǚĒİǚƨǚíĒƖóśóİŨǚƒĹİóǚíĒšŨśĒçŨšƼǚ
B.1.2Packet Pg. 34Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƢƦVĊŮíëȼWíĊĂĈäĥŃĈĥĥëȼxěËåíȼůŁíĈíȼěĊğĊŏíëȼŃËĠĂíȼĥāȼĈĥœʼnĊĠĂȼŏůŁíʼnȼËěěĥũíëȼĊĠȼíËåĈȼŸĥĠíȼëĥȼĠĥŏȼʼnœŁŁĥŃŏȼĈĥœʼnĊĠĂȼëĊŨíŃʼnĊŏůǫ¡İçóśŨËĒİŨƉƶǚbĹšŨǚďĹŭšĒİĉǚŨƉŘóšǚËśóǚİĹŨǚËĨĨĹƃóíǚŨďśĹŭĉďǚæËšĒçǚíóƂóĨĹŘįóİŨǚśóƂĒóƃǚËİíǚśóŚŭĒśóǚËíįĒİĒšŨśËŨĒƂóǚĹśǚȏÇǚśóƂĒóƃǚóƈçóŘŨǚĒİǚc ǚÇĹİóƼǕbĒššĒİĉǚįĒííĨóǖǚďĹŭšĒİĉǚŨƉŘóšǚĨĒĥóǚŨśĒŘĨóƈǂĈĹŭśŘĨóƈóšƷǚŨĹƃİďĹŭšóšƷǚËİíǚçĹŨŨËĉóǚçĨŭšŨóśǚďĹŭšĒİĉǚËśóǚĉśĹŭŘóíǚƃĒŨďǚįŭĨŨĒǎĈËįĒĨƉǚďĹŭšĒİĉƷǚóƂóİǚŨďĹŭĉďǚŨďóƉǚçËİǚƙŨǚĒİǚƃĒŨďǚóƈĒšŨĒİĉǚďĹŭšóǎšçËĨóǚİóĒĉďæĹśďĹĹíšƼ䚉䚉ďóśóǚËśóǚĹŘŘĹśŨŭİĒŨĒóšǚŨĹǚËĨĨĹƃǚËǚƃĒíóśǚƂËśĒóŨƉǚĹĈǚďĹŭšĒİĉǚŨƉŘóšǚŨďËŨǚƙŨǚĒİǚƃĒŨďǚóƈĒšŨĒİĉǚİóĒĉďæĹśďĹĹíšƼVĊ ëW Ċ Ĉä Ĉ ëxě ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 35Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƢƧbĒƈóíǚ)įŘĨĹƉįóİŨǚĨËçóǚƉŘóǚďËšǚŨďóǚŘĹŨóİŨĒËĨǚŨĹǚďóĨŘǚŨďóǚ ĒŨƉǚśóíŭçóǚƂóďĒçĨóǎįĒĨóšǚŨśËƂóĨóíǚËİíǚšŭŘŘĹśŨǚ>D>ǚśóíŭçŨĒĹİǚĉĹËĨšǚæƉǚĒİŨóĉśËŨĒİĉǚËǚįĹśóǚíĒƂóśšóǚįĒƈǚĹĈǚŭšóšǍšŭçďǚËšǚįŭĨŨĒĈËįĒĨƉǚďĹŭšĒİĉƷǚšŭŘŘĹśŨĒƂóǚšóśƂĒçóšǚËİíǚËįóİĒŨĒóšǚƃĒŨďĒİǚóƈĒšŨĒİĉǚóįŘĨĹƉįóİŨǚçóİŨóśšƼǚĹŨóİŨĒËĨǚİóóíǚŨĹǚśóŚŭĒśóǚďĒĉďóśǚíóİšĒŨĒóšǚËİíǚŨśËİšĒŨǎšŭŘŘĹśŨĒƂóǚŭšóšǚĒİǚĥóƉǚĨĹçËŨĒĹİšƼǚNJ ĒŨƉǚĨËİƷǚŘƼǚơƤƨNjďóǚbĒƈóíǚ)įŘĨĹƉįóİŨǚĨËçóǚƉŘóǚįËĥóšǚŭŘǚơƣȋǚĹĈǚŨďóǚ ĒŨƉƼƉŘóǚVĊŮíëȼ#ğŁěĥůğíĠŏȼxěËåíȼůŁíVĊ ë # ě ŏ xěZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 36Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƢƨœëĊŏȼzíåĥğğíĠëËŏĊĥĠʼnǭȼƔ ĹİšĒíóśǚçĹİšĹĨĒíËŨĒİĉǚD ǚËİíǚ)Ɣ¡ŘíËŨóǚĨĒšŨǚĹĈǚśóšĒíóİŨĒËĨǚŭšóšƷǚËİíǚËĨĨĹƃǚçóśŨËĒİǚďĹŭšĒİĉǚŨƉŘóšǚËíįĒİĒšŨśËŨĒƂóĨƉƷǚóšŘóçĒËĨĨƉǚĈĹśǚŨśËİšĒŨĒĹİǚËśóËšƔŘŘĨƉǚƦǎšŨĹśƉǚďóĒĉďŨǚĨĒįĒŨǚËĨĹİĉǚDËśįĹİƉǚ ĹśśĒíĹśǚNJçŭśśóİŨĨƉǚËŨǚƣǎšŨĹśĒóšNjVĊŮíëȼ#ğŁěĥůğíĠŏȼxěËåíȼůŁíVĊ ë # ě ŏ xěZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 37Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƢƩVĊŮíëȼ#ğŁěĥůğíĠŏȼxěËåíȼůŁíVĊ ë # ě ŏ xě ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 38Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)¡śæËİǚbĒƈóíǚ¡šóǚ#ĒšŨśĒçŨšǚËśóǚËíĢËçóİŨǚŨĹǚóƈĒšŨĒİĉǚb½ǚšŨËŨĒĹİšǚËİíǚËĨĹİĉǚĹŨďóśǚçĹśśĒíĹśšǚŘĨËİİóíǚĈĹśǚďĒĉďǎĈśóŚŭóİçƉǚŨśËİšĒŨǚšóśƂĒçóƼǚbĹšŨǚËśóËšǚďËƂóǚİĹŨǚËçďĒóƂóíǚŨśËİšĒŨǎšŭŘŘĹśŨĒƂóǚíóİšĒŨĒóšƼǚďóšóǚíĒšŨśĒçŨšǚĹƖóśǚŨďóǚĉśóËŨóšŨǚŘĹŨóİŨĒËĨǚĈĹśǚËǚíĒƂóśšóǚįĒƈǚĹĈǚŭšóšǚËŨǚŨśËİšĒŨǎšŭŘŘĹśŨĒƂóǚíóİšĒŨĒóšǚĒİǚŨďóǚİóËśǎŨóśįƼŭæŭśæËİǚbĒƈóíǎ¡šóǚ#ĒšŨśĒçŨšǚĒİǚ=ĹśŨǚ ĹĨĨĒİšǚŨĹíËƉǚËśóǚĨĹƃǎíóİšĒŨƉƷǚËŭŨĹǎĹśĒóİŨóíǚçóİŨóśšƼǚĨŨďĹŭĉďǚĨËśĉóĨƉǚËŭŨĹǎĹśĒóİŨóíǚŨĹíËƉƷǚŨďóǚĒİŨóĉśËŨĒĹİǚĹĈǚďĒĉďóśǎíóİšĒŨƉǚśóšĒíóİŨĒËĨǚËİíǚËǚæśĹËíóśǚįĒƈǚĹĈǚŭšóšǚĒšǚóİçĹŭśËĉóíǚŨĹǚďóĨŘǚśóĒİƂĒĉĹśËŨóǚŭİíóśŭŨĒĨĒƒóíǚçóİŨóśšƼcóĒĉďæĹśďĹĹíǚbĒƈóíǎ¡šóǚ#ĒšŨśĒçŨšǚËśóǚšŨËİíǎËĨĹİóƷǚĉśĹçóśƉǎËİçďĹśóíǚçóİŨóśšǚŨďËŨǚšóśƂóǚŨďóǚĒįįóíĒËŨóǚİóĒĉďæĹśďĹĹíNJšNjƼǚlŘŘĹśŨŭİĒŨĒóšǚóƈĒšŨǚŨĹǚĒįŘśĹƂóǚçĹİİóçŨĒĹİšǚŨĹǚšŭśśĹŭİíĒİĉǚİóĒĉďæĹśďĹĹíšƷǚóƈŘËİíǚŨďóǚśËİĉóǚĹĈǚËįóİĒŨĒóšƷǚËİíǚĒİçĹśŘĹśËŨóǚįŭĨŨĒĈËįĒĨƉǚďĹŭšĒİĉƼƣƠVĊŮíëǐʼníȼ!ĊʼnŏŃĊåŏʼnȼxěËåíȼůŁíVĊ ë !Ċ ŏ Ċ ŏ xě ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉVĊŮíëǐœʼníȼëĊʼnŏŃĊåŏʼnȼŁŃĥŨĊëíȼĥŁŁĥŃŏœĠĊŏĊíʼnȼāĥŃȼËȼŃËĠĂíȼĥāȼŃíŏËĊěȼËĠëȼåĥğğíŃåĊËěȼʼníŃŨĊåíʼnǪȼĥāƗåíȼËĠëȼíğŁěĥůğíĠŏǪȼğœěŏĊāËğĊěůȼŃíʼnĊëíĠŏĊËěǪȼåĊŨĊåȼËĠëȼĥŏĈíŃȼåĥğŁěíğíĠŏËŃůȼœʼníʼnȼĊĠȼËȼåĥğŁËåŏǪȼŁíëíʼnŏŃĊËĠȼËĠëȼŏŃËĠʼnĊŏǐʼnœŁŁĥŃŏĊŨíȼʼníŏŏĊĠĂǫȼǓĊŏůȼxěËĠǪȼŁǫȼLJLJǘ
B.1.2Packet Pg. 39Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƣơďóǚbĒƈóíǎ¡šóǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóšǚįËĥóǚŭŘǚƧȋǚĹĈǚŨďóǚ ĒŨƉƷǚæŭŨǚĒİçĨŭíóǚƣƦȋǚĹĈǚśóíóƂóĨĹŘËæĨóǚĨËİíǚËİíǚËśóǚŨƉŘĒçËĨĨƉǚĨĹçËŨóíǚËĨĹİĉǚŨśËİšĒŨƼVĊŮíëǐʼníȼ!ĊʼnŏŃĊåŏʼnȼxěËåíȼůŁíVĊ ë !Ċ ŏ Ċ ŏ xěZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 40Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƣƢVĊŮíëǐʼníȼ!ĊʼnŏŃĊåŏʼnȼxěËåíȼůŁíVĊ ë !Ċ ŏ Ċ ŏ xěZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 41Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƣƣƔbĹšŨǚĹĈǚŨďóǚ ĒŨƉǘšǚóƈĒšŨĒİĉǚçĹįįóśçĒËĨǚƒĹİóšǚËĨĨĹƃǚĈĹśǚËǚƃĒíóǚśËİĉóǚĹĈǚďĹŭšĒİĉǚŨƉŘóšǚŨĹǚæóǚËŘŘśĹƂóíǚŨďśĹŭĉďǚíįĒİĒšŨśËŨĒƂóǚóƂĒóƃƼƔbŭĨŨĒĈËįĒĨƉǚŭšóšǚƃĒŨďǚįĹśóǚŨďËİǚƥƠǚŭİĒŨšƷǚËİíǚËĨĨǚįŭĨŨĒĈËįĒĨƉǚĒİǚŨďóǚc ǚƒĹİóƷǚśóŚŭĒśóǚśóƂĒóƃǚæƉǚĨËİİĒİĉǚËİíǚÇĹİĒİĉǚ ĹįįĒššĒĹİƼǚďĒšǚŘśĹçóíŭśËĨǚśóŚŭĒśóįóİŨǚçËİǚæóǚËǚæËśśĒóśǚŨĹǚšĹįóǚíóƂóĨĹŘįóİŨǚŘśĹĢóçŨšƼƔďóǚ ǚËİíǚ ZǚƒĹİóšǚËĨĨĹƃǚĈĹśǚšĒİĉĨóǎĈËįĒĨƉǚíóŨËçďóíǚďĹŭšĒİĉƼǚďĒšǚįËƉǚæóǚĒİçĹİšĒšŨóİŨǚƃĒŨďǚŨďóǚƂĒšĒĹİǚĈĹśǚŨďóǚbĒƈóíǚ¡šóǚ#ĒšŨśĒçŨšǚŨĹǚçĹİçóİŨśËŨóǚíóİšĒŨƉǚƃĒŨďĒİǚËǚƃËĨĥËæĨóǚíĒšŨËİçóǚĹĈǚĥóƉǚšóśƂĒçóšǚËİíǚËįóİĒŨĒóšƼƔóšĒíóİŨĒËĨǚŭšóšǚËśóǚËĨĨĹƃóíǚËšǚËǚšóçĹİíËśƉǚŭšóǚĒİǚŨďóǚD ǚƒĹİóƼǚGŨǚįËƉǚæóǚËŘŘśĹŘśĒËŨóǚŨĹǚËĨĨĹƃǚšĹįóǚśóšĒíóİŨĒËĨǚŭšóšǚĹśǚŘśĹĢóçŨšǚĹŭŨśĒĉďŨǚĒİǚĹśíóśǚŨĹǚóİçĹŭśËĉóǚďĹŭšĒİĉǚíóƂóĨĹŘįóİŨǚĒİǚŨďĒšǚƒĹİóƼVĊŮíëǐʼníȼ!ĊʼnŏŃĊåŏʼnȼxěËåíȼůŁíVĊ ë !Ċ ŏ Ċ ŏ xě ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉƷǚ śóËŨóšǚ¡İçóśŨËĒİŨƉ
B.1.2Packet Pg. 42Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)#ĹóšǚİĹŨǚŘśĹįĹŨóǚçĹįŘËŨĒæĨóǚĒİƙĨĨǚĹśǚšŭŘŘĹśŨǚóİƂĒšĒĹİóíǚİóĒĉďæĹśďĹĹíǚĈĹśįƣƤďóǚZ¡ ǚƃËšǚçśóËŨóíǚŘśĒįËśĒĨƉǚŨĹǚĉŭĒíóǚíóƂóĨĹŘįóİŨǚĹĈǚƂËçËİŨǚŘËśçóĨšƷǚĹśǚǕĉśóóİƙóĨíǖǚíóƂóĨĹŘįóİŨƼǚďóǚŭŘíËŨóíǚçĹíóǚƃĒĨĨǚİóóíǚŨĹǚçĹİŨóįŘĨËŨóǚĒİƙĨĨǚËİíǚśóíóƂóĨĹŘįóİŨǚĹĈǚŘËśçóĨšƷǚËİíǚšďĹŭĨíǚŘśĹįĹŨóǚçĹįŘËŨĒæĨóƷǚçĹİŨóƈŨŭËĨǚíóšĒĉİǚšĹĨŭŨĒĹİšƼǝ#ěĊğĊĠËŏíȼĥŃȼäíŏŏíŃȼëíƗĠíȼåĥğŁËŏĊäĊěĊŏůȼʼnŏËĠëËŃëʼnǫǡ
B.1.2Packet Pg. 43Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ďóǚďĒšŨĹśĒçǚǕ ĹśóǖǚĒšǚŨďóǚĹĨíóšŨǚśóšĒíóİŨĒËĨǚËśóËǚĹĈǚŨďóǚ ĒŨƉƼǚďóǚ ĹśóǚĒšǚįËŘŘóíǚæĹŨďǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóšƷǚËİíǚĒŨǚçĹİŨËĒİšǚŨďóǚcóĒĉďæĹśďĹĹíǚ ĹİšóśƂËŨĒĹİǚƒĹİóǚíĒšŨśĒçŨšǚNJc ZƷǚc bƷǚc NjƼǚďóǚďĒšŨĹśĒçǚŘËŨŨóśİšǚËśóǚįĹšŨǚçĨĹšóĨƉǚËĨĒĉİóíǚƃĒŨďǚơƩƢƩǚçĹíóƷǚĒİçĨŭíĒİĉǚšįËĨĨóśǚĨĹŨšƷǚƂËśƉĒİĉǚšóŨæËçĥšƷǚËİíǚËǚƂËśĒóŨƉǚĹĈǚďĹŭšĒİĉǚŨƉŘóšǚĒİçĨŭíĒİĉǚíŭŘĨóƈóšǚËİíǚǕçËśśĒËĉóǚďĹŭšóšƼǖǚGİǚŨďóǚŘËšŨƷǚËǚíĒšŘśĹŘĹśŨĒĹİËŨóǚËįĹŭİŨǚĹĈǚƂËśĒËİçóǚśóŚŭóšŨšǚďËƂóǚçĹįóǚĈśĹįǚŨďóǚďĒšŨĹśĒçǚ ĹśóƷǚËšǚçĹįŘËśóíǚŨĹǚĹŨďóśǚŘËśŨšǚĹĈǚŨďóǚ ĒŨƉƼƣƥ ĹśóƶǚĨËçóŨƉŘóš ĹśóƶǚÇĹİĒİĉ#ĹóšǚİĹŨǚŘśĹįĹŨóǚçĹįŘËŨĒæĨóǚĒİƙĨĨǚĒİǚŨďóǚǕ Ĺśóǖ
B.1.2Packet Pg. 44Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƣƦƔ·ËśĒóŨƉǚĹĈǚËśçďĒŨóçŨŭśËĨǚšŨƉĨóǚËİíǚæŭĒĨíĒİĉǚŨƉŘóšǚNJįĹšŨĨƉǚšĒİĉĨóǚĈËįĒĨƉǚíóŨËçďóíǚƃĒŨďǚšĹįóǚíŭŘĨóƈóšǚËİíǚçĹįįóśçĒËĨNjƔóĉŭĨËśǚæĨĹçĥšǚƃĒŨďǚËĨĨóƉšǚNJįĹšŨĨƉNjƷǚæŭĒĨíĒİĉšǚĹśĒóİŨóíǚŨĹǚǕŘśĒįËśƉǖǚËİíǚǕšĒíóǖǚšŨśóóŨšƼǚǝëËŁŏËäĊěĊŏůȼĊĠȼŏĈíȼĈĊʼnŏĥŃĊåȼĠíĊĂĈäĥŃĈĥĥëʼnȼĊʼnȼåŃœåĊËěǫǡǝxŃíʼníŃŨíȼʼnğËěěíŃȼĈĊʼnŏĥŃĊåȼĈĥğíʼnȼŏĈËŏȼËŃíȼğĥŃíȼËāāĥŃëËäěíȼŏĈËĠȼŏĈíȼʼnĊĠĂěíȼāËğĊěůȼʼnåŃËŁíȼĥāāʼnȼŏĈËŏȼŃíŁěËåíȼŏĈíğǫǡŏ äĊěĊŏ ĊŁËåí íǝVĥŃíȼƘíŮĊäĊěĊŏůȼāĥŃȼĈĊʼnŏĥŃĊåȼåĥğŁËŏĊäĊěĊŏůǫǡ#ĹóšǚİĹŨǚŘśĹįĹŨóǚçĹįŘËŨĒæĨóǚĒİƙĨĨǚĒİǚŨďóǚǕ Ĺśóǖ
B.1.2Packet Pg. 45Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƣƧbĹšŨǚĹĈǚŨďóǚíóƂóĨĹŘįóİŨǚǕlŭŨšĒíóǚŨďóǚ ĹśóǖǚƃËšǚæŭĒĨŨǚĒİǚŨďóǚĨËšŨǚĈóƃǚíóçËíóšƷǚįŭçďǚĹĈǚĒŨǚšĒİçóǚŨďóǚơƩƩƠšǚNJŭİíóśǚŨďóǚçŭśśóİŨǚZ¡ NjƼǚGİƙĨĨǚËİíǚśóíóƂóĨĹŘįóİŨǚĒİǚŨďóšóǚËśóËšǚįŭšŨǚçĹİšĒíóśǚËǚíĒƖóśóİŨǚçĹİŨóƈŨǚŨďËİǚŨďóǚ ĹśóǚİóĒĉďæĹśďĹĹíƼǚĹįóǚËśóËšǚďËƂóǚŘĨËİǚšŭŘŘĹśŨǚĈĹśǚĉśóËŨóśǚçďËİĉóƷǚóšŘóçĒËĨĨƉǚËĨĹİĉǚŨśËİšĒŨǚçĹśśĒíĹśšƷǚďĹƃóƂóśǚŨďóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóƷǚĒİǚĉóİóśËĨƷǚĒšǚËİŨĒçĒŘËŨóíǚŨĹǚËççĹįįĹíËŨóǚįŭçďǚĹĈǚŨďóǚ ĒŨƉǘšǚśóšĒíóİŨĒËĨǚçËŘËçĒŨƉƼǚ¸ďĒĨóǚŨďóǚŘĨËİǚĉŭĒíËİçóǚĈĹśǚŨďóšóǚËśóËšǚĒšǚçĨóËśƷǚŨďóǚóƈĒšŨĒİĉǚæŭĒĨŨǚçĹİíĒŨĒĹİǚƂËśĒóšǚĉśóËŨĨƉƷǚíĒƖóśóİŨǚíóİšĒŨĒóšƷǚĨĹŨǚšĒƒóšƷǚËİíǚæŭĒĨíĒİĉǚĈĹśįšƼǚďóšóǚËśóËšǚƃĒĨĨǚİóóíǚĈŭśŨďóśǚšŨŭíƉǚŨĹǚçËĨĒæśËŨóǚŭŘíËŨóíǚíóšĒĉİǚËİíǚíóƂóĨĹŘįóİŨǚšŨËİíËśíšǚŨďËŨǚËśóǚçĹįŘËŨĒæĨóǚƃĒŨďǚŨďóǚóƈĒšŨĒİĉǚçĹİŨóƈŨƼƣƣƣƣƣƣƣƣƣƣƣƣƧƧƧƧƧƧƧƧƧƧƧƧƣƧ#ĹóšǚİĹŨǚšŭŘŘĹśŨǚóİƂĒšĒĹİóíǚİóĒĉďæĹśďĹĹíǚĈĹśįǚǕlŭŨšĒíóǚŨďóǚ Ĺśóǖ
B.1.2Packet Pg. 46Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ƣƨďóšóǚËśóËšǚďËšǚíóƂóĨĹŘóíǚĨËśĉóĨƉǚšĒİçóǚŨďóǚơƩƩƠšǚËİíǚƃďĒĨóǚšŨĒĨĨǚËŭŨĹǎçóİŨśĒçƷǚíóįĹİšŨśËŨóšǚšĹįóǚóƂĹĨŭŨĒĹİǚŨĹƃËśíǚįĹśóǚƃËĨĥËæĒĨĒŨƉǚƃĒŨďǚŨďóǚśóĒİŨśĹíŭçŨĒĹİǚĹĈǚíóŨËçďóíǚšĒíóƃËĨĥšƷǚŨśóóĨËƃİšǚNJšĹįóŨĒįóšǚƃĒŨďǚŨśóóšNjƷǚËİíǚËĨĨóƉǎĨĹËíóíǚĉËśËĉóšƼ#ĹóšǚİĹŨǚšŭŘŘĹśŨǚóİƂĒšĒĹİóíǚİóĒĉďæĹśďĹĹíǚĈĹśįǚǕlŭŨšĒíóǚŨďóǚ Ĺśóǖ
B.1.2Packet Pg. 47Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ĨËçóǚƉŘóǚǵǚÇĹİĒİĉǚbĒšįËŨçďóšǚ䚉䚉Zǚȏǚ¡)ǚĒİǚbĒƈóíǚcóĒĉďæĹśďĹĹíǕóƒĹİĒİĉǚįËƉǚæóǚśóŚŭĒśóíƼƼƼƃďóśóǚŨďóǚĨËİíǚŭšóšƷǚíóİšĒŨƉƷǚËİíǚíóƂóĨĹŘįóİŨǚçďËśËçŨóśĒšŨĒçšǚšŭŘŘĹśŨóíǚæƉǚŨďóǚŘĨËçóǚŨƉŘóǚíóšĒĉİËŨĒĹİǚšĒĉİĒƙçËİŨĨƉǚíĒƖóśšǚĈśĹįǚŭİíóśĨƉĒİĉǚƒĹİĒİĉƼǖǚǚǎǚ ĹíóǚŭíĒŨƣƩ
B.1.2Packet Pg. 48Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾) óŨŨóśǚ=ĹśįǚŨËİíËśíšǚǹ>śóËŨóśǚśóíĒçŨËæĒĨĒŨƉƔZĹİĉƷǚįŭĨŨĒšŨóŘǚŘśĹçóššóšǚíĹǚİĹŨǚçĹįŘóİšËŨóǚĈĹśǚĒİóƖóçŨĒƂóǚæËšóǚçĹíóǚšŨËİíËśíšǚĹśǚĉŭËśËİŨóóǚæóŨŨóśǚĹŭŨçĹįóšƼǚďóƉǚĹĈŨóİǚĨóËíǚŨĹǚóƂóİǚĉśóËŨóśǚĈśŭšŨśËŨĒĹİǚšĒİçóǚŨďóǚİóĉĹŨĒËŨĒĹİǚæóĉĒİšǚƃĒŨďǚĒİËíóŚŭËŨóǚšŨËİíËśíšǚËİíǚËŘŘśĹƂËĨǚçśĒŨóśĒËƼƔ¡ŘíËŨóíǚŨËİíËśíšǚŨďËŨǚËśóǚĒİǚĨĒİóǚƃĒŨďǚŨďóǚƂËĨŭóšǚËİíǚíóšĒśóšǚĹĈǚŨďóǚçĹįįŭİĒŨƉǚçËİǚśóĨƉǚĨóššǚĹİǚŨĒįóǎçĹİšŭįĒİĉǚİóĉĹŨĒËŨóíǚŘśĹçóššóšƷǚŘśĹƂĒíóǚįĹśóǚóŚŭĒŨËæĨóǚËççóššǚŨĹǚĹŘŘĹśŨŭİĒŨƉƷǚËİíǚśóšŭĨŨǚĒİǚæóŨŨóśƷǚįĹśóǚŘśóíĒçŨËæĨóǚĹŭŨçĹįóšǚĈĹśǚóƂóśƉĹİóƼ䚉䚉)ŚŭĒŨËæĨóǚśĹçóššƶǚ ĨóËśĨƉǚíóƙİóíǚóƈŘóçŨËŨĒĹİšƷǚĨĹƃóśǚŨďóǚǕóİŨśƉǚŘĹĒİŨǖǚĈĹśǚíóƂóĨĹŘįóİŨƷǚĹŘóİšǚŨďóǚíĹĹśǚĈĹśǚĨĹçËĨƷǚšįËĨĨǚæŭšĒİóššóšƼƤƠǚǝĥëíȼĊʼnȼŏĥĥȼāĥåœʼníëȼĥĠȼœʼníȼŃíĂœěËŏĊĥĠȼËĠëȼŁŃĥåíʼnʼnȼËĠëȼĠĥŏȼíĠĥœĂĈȼŁŃĊĥŃĊŏůȼËĠëȼāĥåœʼnȼĥĠȼŁŃíëĊåŏËäěíȼāĥŃğǫǡ
B.1.2Packet Pg. 49Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
) lbb)c#Glc¡ŘíËŨóǚŨďóǚŘóśįĒŨŨóíǚśóšĒíóİŨĒËĨǚŭšóšǚËİíǚśóƂĒóƃǚŨƉŘóšǚƃĒŨďĒİǚśĒĹśĒŨƉǚĨËçóǚƉŘóšǚŨĹǚËĨĨĹƃǚĉśóËŨóśǚďĹŭšĒİĉǚíĒƂóśšĒŨƉǚæƉǚśĒĉďŨƼ¡ŘíËŨóǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚśĒĹśĒŨƉǚĨËçóǚƉŘóšǚŨĹǚįĹśóǚóƗçĒóİŨĨƉǚĉŭĒíóǚçĹįŘËŨĒæĨóǚĒİƙĨĨǚNJĒİǚŨďóǚçĹśóNjǚËİíǚíóƂóĨĹŘįóİŨǚŘËŨŨóśİšǚóİƂĒšĒĹİóíǚĒİǚËíĹŘŨóíǚçĒŨƉǚŘĨËİšǚNJĹŭŨšĒíóǚŨďóǚçĹśóNjƼ¡ŘíËŨóǚ¡šóǚŨËİíËśíšǚȏǚ#óƙİĒŨĒĹİšǚNJóƼĉƼǚ#¡ǘšǚȏǚǘšNjX)¾ǚ=Gc#Gc>ǚƻơ#l)ǚclǚ¡l=¡¡)ǚZ )ǚ¾)ǘšNjȏǚ
B.1.2Packet Pg. 50Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
Ƶ Çlc)#ǚ G¾Ƶ Zc#ǚ¡Z¾Ƶ ==l# GZG¾X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾Ǖ7ííěʼnȼěĊęíȼäœůíŃʼnȼĠĥũȼËŃíȼåěĥʼnĊĠĂȼŏĈíȼëĥĥŃȼäíĈĊĠëȼŏĈíğǫǡȼȼȼȼȼȼǐ@ĠŁœŏȼíʼnʼnĊĥĠ
B.1.2Packet Pg. 51Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ďóǚçĒŨƉǘšǚďĹŭšĒİĉǚšŨĹçĥǚƃĒĨĨǚİóóíǚŨĹǚóƈŘËİíǚšĒĉİĒƙçËİŨĨƉǚŨĹǚįóóŨǚĈŭŨŭśóǚíóįËİíƤƣǚŨĹŨËĨǚĹĈǚËæĹŭŨǚƣƠƷƠƠƠǚËííĒŨĒĹİËĨǚďĹįóšǚËśóǚİóóíóíǚĒİǚŨďóǚçĹįįŭİĒŨƉǚæƉǚƢƠƤƠƼǚDĹįóšǚĹĈǚËĨĨǚŨƉŘóšǚËśóǚİóóíóíƷǚæŭŨǚďĒĉďǚíóİšĒŨƉǚďĹŭšĒİĉǚįŭšŨǚæóǚæŭĒĨŨǚËŨǚŨďóǚĈËšŨóšŨǚśËŨóǚŨĹǚĥóóŘǚŭŘǚƃĒŨďǚíóįËİíƼ)ƈĒšŨĒİĉǚďĹŭšĒİĉǚšŨĹçĥǚNJƢƠơƦNjííĒŨĒĹİËĨǚďĹŭšĒİĉǚİóóíǚNJƢƠƤƠNjĹŭśçóƶǚ ĒŨƉǚĨËİƷǚśóİíšǚËİíǚ=ĹśçóšǚóŘĹśŨ
B.1.2Packet Pg. 52Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƤƤZĒįĒŨóíǚ#ƃóĨĨĒİĉǚ¡İĒŨšǚŘóśǚçśóǚĨĨĹƃóíƔƨƥȋǚĹĈǚçĒŨƉǚĒšǚěíʼnʼnȼŏĈËĠȼLJȼëœǬËåƔƣƥȋǚĒšǚǁǐDŽȼëœǬËåƔƣơȋǚĒšǚěíʼnʼnȼŏĈËĠȼǁȼëœǬËåďóǚĹƂóśËĨĨǚśóšĒíóİŨĒËĨǚ#ƃóĨĨĒİĉǚ¡İĒŨšǚŘóśǚçśóǚNJ#¡NjǚËĨĨĹƃóíǚŭİíóśǚŨďóǚçŭśśóİŨǚZ¡ ǚĒšǚĉóİóśËĨĨƉǚĨĹƃƼǚ
B.1.2Packet Pg. 53Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ ŭśśóİŨǚZ¡ ǚËĨĨĹƃšǚĈóƃóśǚďĹįóšǚŨĹǚæóǚæŭĒĨŨǚŨďËİǚËśóǚİóóíóíǚĒİǚŨďóǚİóƈŨǚƢƠǚƉóËśšƼƤƥ#óįËİíǚĈĹśǚďĹŭšĒİĉǚƃĒĨĨǚóƈçóóíǚŨďóǚçĒŨƉǘšǚƒĹİóíǚçËŘËçĒŨƉǚæƉǚËśĹŭİíǚƢƷƠƠƠǚŭİĒŨšƼƔGĈǚİĹǚçďËİĉóšǚËśóǚįËíóǚŨĹǚĒİçśóËšóǚƒĹİóíǚçËŘËçĒŨƉƷǚďĹŭšĒİĉǚíóįËİíǚĒšǚĨĒĥóĨƉǚŨĹǚĹŭšŨśĒŘǚšŭŘŘĨƉƷǚƃďĒçďǚíśĒƂóšǚŭŘǚďĹŭšĒİĉǚŘśĒçóšǚËšǚįĹśóǚŘóĹŘĨóǚšóóĥǚĹŭŨǚĈóƃóśǚďĹįóšƼƔlŨďóśǚĈËçŨĹśšǚËƖóçŨǚďĹƃǚįŭçďǚĨËİíǚƃĒĨĨǚæóǚËƂËĒĨËæĨóǚNJĒİĈśËšŨśŭçŨŭśóƷǚóİƂĒśĹİįóİŨËĨǚĒššŭóšNjƷǚšĹǚĒŨǚĒšǚĒįŘĹśŨËİŨǚŨĹǚďËƂóǚįĹśóǚƒĹİóíǚçËŘËçĒŨƉǚŨďËİǚİóóíóíƼ ĒŨƉǚƒĹİĒİĉǚįËŘĹŭśçóƶǚ ĒŨƉǚĨËİƷǚśóİíšǚËİíǚ=ĹśçóšǚóŘĹśŨ
B.1.2Packet Pg. 54Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ÇĹİĒİĉǚçďËİĉóšǚĒİǚŨďóǚbĒƈóíǚcóĒĉďæĹśďĹĹíšƷǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíƷǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚËśóËšǚƃĒĨĨǚóƈŘËİíǚďĹŭšĒİĉǚçËŘËçĒŨƉǚįĹšŨǚóƖóçŨĒƂóĨƉǚæóçËŭšóǚŨďóśóǚĒšǚįĹśóǚƂËçËİŨǚĨËİíǚĒİǚŨďóšóǚËśóËšƼGİǚbĒƈóíǚ¡šóǚ#ĒšŨśĒçŨšƷǚįĹśóǚİóƃǚďĹŭšĒİĉǚƃĒĨĨǚæóǚæŭĒĨŨǚŨďśĹŭĉďǚśóíóƂóĨĹŘįóİŨǚĹĈǚóƈĒšŨĒİĉǚŘśĹŘóśŨĒóšƼǚGŨǚƃĒĨĨǚæóǚĒįŘĹśŨËİŨǚŨĹǚóİšŭśóǚŨďóǚçĹíóǚšŭŘŘĹśŨšǚśóíóƂóĨĹŘįóİŨǚƃďóśóǚĒŨǚĒšǚËŘŘśĹŘśĒËŨóǚËİíǚæóİóƙçĒËĨƼDĹŭšĒİĉǚśĹŨĹŨƉŘóšǚƃóśóǚŭšóíǚŨĹǚĒíóİŨĒĈƉǚæËśśĒóśšǚŨĹǚďĹŭšĒİĉǚçËŘËçĒŨƉǚËİíǚËƖĹśíËæĒĨĒŨƉǚĒİǚŨďóǚZ¡ ǚšŨËİíËśíšǚŨďËŨǚËŘŘĨƉǚŨĹǚŨďóšóǚĨËçóǚƉŘóšƼǚ óśŨËĒİǚĨËçóǚƉŘóšǚËİíǚÇĹİóšǚďËƂóǚįĹśóǚçËŘËçĒŨƉǚĈĹśǚİóƃǚďĹŭšĒİĉƤƦ
B.1.2Packet Pg. 55Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƤƧZ )ǚ¾)ǚc#ǚX)¾ǚÇlc)Dl¡Gc>ǚll¾)śĹŨĹŨƉŘóšǚËśóǚįĹíóĨšǚĹĈǚíóƂóĨĹŘįóİŨšǚŨďËŨǚįËƈĒįĒƒóǚŨďóǚƒĹİóíǚçËŘËçĒŨƉǚĈĹśǚďĹŭšĒİĉǚËİíǚóšŨĒįËŨóǚĨóƂóĨšǚĹĈǚËƖĹśíËæĒĨĒŨƉǚĹĈǚďĹŭšĒİĉǚĒİǚŨďËŨǚƒĹİóƼbĒƈóíǚcóĒĉďæĹśďĹĹíZbcbbcZĒİĉĨóǚ=ËįĒĨƉǚ#óŨËçďóíǚDĹŭšóĹƃİďĹŭšóšƢǎŨĹśƉǚŘËśŨįóİŨšƣǎŨĹśƉǚŘËśŨįóİŨšĒİĉĨóǚ=ËįĒĨƉǚ#óŨËçďóíǚDĹŭšóŭæŭśæËİǚcóĒĉďæĹśďĹĹíZc ZƤȼëíŏËĊěíëȼëíʼnåŃĊŁŏĊĥĠȼĥāȼŏĈíȼxŃĥŏĥŏůŁíʼnȼËĠËěůʼnĊʼnȼũËʼnȼʼníĠŏȼŏĥȼĊŏůȼĥœĠåĊěȼËʼnȼŁËŃŏȼĥāȼŏĈíȼWĥŨíğäíŃȼLJȼ¡ĥŃęȼíʼnʼnĊĥĠǫȼííȼ!ĊËĂĠĥʼnŏĊåȼzíŁĥŃŏʼnȼVíŏĈĥëʼnȼāĥŃȼğĥŃíȼĊĠāĥŃğËŏĊĥĠǫśĹŨĹŨƉŘóšǚİËĨƉƒóíǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóš
B.1.2Packet Pg. 56Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƤƨƔbËƈĒįŭįǚíóİšĒŨƉǚĹĈǚƩǚŭİĒŨšǚŘóśǚËçśóǚĒİǚŨďóǚZbcǚƒĹİóǚśóİíóśšǚŨĹƃİďĹŭšóǚËİíǚįŭĨŨĒǎĈËįĒĨƉǚíóƂóĨĹŘįóİŨǚĨóššǚĈóËšĒæĨóǚŨďËİǚšĒİĉĨóǎĈËįĒĨƉǚíóŨËçďóíǚďĹŭšĒİĉƼƔśĹďĒæĒŨĒĹİǚĹĈǚďĹŭšĒİĉǚŨƉŘóšǚĹŭŨšĒíóǚĹĈǚšĒİĉĨóǎĈËįĒĨƉǚíóŨËçďóíǚĒİǚZǚËİíǚc ZǚĨĒįĒŨǚĹŘŘĹśŨŭİĒŨĒóšǚĈĹśǚĨĹƃǚĹśǚįĹíóśËŨóǚĒİçĹįóǚďĹŭšóďĹĨíšǚŨĹǚĨĒƂóǚĒİǚŨďóšóǚËśóËšƼƔǚƂËśĒóŨƉǚĹĈǚĹŨďóśǚśóĉŭĨËŨĒĹİšǚçĹįæĒİóǚŨĹǚçĹİšŨśËĒİǚďĹŭšĒİĉǚçËŘËçĒŨƉǚĒİǚŨďóšóǚËśóËšƶżbĒİĒįŭįǚĨĹŨǚšĒƒóšǚĈĹśǚšĒİĉĨóǎĈËįĒĨƉǚďĹŭšóšǚóİçĹŭśËĉóǚĨËśĉóśƷǚįĹśóǚóƈŘóİšĒƂóǚŭİĒŨšƼżbĒİĒįŭįǚšóŨæËçĥšǚçĹİšŭįóǚšĒĉİĒƙçËİŨǚĨËİíǚËśóËǚËİíǚĨĒįĒŨǚĒİƙĨĨǚíóƂóĨĹŘįóİŨƼżZĒįĒŨËŨĒĹİšǚĹİǚŨďóǚİŭįæóśǚĹĈǚŭİĒŨšǚĒİǚóËçďǚËŘËśŨįóİŨǚæŭĒĨíĒİĉǚĒİçśóËšóǚŨďóǚçĹšŨǚĹĈǚíóƂóĨĹŘįóİŨƼbĒƈóíǚcóĒĉďæĹśďĹĹíZbcbbcZŭæŭśæËİǚcóĒĉďæĹśďĹĹíZc Z ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚ ËŘËçĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóš
B.1.2Packet Pg. 57Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƤƩlİǚİóËśĨƉǚËĨĨǚĹĈǚŨďóǚçĒŨƉǘšǚƂËçËİŨǚśóšĒíóİŨĒËĨǚĨËİíƷǚƒĹİĒİĉǚĹİĨƉǚŘóśįĒŨšǚďĹŭšĒİĉǚŨƉŘóšǚŨďËŨǚďĒĉďóśǚĒİçĹįóǚďĹŭšóďĹĨíšǚçËİǚËƖĹśíƼďóšóǚƒĹİóšǚËİíǚĹŨďóśǚĨĹƃǚíóİšĒŨƉǚƒĹİóšǚďĹĨíǚƩƠȋǚĹĈǚƂËçËİŨǚśóšĒíóİŨĒËĨǚĨËİíbĒİĒįŭįǚbËśĥóŨǚ=óËšĒæĨóǚËĨóǚśĒçóbĒİĒįŭįǚGİçĹįóǚZóƂóĨǚcóóíóíǚŨĹǚƖĹśíNJȋǚĹĈǚśóËǚbóíĒËİǚGİçĹįóNj
ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚ ËŘËçĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóš
B.1.2Packet Pg. 58Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƠ8XŊVVCYaXRY_]N]8 ŊVV C RĈíȼRVWȼŸĥĠíȼĈĥěëʼnȼǃǀǦȼĥāȼŨËåËĠŏȼŃíʼnĊëíĠŏĊËěȼěËĠëǪȼäœŏȼŏĈíȼğËŮĊğœğȼëíĠʼnĊŏůȼʼnŏËĠëËŃëȼʼníŨíŃíěůȼŃíʼnŏŃĊåŏʼnȼĈĥœʼnĊĠĂȼåËŁËåĊŏůȼËĠëȼËāāĥŃëËäĊěĊŏůǫ˟ZN\_XS^ˠ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚ ËŘËçĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóš
B.1.2Packet Pg. 59Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥơ ̐B^Y\c0ZJ\^WNX^] ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóšĉĉƉŘĈíȼğËŮĊğœğȼëíĠʼnĊŏůȼĥāȼŏĈíȼRVWȼŸĥĠíȼëĊʼnåĥœŃËĂíʼnȼëíŨíěĥŁíŃʼnȼāŃĥğȼäœĊěëĊĠĂȼğĥŃíȼËāāĥŃëËäěíȼŃíĠŏËěȼËŁËŃŏğíĠŏʼnǫ
B.1.2Packet Pg. 60Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ďóśóǚËśóǚĈóƃǚƒĹİĒİĉǚĒİçóİŨĒƂóšǚĈĹśǚæŭĒĨíĒİĉǚĒİçĹįóǎśóšŨśĒçŨóíǚËƖĹśíËæĨóǚďĹŭšĒİĉƷǚËİíǚŨďĹšóǚŨďËŨǚíĹǚóƈĒšŨǚËśóǚŭİĨĒĥóĨƉǚŨĹǚóİŨĒçóǚŘśĒƂËŨóǚíóƂóĨĹŘóśšǚŨĹǚĒİçĨŭíóǚĒİçĹįóǎśóšŨśĒçŨóíǚŭİĒŨšƼƥƢďóǚZbcǚƒĹİóǘšǚíóİšĒŨƉǚæĹİŭšǚĒšǚŨĹĹǚĨĒįĒŨóíǚËİíǚŨĹĹǚçĹšŨĨƉǚŨĹǚçĹįŘĨƉǚƃĒŨďǚŨĹǚįËĥóǚËǚįĒƈóíǎĒİçĹįóǚŘśĹĢóçŨǚóçĹİĹįĒçËĨĨƉǚĈóËšĒæĨóǚĈĹśǚįĹšŨǚŘśĒƂËŨóǚíóƂóĨĹŘóśšƼƔĒŨóšǚšįËĨĨóśǚŨďËİǚơƠǚËçśóšǚįŭšŨǚŘśĹƂĒíóǚơƠȋǚĹĈǚŭİĒŨšǚËƖĹśíËæĨóǚŨĹǚďĹŭšóďĹĨíšǚóËśİĒİĉǚĨóššǚŨďËİǚƨƠȋǚĹĈǚįóíĒËİǚĒİçĹįóƼǚďĒšǚĒšǚËǚśóËšĹİËæĨóǚšŨËİíËśíƷǚæŭŨǚĒŨǚĹİĨƉǚËĨĨĹƃšǚËİǚĒİçśóËšóǚĒİǚįËƈĒįŭįǚíóİšĒŨƉǚĈśĹįǚƩǚŨĹǚơƢǚŭİĒŨšǚŘóśǚËçśóƼǚďĒšǚíóİšĒŨƉǚĨóƂóĨǚśóįËĒİšǚæóĨĹƃǚŨďóǚíóİšĒŨĒóšǚŭšŭËĨĨƉǚİóçóššËśƉǚŨĹǚįËĥóǚįĒƈóíǎĒİçĹįóǚŘśĹĢóçŨšǚƂĒËæĨóƼƔĒŨóšǚæóŨƃóóİǚơƠǚËİíǚƢƠǚËçśóšǚįŭšŨǚŘśĹƂĒíóǚËŘŘśĹƈĒįËŨóĨƉǚƥƠȋǚĹĈǚŭİĒŨšǚËƖĹśíËæĨóǚŨĹǚďĹŭšóďĹĨíšǚóËśİĒİĉǚĨóššǚŨďËİǚƦƠȋǚĹĈǚįóíĒËİǚĒİçĹįóƼǚďĒšǚíóóŘǚĨóƂóĨǚĹĈǚËƖĹśíËæĒĨĒŨƉǚĒšǚƂóśƉǚçĹšŨĨƉǚŨĹǚçĹįŘĨƉǚƃĒŨďǚËİíǚƃĒĨĨǚśóİíóśǚįËİƉǚŘśĹĢóçŨšǚĒİĈóËšĒæĨóƼƔĒŨóšǚĹƂóśǚƢƠǚËçśóšǚËśóǚİĹŨǚóĨĒĉĒæĨóǚĈĹśǚŨďóǚíóİšĒŨƉǚæĹİŭšƼ ŭśśóİŨǚƖĹśíËæĨóǚDĹŭšĒİĉǚĒİçóİŨĒƂóšǚËĨĨĹƃǚĈĹśǚËİǚĒİçśóËšóǚĒİǚíóİšĒŨƉǚĈśĹįǚƩǚíŭǂËçǚŨĹǚơƢǚíŭǂËçǚĒİǚŨďóǚZbcǚƒĹİóƷǚæŭŨǚĹŨďóśǚśóŚŭĒśóįóİŨšƷǚšŭçďǚËšǚŘËśĥĒİĉƷǚďóĒĉďŨǚįËƈĒįŭįšƷǚšóŨæËçĥšƷǚËçŨŭËĨĨƉǚįËĥóǚĒŨǚíĒƗçŭĨŨǚŨĹǚËçďĒóƂóǚËĨĨĹƃóíǚíóİšĒŨƉƼËİǚËİǚǝxËŃęĊĠĂǪȼĈíĊĂĈŏǪȼËĠëȼʼníŏäËåęʼnȼËŃíȼũĈËŏȼËëëȼåĥʼnŏǺǫŏĈíʼníȼËŃíËʼnȼĠííëȼŃíěĊíāȼāĥŃȼāāĥŃëËäěíȼĈĥœʼnĊĠĂǫǡ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóš
B.1.2Packet Pg. 61Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƣ8XŊVVBSXQVN̐5JWSVc3N^JLRNM7Y_]N ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚcóĒĉďæĹśďĹĹíǚËİíǚŭæŭśæËİǚcóĒĉďæĹśďĹĹíǚĨËçóǚƉŘóš8 ŊVV BS V 5 SVĉĉƉŘĈíȼzRǪȼ#ǪȼËĠëȼWRȼŸĥĠíʼnȼĈĥěëȼǁǃǦȼĥāȼŏĈíȼŨËåËĠŏȼŃíʼnĊëíĠŏĊËěȼěËĠëǪȼäœŏȼĥĠěůȼËěěĥũȼʼnĊĠĂěíǐāËğĊěůȼëíŏËåĈíëȼĈĥœʼníʼnǫ
B.1.2Packet Pg. 62Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƤZ )ǚ¾)ǚc#ǚX)¾ǚÇlc)Dl¡Gc>ǚll¾)śĹŨĹŨƉŘóšǚËśóǚįĹíóĨšǚĹĈǚíóƂóĨĹŘįóİŨšǚŨďËŨǚįËƈĒįĒƒóǚŨďóǚƒĹİóíǚçËŘËçĒŨƉĈĹśǚďĹŭšĒİĉǚËİíǚóšŨĒįËŨóǚĨóƂóĨšǚĹĈǚËƖĹśíËæĒĨĒŨƉǚĹĈǚďĹŭšĒİĉǚĒİǚŨďËŨǚƒĹİóƼbĒƈóíǎ¡šó#ĒšŨśĒçŨš> Ʒǚc ƷǚD Ʒǚ Ʒǚ ƤǎŨĹśƉǚbĒƈóíǚ¡šóNJśóšĒíóİŨĒËĨǚĹƂóśçĹįįóśçĒËĨNjbĒƈóíǚ)įŘĨĹƉįóİŨD )D ƤǎŨĹśƉŘËśŨįóİŨšƦǎŨĹśƉǚbĒƈóíǚ¡šóNJśóšĒíóİŨĒËĨǚĹƂóśçĹįįóśçĒËĨNjƣǎŨĹśƉŘËśŨįóİŨšóİŨśĹŨĹŨƉŘóšǚİËĨƉƒóíǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǎ¡šóǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóš
B.1.2Packet Pg. 63Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƥbĒƈóíǚ¡šó#ĒšŨśĒçŨš> Ʒǚc Ʒǚ Ʒǚ bĒƈóíǚ)įŘĨĹƉįóİŨD )D óİŨƔďóǚçĒŨƉǘšǚįĒİĒįŭįǚŘËśĥĒİĉśóŚŭĒśóįóİŨšǚśËİĉóǚĈśĹįǚơƼƥǚŨĹǚƣšŘËçóšǚŘóśǚŭİĒŨƼƔËśĥĒİĉǚçĹİšŭįóšǚĨËİíǚËśóËǚŨďËŨçĹŭĨíǚĹŨďóśƃĒšóǚæóǚŭšóíǚĈĹśËííĒŨĒĹİËĨǚďĹŭšĒİĉǚŭİĒŨšƼƔŨśŭçŨŭśóíǚŘËśĥĒİĉǚĹśǚŭİíóśĉśĹŭİíŘËśĥĒİĉǚšËƂóšǚĨËİíǚËśóËƷǚæŭŨǚĒšǚƂóśƉçĹšŨĨƉǚŨĹǚæŭĒĨíǚËİíǚśóŚŭĒśóšǚďĒĉďóśśóİŨšǂšËĨóǚŘśĒçóšǚŨĹǚæóǚĈóËšĒæĨóƼƔďóśóǚËśóǚËǚƂËśĒóŨƉǚĹĈǚËĨŨóśİËŨĒƂóšŨśËŨóĉĒóšǚŨĹǚįËİËĉóǚŘËśĥĒİĉíóįËİíǚËİíǚšŭŘŘĨƉƼ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚ ËŘËçĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚ¡šóǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóšŘƉ ƉŘVĊĠĊğœğȼŁËŃęĊĠĂȼŃíłœĊŃíğíĠŏʼnȼËŃíȼŏĈíȼŁŃĊğËŃůȼäËŃŃĊíŃȼŏĥȼĊĠåŃíËʼnĊĠĂĈĥœʼnĊĠĂȼåËŁËåĊŏůȼĊĠȼVĊŮíëȼʼníȼËĠëȼVĊŮíëȼ#ğŁěĥůğíĠŏȼËŃíËʼnǫ
B.1.2Packet Pg. 64Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƦ ̐B^Y\c0ZJ\^WNX^]ƔŨËİíËĨĹİóǚįŭĨŨĒǎĈËįĒĨƉǚíóƂóĨĹŘįóİŨšǚËśóǚËĨĨĹƃóíǚĒİǚŨďóǚįĒƈóíǚŭšóǚËİíǚóįŘĨĹƉįóİŨǚƒĹİóšƼǚ¸ďĒĨóǚƂóśŨĒçËĨǚįĒƈóíǚŭšóǚįËƉǚæóǚíóšĒśóíǚƃďóśóƂóśǚĈóËšĒæĨóƷǚçĹįįóśçĒËĨǚšŘËçóšǚËśóǚİĹŨǚƂĒËæĨóǚĒİǚËĨĨǚĨĹçËŨĒĹİšƼƔďĒšǚŘśĹŨĹŨƉŘóǚŨóšŨšǚŨďóǚËƖĹśíËæĒĨĒŨƉǚĹĈǚËǚƤǎšŨĹśƉǚËŘËśŨįóİŨǚæŭĒĨíĒİĉǚƃĒŨďǚšŭśĈËçóǚŘËśĥĒİĉƷǚËĨĨĹƃóíǚĒİǚįĹšŨǚçĹįįóśçĒËĨǂįĒƈóíǚŭšóǚƒĹİóšǚËİíǚŨďóǚ)įŘĨĹƉįóİŨǚNJ)NjǚƒĹİóƼǚǚšįËĨĨǚĒİƙĨĨǚĨĹŨǚĒšǚŭšóíǚŨĹǚŨóšŨǚĈóËšĒæĒĨĒŨƉǚƃďóśóǚšĒŨóǚËśóËǚĒšǚįĹśóǚçĹİšŨśËĒİóíƼƔbĒİĒįŭįǚĈóËšĒæĨóǚśóİŨǚĹİǚŨďĒšǚŘśĹŨĹŨƉŘóǚĒšǚóšŨĒįËŨóíǚËŨǚËæĹŭŨǚǡƢƷơƠƠƼǚďĒšǚĒšǚËƖĹśíËæĨóǚŨĹǚËǚďĹŭšóďĹĨíǚóËśİĒİĉǚËæĹŭŨǚǡƩƢƷƠƠƠƷǚĹśǚƩƦȋǚĹĈǚbGƼƔďóǚŘśĒįËśƉǚæËśśĒóśǚŨĹǚíóóŘóśǚËƖĹśíËæĒĨĒŨƉǚĈĹśǚŨďĒšǚŘśĹŨĹŨƉŘóǚĒšǚįĒİĒįŭįǚĹƖǎšŨśóóŨǚŘËśĥĒİĉǚśóŚŭĒśóįóİŨšƼǚǚĨĹƃóśǚŘËśĥĒİĉǚśËŨĒĹǚƃĹŭĨíǚËĨĨĹƃǚįĹśóǚóƗçĒóİŨǚŭšóǚĹĈǚŨďóǚšĒŨóǚËİíǚŨĹǚšŘśóËíǚƙƈóíǚçĹšŨšǚËçśĹššǚįĹśóǚíƃóĨĨĒİĉǚŭİĒŨšƼƔǚšóçĹİíËśƉǚæËśśĒóśǚŨĹǚËƖĹśíËæĒĨĒŨƉǚĒšǚįĒİĒįŭįǚšóŨæËçĥšƼǚóšĒíóİŨĒËĨǚæŭĒĨíĒİĉšǚËśóǚšŭæĢóçŨǚŨĹǚįĒİĒįŭįǚƉËśíǚšóŨæËçĥšƷǚóƂóİǚĒİǚçĹįįóśçĒËĨǚĹśǚóįŘĨĹƉįóİŨǚƒĹİóšƼǚďóšóǚšóŨæËçĥǚËśóËšǚĹççŭŘƉǚƢƨȋǚĹĈǚŨďóǚšĒŨóƷǚŘśóƂóİŨĒİĉǚËííĒŨĒĹİËĨǚŭİĒŨšǚËİíǚËǚįĹśóǚóƗçĒóİŨǚŭšóǚĹĈǚŨďóǚšĒŨóƼ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚ¡šóǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóšŘƉ ƉŘ>ĥœʼnĊĠĂȼĊʼnȼËěěĥũíëȼĊĠȼåĥğğíŃåĊËěȼŸĥĠíʼnǪȼäœŏȼËȼåĥğäĊĠËŏĊĥĠȼĥāȼğĊĠĊğœğȼŁËŃęĊĠĂȼŃíłœĊŃíğíĠŏʼnǪȼğĊĠĊğœğȼʼníŏäËåęʼnǪȼğËŮĊğœğȼĈíĊĂĈŏȼĊĠĈĊäĊŏȼĈĥœʼnĊĠĂȼëíŨíěĥŁğíĠŏǫȼ
B.1.2Packet Pg. 65Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƧ ̐B^Y\c<SbNMD]N˟\N]SMNX^SJVY`N\LYWWN\LSJVˠƥƧƔ·óśŨĒçËĨǚįĒƈóíǚŭšóǚíóƂóĨĹŘįóİŨǚNJśóšĒíóİŨĒËĨǚĹƂóśǚçĹįįóśçĒËĨNjǚĒšǚóİƂĒšĒĹİóíǚĒİǚŨďóǚŨśŭçŨŭśóǚĨËİǚËšǚËǚĥóƉǚŘśĹŨĹŨƉŘóǚĈĹśǚįĒƈóíǚŭšóǚíĒšŨśĒçŨšƼƔďóǚçĒŨƉǘšǚçŭśśóİŨǚçĹįįóśçĒËĨǂįĒƈóíǎŭšóǚƒĹİóšǚNJ Ʒǚ >Ʒǚc NjǚËİíǚŨďóǚóįŘĨĹƉįóİŨǚíĒšŨśĒçŨǚNJ)NjǚËŘŘĨƉǚËǚšĒįĒĨËśǚšóŨǚĹĈǚšŨËİíËśíšǚŨĹǚįĒƈóíǚŭšóǚíóƂóĨĹŘįóİŨƼǚƔďóǚc ǚËİíǚŨďóǚ ǚƒĹİóǚËĨĨĹƃǚŭŘǚŨĹǚƥǚšŨĹśĒóšǁǚďĹƃóƂóśƷǚĒŨǚĒšǚĉóİóśËĨĨƉǚİĹŨǚĈóËšĒæĨóǚŨĹǚśóËçďǚËǚƥǎšŨĹśƉǚíóİšĒŨƉǚĨóƂóĨǚĹİǚËǚšįËĨĨóśǚšĒŨóǚŭİĨóššǚŨďóǚŘËśĥĒİĉǚĒšǚšŨśŭçŨŭśóíǚĹśǚŭİíóśĉśĹŭİíƼǚďĒšǚËííšǚšĒĉİĒƙçËİŨǚçĹšŨšǚçĹįŘËśóíǚƃĒŨďǚšŭśĈËçóǚŘËśĥĒİĉƼǚGİǚįĹšŨǚĨĹçËŨĒĹİšƷǚįËśĥóŨǚśóİŨšǚƃĹŭĨíǚİĹŨǚĹƖšóŨǚŨďĹšóǚçĹšŨšƼǚďŭšƷǚŨďĒšǚŘśĹŨĹŨƉŘóǚŨóšŨšǚŨďóǚËƖĹśíËæĒĨĒŨƉǚĹĈǚËǚƤǎšŨĹśƉǚįĒƈóíǚŭšóǚæŭĒĨíĒİĉǚƃĒŨďǚšŭśĈËçóǚŘËśĥĒİĉƼƔbĒİĒįŭįǚĈóËšĒæĨóǚśóİŨǚĹİǚŨďĒšǚŘśĹŨĹŨƉŘóǚĒšǚóšŨĒįËŨóíǚËŨǚËæĹŭŨǚǡƢƷƥƠƠƼǚďĒšǚĒšǚËƖĹśíËæĨóǚŨĹǚËǚďĹŭšóďĹĨíǚóËśİĒİĉǚËæĹŭŨǚǡơơƠƷƠƠƠƷǚĹśǚơơƥȋǚĹĈǚbGƼǚďĒšǚóšŨĒįËŨóǚĒšǚďĒĉďóśǚŨďËİǚĹŨďóśǚįŭĨŨĒǎĈËįĒĨƉǚŘśĹŨĹŨƉŘóšǚíŭóǚŨĹǚďĒĉďóśǚçĹİšŨśŭçŨĒĹİǚçĹšŨšǚËššĹçĒËŨóíǚƃĒŨďǚįĒƈóíǚŭšóǚæŭĒĨíĒİĉšǚËİíǚśóĨËŨĒƂóĨƉǚĨĹƃǚóšŨĒįËŨóíǚśóİŨšǚĹİǚŨďóǚçĹįįóśçĒËĨǚšŘËçóǚĒİǚŨďóǚæŭĒĨíĒİĉƼƔďóǚŘśĒįËśƉǚæËśśĒóśǚŨĹǚíóóŘóśǚËƖĹśíËæĒĨĒŨƉǚĈĹśǚŨďĒšǚŘśĹŨĹŨƉŘóǚĒšǚįĒİĒįŭįǚĹƖǎšŨśóóŨǚŘËśĥĒİĉǚśóŚŭĒśóįóİŨšƼǚďĒšǚŘśĹŨĹŨƉŘóǚËššŭįóšǚËǚśËŨĒĹǚĹĈǚơƼƨƨǚšŘËçóšǚŘóśǚŭİĒŨƷǚĒİçĨŭíĒİĉǚšŘËçóšǚĈĹśǚŨďóǚçĹįįóśçĒËĨǚŭšóšƼǚæĹŭŨǚƢǂƣǚĹĈǚŨďóǚšĒŨóǚĒšǚĹççŭŘĒóíǚæƉǚšŭśĈËçóǚŘËśĥĒİĉƼǚǚĨĹƃóśǚŘËśĥĒİĉǚśËŨĒĹǚƃĹŭĨíǚËĨĨĹƃǚįĹśóǚóƗçĒóİŨǚŭšóǚĹĈǚŨďóǚšĒŨóƼ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚ¡šóǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóšŘƉ ƉŘĥğğíŃåĊËěȼŸĥĠíʼnȼíĠåĥœŃËĂíȼğĊŮíëȼœʼníȼëíŨíěĥŁğíĠŏǪȼäœŏȼğĊĠĊğœğȼŁËŃęĊĠĂȼŃíłœĊŃíğíĠŏʼnȼËŃíȼËȼğËėĥŃȼäËŃŃĊíŃȼŏĥȼğĥŃíȼğĊŮíëȼœʼníȼŁŃĥėíåŏʼnǫȼ
B.1.2Packet Pg. 66Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƨ
̐B^Y\c0ZJ\^WNX^]7Y_]SXQS]LVJ]]SŊNMJ]J̀]NLYXMJ\c_]ŃJXM^R_]VSWS^NM^Y ˛YO^RN]S^NJ\NJ˰CRS]NňNL^S`NVc\N[_S\N]WSbNM_]NMN`NVYZWNX^˳aRSLRONaMN`NVYZN\]J\NaSVVSXQ^YMY˰ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚ¡šóǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóšŘƉ ƉŘĈíȼíğŁěĥůğíĠŏȼŸĥĠíʼnȼǓ#ȼËĠëȼ>ǘȼĈËŨíȼËȼʼnœäʼnŏËĠŏĊËěȼʼnœŁŁěůȼĥāȼŨËåËĠŏȼěËĠëǪȼäœŏȼŏĈíůȼʼníŨíŃíěůȼŃíʼnŏŃĊåŏȼĈĥœʼnĊĠĂȼåËŁËåĊŏůǫȼ
B.1.2Packet Pg. 67Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƥƩ
̐B^Y\c<SbNMD]N˟\N]SMNX^SJVY`N\LYWWN\LSJVˠ ËśśĒóśšǚŨĹǚDĹŭšĒİĉǚƖĹśíËæĒĨĒŨƉǚĒİǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚbĒƈóíǚ¡šóǚËİíǚbĒƈóíǚ)įŘĨĹƉįóİŨǚ#ĒšŨśĒçŨǚĨËçóǚƉŘóšŘƉ ƉŘ íŃŏĊåËěȼğĊŮíëȼœʼníȼëíŨíěĥŁğíĠŏȼĊʼnȼíĠåĥœŃËĂíëȼĊĠȼíğŁěĥůğíĠŏȼŸĥĠíʼnǪȼäœŏȼğĊĠĊğœğȼŁËŃęĊĠĂȼŃíłœĊŃíğíĠŏʼnȼěĊğĊŏȼĥŁŁĥŃŏœĠĊŏĊíʼnȼāĥŃȼŏĈĊʼnȼĈĥœʼnĊĠĂȼŏůŁíǫ
B.1.2Packet Pg. 68Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
) lbb)c#Glc¡ŘíËŨóǚÇĹİóšǚŨďËŨǚçĹįŘśĒšóǚśĒĹśĒŨƉǚĨËçóǚƉŘóšǚŨĹǚËĨĨĹƃǚĉśóËŨóśǚďĹŭšĒİĉǚçËŘËçĒŨƉǚæƉǚśĒĉďŨƼËƼ óįĹƂóǚæËśśĒóśšǚNJĨĒįĒŨËŨĒĹİšǚĹİǚŨĹŨËĨǚİŭįæóśǚĹĈǚŭİĒŨšǚĹśǚšŚŭËśóǚĈĹĹŨËĉóǚŘóśǚb=ǚæŭĒĨíĒİĉNjæƼ ĨËśĒĈƉǚËİíǚšĒįŘĨĒĈƉǚíóƂóĨĹŘįóİŨǚšŨËİíËśíšçƼ )ƈŘĨĹśóǚŘËśĥĒİĉǚśóíŭçŨĒĹİšGG ĹİšĒíóśǚśóŘĨËçĒİĉǚįËƈǚíóİšĒŨĒóšǚƃĒŨďǚĒįŘśĹƂóíǚĈĹśįǚšŨËİíËśíšǚŨďËŨǚĉŭĒíóǚæóŨŨóśǚíóšĒĉİX)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾ƦƠ
B.1.2Packet Pg. 69Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
) lbb)c#GlcX)¾ǚ=Gc#Gc>ǚƻƢZGbGǚDl¡Gc>ǚ G¾)ƈŘËİíǚËİíǚçËĨĒæśËŨóǚĒİçóİŨĒƂóšǚĈĹśǚíóóíǎśóšŨśĒçŨóíǚËƖĹśíËæĨóǚďĹŭšĒİĉǚËİíǚíóƂóĨĹŘǚįĹİĒŨĹśĒİĉǚŨĹĹĨšƼ¡ŘíËŨóǚíóƙİĒŨĒĹİšǚĈĹśǚËƖĹśíËæĨóǚďĹŭšĒİĉƷǚśóƂĒóƃǚĈĹśǚçĹİšĒšŨóİçƉƼËƼ ĨËśĒĈƉǚËİíǚšĒįŘĨĒĈƉǚíóƂóĨĹŘįóİŨǚšŨËİíËśíšæƼśĹƂĒíóǚĉśóËŨóśǚƚóƈĒæĒĨĒŨƉǚĈĹśǚíóóíǎśóšŨśĒçŨóíǚËƖĹśíËæĨóǚďĹŭšĒİĉƦơ
B.1.2Packet Pg. 70Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣ#l)ǚclǚGlGGÇ)ǚDl¡Gc>ǚ G¾Ʒǚ#G·)G¾ǚc#ǚ==l# GZG¾ǚZlc>ǚcGǚ lG#lǚ
B.1.2Packet Pg. 71Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾ĹĨĒçĒóšǚŨĹǚåĥĠåíĠŏŃËŏíȼĂŃĥũŏĈȼËĨĹİĉǚŨśËİšĒŨƦƣǝ7ĥŃŏȼĥěěĊĠʼnȼĈËʼnȼËȼěĊğĊŏíëȼʼnœŁŁěůȼĥāȼŨËåËĠŏȼěËĠëȼĊĠȼŏĈíȼ8ŃĥũŏĈȼVËĠËĂíğíĠŏȼŃíËǪȼʼnĥȼāœŏœŃíȼĂŃĥũŏĈȼũĊěěȼĈËŨíȼŏĥȼĊĠåěœëíȼĊĠƗěěȼËĠëȼŃíëíŨíěĥŁğíĠŏǪȼũĈĊåĈȼĈËʼnȼĠĥŏȼäííĠȼŃíËěĊŸíëȼŁŃíŨĊĥœʼněůǫȼĈíȼŏŃœåŏœŃíȼxěËĠȼĊëíĠŏĊƗíʼnȼxŃĊĥŃĊŏůȼxěËåíȼůŁíʼnȼŏĥȼĊěěœʼnŏŃËŏíȼŏĈíȼåĈËěěíĠĂíʼnȼËĠëȼĥŁŁĥŃŏœĠĊŏĊíʼnȼËʼnʼnĥåĊËŏíëȼũĊŏĈȼĊĠƗěěȼËĠëȼŃíëíŨíěĥŁğíĠŏǪȼíʼnŁíåĊËěěůȼĊĠȼËåŏĊŨĊŏůȼåíĠŏíŃʼnȼËĠëȼËěĥĠĂȼğËėĥŃȼåĥŃŃĊëĥŃʼnǪȼËĠëȼŏĈíȼåŃĊŏĊåËěȼŃĥěíȼĊŏȼũĊěěȼŁěËůȼĊĠȼĈíěŁĊĠĂȼŏĈíȼåĥğğœĠĊŏůȼËåĈĊíŨíȼĊŏʼnȼŨĊʼnĊĥĠȼĥŨíŃȼŏĈíȼĠíŮŏȼƿƾǐǀƾȼůíËŃʼnǫǡȼǓĊŏůȼxěËĠǪȼŁǫȼƿƾDžǘ
B.1.2Packet Pg. 72Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾ÇĹİĒİĉǚĒİǚśËİšĒŨǚśóËšNJËšǚíóƙİóíǚĒİǚbNjZǚËİíǚŨďóİǚZbcǚËśóǚŨďóǚįĹšŨǚŘśóƂËĨóİŨǚƒĹİóšǚƃĒŨďĒİǚơǂƤǚįĒĨóǚĹĈǚóƈĒšŨĒİĉǚËİíǚĈŭŨŭśóǚŨśËİšĒŨǚĨĒİóšƼǚďóšóǚƒĹİóšǚËśóǚŘśĒįËśĒĨƉǚšĒİĉĨóǚĈËįĒĨƉǚśóšĒíóİŨĒËĨǚƃĒŨďǚíƃóĨĨĒİĉǚŭİĒŨšǚŘóśǚËçśóǚĨĒįĒŨšǚŨďËŨǚíĹǚİĹŨǚšŭŘŘĹśŨǚŨśËİšĒŨǚĹśĒóİŨóíǚíóƂóĨĹŘįóİŨƼƦƤǝĥĥȼğœåĈȼěĥũȼëíĠʼnĊŏůȼŃíʼnĊëíĠŏĊËěȼŸĥĠĊĠĂȼĠíËŃȼŏŃËĠʼnĊŏȼĊĠāŃËʼnŏŃœåŏœŃíǫǡ
B.1.2Packet Pg. 73Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾śËİšĒŨǚ¸ËĨĥšďóíšƦƥďóǚšŨśóóŨǚİóŨƃĹśĥǚçĹİİóçŨĒƂĒŨƉǚƃĒŨďĒİǚËǚŨśËİšĒŨǚËśóËǚæŭƖóśǚíóŨóśįĒİóšǚŨďóǚËįĹŭİŨǚĹĈǚĨËİíǚËççóššĒæĨóǚƃĒŨďĒİǚËǚçĹįĈĹśŨËæĨóǚNJƥǎįĒİŭŨóNjǚƃËĨĥǚĹĈǚËǚšŨËŨĒĹİƼǚďóǚǕƃËĨĥšďóíǖǚįËŘšǚŨďóǚËśóËǚËçŨŭËĨĨƉǚƃĒŨďĒİǚËǚƥǎįĒİŭŨóǚƃËĨĥƼǚďĒšǚËİËĨƉšĒšǚŭšóšǚƃËĨĥšďóíšǚĒİšŨóËíǚĹĈǚưǚįĒĨóǚæŭƖóśšǚŨĹǚŘśĹƂĒíóǚËǚçĨóËśóśǚŘĒçŨŭśóǚĹĈǚďĹƃǚƃóĨĨǚŨďóǚçŭśśóİŨǚZ¡ ǚšŭŘŘĹśŨšǚśËİšĒŨǚlśĒóİŨóíǚ#óƂóĨĹŘįóİŨƼ
B.1.2Packet Pg. 74Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾)ƈĒšŨĒİĉǚÇĹİóšǚƃĒŨďĒİǚƥǎįĒİŭŨóȼśËİšĒŨǚ¸ËĨĥšďóíǚGİǚĨĹĹĥĒİĉǚËŨǚŨďóǚƒĹİóšǚƃĒŨďĒİǚËǚƥǎįĒİŭŨóǚƃËĨĥšďóíǚĹĈǚóƈĒšŨĒİĉǚËİíǚĈŭŨŭśóǚŨśËİšĒŨƷǚZǚšŨĒĨĨǚçĹįŘśĒšóšǚĹĈǚŨďóǚįĹšŨǚĨËİíǚËśóËƼǚďĒšǚśóĨËŨĒƂóĨƉǚĨĹƃǚíóİšĒŨƉƷǚšĒİĉĨóǚĈËįĒĨƉǚíĒšŨśĒçŨǚËĨĹİĉǚŨśËİšĒŨǚçĹśśĒíĹśšǚĒšǚİĹŨǚśóƚóçŨĒƂóǚĹĈǚŨďóǚçĹįįŭİĒŨƉǘšǚƂĒšĒĹİǚĈĹśǚŨśËİšĒŨǚĹśĒóİŨóíǚíóƂóĨĹŘįóİŨǚËĨĹİĉǚŨďóšóǚçĹśśĒíĹśšƼǚƦƦ
B.1.2Packet Pg. 75Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾ZĒįĒŨšǚDĹŭšĒİĉǚ#ĒƂóśšĒŨƉǚËİíǚ ËŘËçĒŨƉǚƃĒŨďĒİǚŨďóǚśËİšĒŨǚ¸ËĨĥšďóíƦƧšǚíĒšçŭššóíǚóËśĨĒóśƷǚďĹŭšĒİĉǚíĒƂóśšĒŨƉǚËİíǚçËŘËçĒŨƉǚËśóǚĨĒįĒŨóíǚçĒŨƉƃĒíóƷǚďĹƃóƂóśƷǚŨďóƉǚËśóǚóƂóİǚįĹśóǚĨĒįĒŨóíǚƃĒŨďĒİǚŨśËİšĒŨǚËśóËšƼǚ ŭśśóİŨǚ#¡ǚĨĒįĒŨšǚĹĈǚŨďóǚZǚËİíǚZbcǚƒĹİóšǚƃĒŨďĒİǚŨśËİšĒŨǚËśóËšǚíĹǚİĹŨǚšŭŘŘĹśŨǚŨďóǚ ĒŨƉǘšǚĈŭŨŭśóǚįŭĨŨĒǎįĹíËĨǚƂĒšĒĹİƼ
B.1.2Packet Pg. 76Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾ƦƨďóǚśËİšĒŨǎlśĒóİŨóíǚ#óƂóĨĹŘįóİŨǚlƂóśĨËƉǚÇĹİóǚĨËçĥšǚóƖóçŨĒƂóǚƒĹİĒİĉǚĒİçóİŨĒƂóšǚĈĹśǚĒİçĹįóǎśóšŨśĒçŨóíǚËƖĹśíËæĨóǚďĹŭšĒİĉƼďóǚĒİçóİŨĒƂóǚËĨĨĹƃšǚËǚƥƠȋǎƦƠȋǚśóíŭçŨĒĹİǚĒİǚŘËśĥĒİĉǚśóŚŭĒśóįóİŨšƼǚďĒšǚĒšǚËǚšŭæšŨËİŨĒËĨǚĒİçóİŨĒƂóƷǚæŭŨǚŨďóśóǚËśóǚŨƃĹǚĨĒįĒŨËŨĒĹİšǚŨďËŨǚçĹİšŨśËĒİǚŨďóǚóƖóçŨĒƂóİóššǚĹĈǚŨďĒšǚĒİçóİŨĒƂóƶƔďóǚśóíŭçŨĒĹİǚĹİĨƉǚËŘŘĨĒóšǚŨĹǚŨďóǚĒİçĹįóǎśóšŨśĒçŨóíǚŭİĒŨšƷǚƃďĒçďǚŭšŭËĨĨƉǚĹİĨƉǚįËĥóŭŘǚơƠǎƢƠȋǚĹĈǚŭİĒŨšǚĒİǚįĒƈóíǚĒİçĹįóǚŘśĹĢóçŨšƼƔďóǚl#ǚĹƂóśĨËƉǚƒĹİóǚËŘŘĨĒóšǚŨĹǚËǚĨĒįĒŨóíǚËśóËǚƃĒŨďǚËǚĨĒįĒŨóíǚšŭŘŘĨƉǚĹĈǚƂËçËİŨǚĨËİíƼǚóíóƂóĨĹŘįóİŨǚŘśĹĢóçŨšǚËśóǚįĹśóǚçĹšŨĨƉǚËİíǚçĹįŘĨóƈƷǚįËĥĒİĉǚĒŨǚĨóššǚĈóËšĒæĨóǚĈĹśǚŘśĒƂËŨóǚíóƂóĨĹŘóśšǚŨĹǚĒİçĨŭíóǚĒİçĹįóǎśóšŨśĒçŨóíǚŭİĒŨšƼzíåËěĊäŃËŏíȼíŮĊʼnŏĊĠĂȼĊĠåíĠŏĊŨíʼnȼŏĥȼŃíƘíåŏȼåœŃŃíĠŏȼğËŃęíŏȼåĥĠëĊŏĊĥĠʼnǫȼŃíËŏíȼËëëĊŏĊĥĠËěȼëíŨíěĥŁğíĠŏȼĊĠåíĠŏĊŨíʼnȼāĥŃȼËāāĥŃëËäěíȼĈĥœʼnĊĠĂǫȼǓ>ĥœʼnĊĠĂȼŏŃËŏíĂĊåȼxěËĠǪȼŁǫȼǂǀǘďóǚśËİšĒŨǎlśĒóİŨóíǚ#óƂóĨĹŘįóİŨǚlƂóśĨËƉǚÇĹİóǚĨËçĥšǚóƖóçŨĒƂóǚƒĹİĒİĉǚĒİçóİŨĒƂóšǚĈĹśǚíóóíǎśóšŨśĒçŨóíǚËƖĹśíËæĨóǚďĹŭšĒİĉƼ
B.1.2Packet Pg. 77Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾ƦƩ ̐B^Y\c0ZJ\^WNX^]C>3>`N\VJcIYXNďóǚl#ǚlƂóśĨËƉǚóİËæĨóšǚįĹśóǚŭİĒŨšǚËİíǚĨóššǚóƈŘóİšĒƂóǚŭİĒŨšǚĒİǚËŘËśŨįóİŨǚæŭĒĨíĒİĉšƷǚæŭŨǚËííĒŨĒĹİËĨǚçËŘËçĒŨƉǚËİíǚËƖĹśíËæĒĨĒŨƉǚĉËĒİšǚËśóǚŘĹššĒæĨóƼƔCRNC>3>`N\VJcIYXNJZZVSN]^Y]^JXMJVYXNW_V^S̐OJWSVcMN`NVYZWNX^]˰ƔCRN\NM_L^SYX]SXWSXSW_WZJ\USXQ\N[_S\NWNX^]LYWZJ\NM^Y^RNKJ]NdYXNJVVYaJXJMMS^SYXJV_XS^]^YKNJLLYWWYMJ^NMYX^RN]S^N˰Ɣ7YaN`N\˳^RNC>3>`N\VJcIYXNMYN]XY^Z\Y`SMNJXNbLNZ^SYX^YWSXSW_W]N^KJLU]^RJ^JZZVc^Y\N]SMNX^SJVK_SVMSXQ]˰ƔCRN]N]N^KJLU]WJUNS^MSŎL_V^^YSXL\NJ]NMNX]S^caRSVNWJSX^JSXSXQ]_\OJLNZJ\USXQ˰CRS]VSWS^]NŎLSNX^_]NYO^RN]S^NJXMZ\N`NX^]JMMS^SYXJVLJZJLS^cJXMJňY\MJKSVS^cQJSX]˰
B.1.2Packet Pg. 78Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾ƧƠ ̐B^Y\c<SbNMD]NC>3>`N\VJcIYXNbĒƈóíǚŭšóǚËŘËśŨįóİŨǚæŭĒĨíĒİĉšǚËĨšĹǚæóİóƙŨǚĈśĹįǚl#ǚĹƂóśĨËƉǚƒĹİóǚËĨĨĹƃËİçóšƷǚæŭŨǚįĒİĒįŭįǚŘËśĥĒİĉǚśóŚŭĒśóįóİŨšǚśóįËĒİǚËİǚĒįŘóíĒįóİŨƼƔCRNC>3>`N\VJcQ\JX^]J ˛\NM_L^SYXSXWSXSW_WZJ\USXQ\N[_S\NWNX^]O\YW˰ ̐
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B.1.2Packet Pg. 79Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
) lbb)c#Glc¡ŘíËŨóǚÇĹİóšǚƃĒŨďĒİǚËǚƥǚįĒİŭŨóǚƃËĨĥǚŨĹǚŨśËİšĒŨǚŨĹǚËĨĨĹƃǚĉśóËŨóśǚďĹŭšĒİĉǚíĒƂóśšĒŨƉǚËİíǚçËŘËçĒŨƉǚæƉǚśĒĉďŨƼ ËĨĒæśËŨóǚóƖóçŨĒƂóǚæĹİŭšǚĒİçóİŨĒƂóšǚĈĹśǚíóóíǎśóšŨśĒçŨóíǚƖĹśíËæĨóǚďĹŭšĒİĉǚËİíǚíóƂóĨĹŘǚįĹİĒŨĹśĒİĉǚŨĹĹĨšƼ óçËĨĒæśËŨóǚŘËśĥĒİĉǚśóŚŭĒśóįóİŨšǚŨĹǚĒįŘśĹƂóǚśóšĒíóİŨĒËĨǚçËŘËçĒŨƉǚĒİǚl#ƼX)¾ǚ=Gc#Gc>ǚƻƣDl¡Gc>ǚ G¾ǚȏǚ==l# GZG¾Ƨơ
B.1.2Packet Pg. 80Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 81Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 82Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 83Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƤZ¡ ǚGǚD#ǚlǚ¡)7ĥŃğËŏŏĊĠĂȼĊʼnʼnœíʼn7ĥŃğËŏŏĊĠĂȼĊʼnʼnœíʼnxŃĊĠŏȼŨíŃʼnĊĥĠǪȼŏĊŏěíʼnȼāĥŃȼĂŃËŁĈĊåʼnȼËŃíȼĥĠȼŏĈíȼŁŃíŨĊĥœʼnȼŁËĂíƧƥǝxËĂíȼěËůĥœŏȼĊʼnȼĠĥŏȼĊĠŏœĊŏĊŨíǫǡ
B.1.2Packet Pg. 84Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
X)¾ǚ=Gc#Gc>ǚƻƤZ¡ ǚGǚD#ǚlǚ¡)RȼĥëíȼœëĊŏȼzíåĥğğíĠëËŏĊĥĠʼnƧƦďóǚƢƠƢƠǚZ¡ ǚ ĹíóǚŭíĒŨǚŘśĹƂĒíóšǚŭšóĈŭĨǚĉŭĒíËİçóǚĹİǚçĹíóǚĹśĉËİĒƒËŨĒĹİǚËİíǚİĹİǎšŭæšŨËİŨĒƂóǚĒįŘśĹƂóįóİŨšǚŨďËŨǚƃĹŭĨíǚËííśóššǚóƈĒšŨĒİĉǚĒİçĹİšĒšŨóİçĒóšǚËİíǚİËƂĒĉËŨĒĹİǚçďËĨĨóİĉóšƼ
B.1.2Packet Pg. 85Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 86Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 87Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 88Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 89Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 90Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 91Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
l#)ǚ¡#)ǚl DơƼŃĥËëȼåĥğğœĠĊŏůȼóİĉËĉóįóİŨǚËİíǚóíŭçËŨĒĹİƢƼĥǐåŃíËŏíȼRȼŁëËŏíʼnȼũĊŏĈȼäŃĥËëȼËĠëȼËåŏĊŨíȼŘËśŨĒçĒŘËŨĒĹİǚĈśĹįǚšŨËƖǚȏǚšŨËĥóďĹĨíóśšƣƼ=ĹçŭšǚĹİǚśËİšĒŨǚ ĹśśĒíĹśšȼŏĥȼĊĠåŃíËʼníȼĈĥœʼnĊĠĂȼƤƼ¡ŘíËŨóǚóƈĒšŨĒİĉǚËİíǂĹśǚçśóËŨóǚİóƃǚƒĹİóšȼŏĥȼğĥŃíȼíāāíåŏĊŨíěůȼĊğŁěíğíĠŏȼŏĈíȼxěËåíȼůŁíʼnȼĊĠȼāœŏœŃíȼʼnœäËŃíËȼŁěËĠʼnƨƣ
B.1.2Packet Pg. 92Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
śĹËíǚçĹįįŭİĒŨƉǚóİĉËĉóįóİŨǚËİíǚóíŭçËŨĒĹİƼ䚉 ŭĒĨíǚĹİǚŘśóƂĒĹŭšǚĹŭŨśóËçďǚ䚉ZóËíĒİĉǚŭŘǚŨĹǚŨďóǚơšŨǚŭæĨĒçǚóƂĒóƃǚ#śËĈŨ䚉ďśĹŭĉďĹŭŨǚŭæĨĒçǚóƂĒóƃǚËİíǚíĹŘŨĒĹİǚŘśĹçóšš䚉óšŨǚËİíǚśóƙİóǚšŨËİíËśíš l#)ǚ¡#)ǚl DƨƤ
B.1.2Packet Pg. 93Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
ǚ ĹǎçśóËŨóǚZ¡ ǚ¡ŘíËŨóšǚƃĒŨďǚæśĹËíǚËİíǚËçŨĒƂóǚŘËśŨĒçĒŘËŨĒĹİǚĈśĹįǚšŨËƖǚȏǚšŨËĥóďĹĨíóśšƼ䚉 óİóƙŨǚĈśĹįǚšŨËƖǘšǚóƈŘóśĒóİçóǚËİíǚóƈŘóśŨĒšó䚉 śóËŨóǚšŨśĹİĉǚŭİíóśšŨËİíĒİĉǚËİíǚĹƃİóśšďĒŘǚĹĈǚŨďóǚçďËİĉóšǚŨĹǚóİšŭśóǚšŭççóššĈŭĨǚĒįŘĨóįóİŨËŨĒĹİ l#)ǚ¡#)ǚl Dƨƥ
B.1.2Packet Pg. 94Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
=ĹçŭšǚĹİǚśËİšĒŨǚ ĹśśĒíĹśšǚŨĹǚGİçśóËšóǚDĹŭšĒİĉǚ ËŘËçĒŨƉǚËİíǚ#ĒƂóśšĒŨƉƼ䚉bĹíĒĈƉǚóƈĒšŨĒİĉǚƒĹİóšǚƃĒŨďĒİǚƥǎįĒİŭŨóǚƃËĨĥĒİĉǚíĒšŨËİçóǚĈśĹįǚŨśËİšĒŨǚçĹśśĒíĹśšǚŨĹǚËĨĨĹƃǚĉśóËŨóśǚďĹŭšĒİĉǚíĒƂóśšĒŨƉǚËİíǚçËŘËçĒŨƉǚæƉǚśĒĉďŨƼ䚉ďóšóǚËśóËšǚŘśĹƂĒíóǚįĹšŨǚĹŘŘĹśŨŭİĒŨĒóšǚĈĹśǚóƖóçŨĒƂóĨƉǚŭšĒİĉǚæĹİŭšǚĒİçóİŨĒƂóšǚŨĹǚçśóËŨóǚĨĹİĉǎŨóśįǚËƖĹśíËæĨóǚďĹŭšĒİĉƼ䚉ďóšóǚËśóËšǚŘśĹƂĒíóǚįĹšŨǚĹŘŘĹśŨŭİĒŨĒóšǚĈĹśǚËííĒİĉǚįĹśóǚíĒƂóśšóǚďĹŭšĒİĉǚĹŘŨĒĹİšǚĒİǚƃËƉšǚŨďËŨǚŘĹŨóİŨĒËĨĨƉǚĨĹƃóśǚ>D>ǚĒįŘËçŨšƷǚĨĹƃóśǚ·bƷǚËİíǚĒİçśóËšóǚŨśËİšĒŨǚśĒíóśšďĒŘƼ l#)ǚ¡#)ǚl DƨƦ
B.1.2Packet Pg. 95Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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B.1.2Packet Pg. 96Attachment: Diagnostic Report (11679 : Phase 1 Land Use Code Update - Housing)
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Land Use Code (Current)
Zone District Abbreviations and Purposes
Residential Districts
RUL – The Rural Lands District is intended for privately owned lands that are planned as a rural edge
to the community. Rural lands include but are not limited to community separators, clustered
residential development, large lot residential, agriculture, natural area buffers and corridors
and other open lands of similar character and purpose.
UE – The Urban Estate District is intended to be a setting for a predominance of low-density and
large-lot housing. The main purposes of this District are to acknowledge the presence of the
many existing subdivisions which have developed in these uses that function as parts of the
community and to provide additional locations for similar development, typically in
transitional locations between more intense urban development and rural or open lands.
RF – The Residential Foothills District designation is for low density residential areas located near
the foothills.
RL – The Low Density Residential District designation is intended predominantly for single-unit and
accessory dwellings located throughout the City which existed prior to the adoption of this
Code.
NCL – The Neighborhood Conservation, Low Density District is intended to preserve the character of
areas that have a predominance of developed single-family dwellings and have been given this
designation in accordance with an adopted subarea plan.
MH – The M-H Manufactured Housing District is intended for existing manufactured housing
communities located throughout the City. This designation is designed to preserve and
support existing manufactured housing communities as the predominant residential use
alongside other complementary accessory and nonresidential activities which primarily serve
residents of manufactured housing communities.
Mixed-Use Districts
LMN – The Low Density Mixed-Use Neighborhood District is intended to be a setting for a variety of
housing, providing diverse opportunities for single unit and accessory dwellings to attached
units and small and medium-sized multifamily structures.
MMN – The Medium Density Mixed-Use Neighborhood District is intended to be a setting for a diverse
range of higher intensity housing and complementary services and amenities within close
proximity of transit and/or commercial districts.
HMN – The High Density Mixed-Use Neighborhood District is intended to be a setting for higher
density multi-family housing and group quarter residential uses (dormitories, fraternities,
ATTACHMENT 3 B.1.3
Packet Pg. 112 Attachment: Zone District Abbreviations and Purposes (11679 : Phase 1 Land Use Code Update - Housing)
sororities, etc.) closely associated with, and in close proximity to, the Colorado State
University Main Campus, provided that such areas have been given this designation in
accordance with an adopted subarea plan. Multistory buildings (greater than one [1] story and
up to five [5] stories) are encouraged in order to promote efficient utilization of the land and
the use of alternative modes of travel.
NCM – The Neighborhood Conservation, Medium Density District is intended to preserve the character
of areas that have a predominance of developed single-family and low- to medium-density
multi-family housing and have been given this designation in accordance with an adopted
subarea plan. NCB – Neighborhood Conservation, Buffer
NCB – The Neighborhood Conservation, Buffer District is intended for areas that are a transition
between residential neighborhoods and more intensive commercial-use areas or high traffic
zones that have been given this designation in accordance with an adopted subarea plan.
NC – The Neighborhood Commercial District is intended to be a mixed-use commercial core area
anchored by a supermarket or grocery store and a transit stop. The main purpose of this District
is to meet consumer demands for frequently needed goods and services, with an emphasis on
serving the surrounding residential neighborhoods typically including a Medium Density Mixed-
Use Neighborhood.
Commercial Districts
D - The Downtown District is intended to provide a concentration of retail, civic, employment and
cultural uses in addition to complementary uses such as hotels, entertainment and housing,
located along the backdrop of the Poudre River Corridor. It is divided into nine (9) subdistricts
as depicted on Figure 18. The development standards for the Downtown District are intended
to encourage a mix of activity in the area while providing for high quality development that
maintains a sense of history, human scale and pedestrian-oriented character.
CC – The Community Commercial District provides a combination of retail, offices, services, cultural
facilities, civic uses and higher density housing. Multi-story buildings are encouraged to
provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to
locate above ground-floor retail and services.
CCN – The Community Commercial - North College District is for fringes of retail/commercial core
areas and corridors. This District is intended for moderate intensity uses that are supportive of
the commercial core or corridor, and that help to create a transition and a link between the
commercial areas and surrounding residential areas. This designation is only for areas
identified for its application in the North College Corridor Plan.
CCR – The Community Commercial - Poudre River District (C-C-R) is for downtown fringe areas in the
Cache la Poudre River corridor with both public street frontage and River frontage. This
District provides locations for redevelopment or development of moderate intensity uses that
are supportive of Downtown, subject to floodplain restrictions. Such redevelopment or
B.1.3
Packet Pg. 113 Attachment: Zone District Abbreviations and Purposes (11679 : Phase 1 Land Use Code Update - Housing)
development shall be compatible with the scenic, cultural, natural and historical context of
the River and Downtown.
A main purpose of the District is to foster a healthy and compatible relationship between the
River, the Downtown and surrounding urban uses. Any significant redevelopment shall be
designed as part of a master plan for the applicable group of contiguous properties.
CG – The General Commercial District is intended to be a setting for development, redevelopment
and infill of a wide range of community and regional retail uses, offices and personal and
business services. Secondarily, it can accommodate a wide range of other uses including
creative forms of housing.
CG (CAC) – The General Commercial, I-25/State HWY 392 Interchange Corridor Activity Center is
intended to be a setting for development, redevelopment and infill of a wide range of
community and regional retail uses, offices and personal and business services. Secondarily, it
can accommodate a wide range of other uses including creative forms of housing.
CS – The Service Commercial District is intended for high traffic commercial corridors where a
range of uses is encouraged to create a transition from commercial operations on a highway,
arterial street or rail spur, to less intensive use areas or residential neighborhoods.
CL (RA) –The Limited Commercial, Riverside Area is intended for areas primarily containing existing,
small commercial uses that are adjacent to residential neighborhoods. Many of these areas
have transitioned over time from residential to commercial uses.
CL (OA) – The Limited Commercial, Other Areas is to allow small scale nonresidential uses to continue
to exist or to expand while still protecting surrounding residential areas, provided that such
areas have been designated under an adopted subarea plan as being appropriate for the C-L
District
HC – The Harmony Corridor District is intended to implement the design concepts and land use
vision of the Harmony Corridor Plan - that of creating an attractive and complete mixed-use
area with a major employment base.
Employment and Other Districts
E – The Employment District is intended to provide locations for a variety of workplaces including
light industrial uses, research and development activities, offices and institutions. This District
also is intended to accommodate secondary uses that complement or support the primary
workplace uses, such as hotels, restaurants, convenience shopping, child care and housing.
I – The Industrial District is intended to provide a location for a variety of work processes and
work places such as manufacturing, warehousing and distributing, indoor and outdoor
storage, and a wide range of commercial and industrial operations. The Industrial District also
accommodates complementary and supporting uses such as convenience shopping, child care
B.1.3
Packet Pg. 114 Attachment: Zone District Abbreviations and Purposes (11679 : Phase 1 Land Use Code Update - Housing)
centers and housing. While these Districts will be linked to the City's transportation system for
multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as
needed. Industrial and manufacturing processes used in this District may, by necessity, be
characteristically incompatible with residential uses.
POL – The Public Open Lands District is for large publicly owned parks and open lands which have a
community-wide emphasis or other characteristics which warrant inclusion under this
separate designation rather than inclusion in an adjoining neighborhood or other District
designation.
PUD – The Planned Unit Development Overlay guides subsequent Project Development Plans and
Final Plans for large or complex developments governed by an approved PUD Master Plan.
T – The Transition District is intended for properties for which there are no specific and
immediate plans for development. The only permitted uses are those existing at the date the
property was placed into this District.
B.1.3
Packet Pg. 115 Attachment: Zone District Abbreviations and Purposes (11679 : Phase 1 Land Use Code Update - Housing)
Housing Strategic Plan ImplementationLUC Phase 1 Updates: Proposed Code ChangesJune 14, 2022Noah Beals | Development Review ManagerMeaghan Overton | Housing ManagerATTACHMENT 4B.1.4Packet Pg. 116Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
OOutlineINTRODUCTION: Policy Alignment and Process to Date (10min presentation)PART 1: Reorganization / User-friendliness (10min presentation; 20min discussion)PART 2: Housing Related Improvements•Choice, Compatibility, Diversity(10min presentation; 30min discussion)•Housing Capacity (10min presentation; 30min discussion)•Affordability (10min presentation; 30min discussion)CONCLUSION: Next Steps(10min presentation)2B.1.4Packet Pg. 117Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Discussion3Do the proposed Code changes appropriately implement the City’s adopted policy goals, Housing Strategic Plan strategies, and Diagnostic Report recommendations?B.1.4Packet Pg. 118Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Purpose of the Land Use Code Updates:To Align the LUC with AdoptedCity Plans and Policies with a focus on: •Housing-related changes •Code Organization•Equity4B.1.4Packet Pg. 119Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
5• LIV 2: Promote infill and redevelopment• LIV 3: Maintain and enhance our unique character and sense of place as the community grows• LIV 5: Create more opportunities for housing choices• LIV 6: Improve access to housing …regardless of race, ethnicity, income, age, ability, or background• T 5.2: Plan to implement BRT and high-frequency transit-service …along major transportation corridors as land-use densifies and mobility demands increaseCity Plan AlignmentB.1.4Packet Pg. 120Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
6Transit Plan AlignmentB.1.4Packet Pg. 121Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
“Everyone in Fort Collins has healthy, stable housing they can afford”Housing Strategic Plan Alignment7B.1.4Packet Pg. 122Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
8“Everyone benefits from a carbon neutral Fort Collins”• LWPN2: Evaluate opportunities to better encourage the development of “complete neighborhoods” that include a variety of housing options, access to services and amenities, and proximity of housing to jobs• LWPN4: Increase density and mixed usesthrough the land use code as guided by City Plan• HAH3: Increase the number and diversity of housing types and allow more homes per lot (density) via an update to the LUC• HAH9: Strengthenincentives for mixed-use development along the MAX corridor to encourage more housingOur Climate Future AlignmentB.1.4Packet Pg. 123Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
9Our Climate Future AlignmentCritical path: • 100% renewable electricity• Expanding local and regional public transit coverage and frequency• Community-wide organic waste diversionB.1.4Packet Pg. 124Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
VView the Diagnostic Report here:https://www.fcgov.com/housing/files/luc-diagnostic_final.pdf?1642016494Where we've been…10B.1.4Packet Pg. 125Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
A disciplined and deliberate process: All proposed LUC Updates will be created and evaluated based on how they address the findings.KEY FINDINGS1. Does not support future Priority Place Types2. Limitshousing capacity3. Does not prioritize housing capacity, diversity, & affordability along transit corridors4. LUC is difficult to use11B.1.4Packet Pg. 126Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
SUMMARY OF RECOMMENDATIONS10.Recalibrate parking requirements to improve residential capacity in TOD.LUC is difficult to use11.Develop consistent graphic templatesfor building form and use standards.12.Reformat Zonesso Form Standards and Graphics are consistent and more effectively communicate requirements.13.Update Use standards, Definitions, and Rules of Measurementin alignment with adopted plans and define density consistently.14.Change namefrom “Land UseCode” to “Land DevelopmentCode”.15.Rename Zones(without boundary changes) and consolidate to be more intuitive with clear hierarchy.5.Consider replacing maximum densities with improved form standards that guide better design.6.Expand and calibrate incentives for deed-restricted affordable housing and develop monitoring tools.Does not prioritize housing capacity, diversity, & affordability along transit corridors7.Update definitions for affordable housing.a. Review for consistencyb. Clarify and simplify development standardsc. Provide greater flexibility for deed-restricted affordable housing8.Update Zoneswithin a 5 minute walk to transit to allow greater housing diversity and capacity by right.9.Calibrate effective bonus incentives for deed-restricted Affordable housing and develop monitoring tools.12Does not support future Priority Place Types1.Update the housing uses permitted and review types required within Priority Place Types to allow greater housing diversity by right.2. Update Zones that comprise Priority Place Types to more efficiently guide compatible infill (in the core) and development patterns envisioned in adopted city plans(outside the core).3.Update Use Standards & Definitions (e.g. ADU’s & STR’s)Limits Housing Diversity4.Update Zonesthat comprise Priority Place Types to allow greater housing capacity by right.a. Remove barriers (limitations on total number of units or square footage per MF building)b. Clarify and simplify development standardsc. Explore parking reductionsB.1.4Packet Pg. 127Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
FIVE GUIDING PRINCIPLESThese Guiding Principles (presented to City Council on November 9, 2021) provide the foundation for the LUC Updates Diagnostic and Approach and will inform all proposed code changes with emphasis on Equity.131.Increase overall housing capacity(market rate and affordable) and calibrate market-feasible incentives for Affordable (subsidized/deed restricted) housing2.Enable more affordability especially near high frequency/capacity transit and priority growth areas 3.Allow for more diverse housing choices that fit in with the existing context and/or future priority place types4.Make the code easier to use and understand5.Improve predictability of the development permit review process, especially for housingB.1.4Packet Pg. 128Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
RReorganization / User-friendlinessPART 1:14Organization, Page Layout, IllustrationsB.1.4Packet Pg. 129Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
RRename CodeLand Development Code (LDC) instead of Land Use Code (LUC)ٯThe code regulates more than just land useٯProposed code includes more emphasis on physical form and design compatibility 15B.1.4Packet Pg. 130Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
IImproved Code OrganizationArticles reorganized so information is easy to find and most commonly referenced content appears first.16Proposed Table of Contents:Article 1General ProvisionsArticle 2Zone DistrictsArticle 3Building TypesArticle 4Use StandardsArticle 5General Planning and Design StandardsArticle 6 Administration and ProceduresArticle 7Rules of Measurement and Definitions Current Table of Contents:Article 1General ProvisionsArticle 2AdministrationArticle 3General Development StandardsArticle 4District StandardsArticle 5DefinitionsB.1.4Packet Pg. 131Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
SSimple & Effective Illustrations17Article 2: Includes reformatted & updated Zone DistrictsٯSimple tables and graphics explain building and lot standardsٯClear Purpose Statements with illustrations B.1.4Packet Pg. 132Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
SSimple & Effective Illustrations18ٯArticle 3: Introduces Building Types ٯConsolidates and updates development standards scattered in multiple Sections and Articles in the current CodeٯProvides consistent graphic conventions B.1.4Packet Pg. 133Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
GGraphically Clear and Comprehensive Land Use Table19B.1.4Packet Pg. 134Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
UUpdated form standards are illustrated consistently20Updated and simplified “Solar Access Bulk Plane” diagram more effectively describes the intent of the standard.Neighborhood Conservation Districts currently regulate “Minimum Side Yard and Maximum Wall Height.”B.1.4Packet Pg. 135Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
HHousing Related ChangesPART 2:21Choice, Compatibility, DiversityCapacityAffordabilityB.1.4Packet Pg. 136Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Choice, Compatibility, Diversity22Historic Neighborhood CharacterMissing Middle & ADUsB.1.4Packet Pg. 137Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KEY FINDING #1DOES NOT SUPPORTFUTURE PLACE TYPESNo specific definition of accessory dwelling units in LUC“Carriage House” is closest description to ADU but unclear and limited where they are allowed; only allowed in Neighborhood Conservation zone districts (NCL, NCM, and NCB)Min lot size is 12,000 sf in NCL and 10,000 sf in NCMڮNC districts consist of ~3% of Fort Collins23Carriage houses:“a single-family detached dwelling unit, typically without street frontage, that is located behind a separate, principal dwelling on the same lot”of ~3% of Fort Collins23ڮMost lots within the NC districts are too small for Carriage houses, as currently regulated.Accessory Dwelling Units (ADU’s)Limits Housing DiversityB.1.4Packet Pg. 138Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
AArticle 3: Building Types1. Mixed-U s e2. Apartment3. Rowhouse4. Cottage Court5. Duplex6. Detached House -Urban7. Detached House - Suburban8. Detached Accessory Structures24Housing diversity made easierB.1.4Packet Pg. 139Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
CCombining similar uses25B.1.4Packet Pg. 140Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Enable more housing choices in more places 26B.1.4Packet Pg. 141Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
27TThe LUC does not promote compatible infill or support the envisioned neighborhood formThe current LUC was calibrated decades ago to primarily guide development of vacant parcels or “greenfield” development. Because of this, development in older neighborhoods experience many challenges often with results that are out of scale with existing building patterns. The Historic Core of the city (NCL, NCM, and NCB zone districts) has experienced compatibility challenges in recent decades.The proposed LDC carefully considers infill and redevelopment and guides more compatible and contextual design outcomes. Diagnostic Report (2022)Strategic Report (2012)B.1.4Packet Pg. 142Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
•Reduced minimum lot size for detached house (single unit dwelling) to be more compatible with older lots/buildings shaped by the original 1929 zoning.•Reduced max floor area of detached house to be consistent district wide, instead of a function of lot size28PProposed LDC: Enables more and smaller homes B.1.4Packet Pg. 143Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
PProposed LDC: Enables more and smaller homes•Promotes additional units through affordable housing bonus.•Increases range of building types allowed by under Basic Development Review (BDR).29KKey Recommendation: AAllow Greater Housing DiversityB.1.4Packet Pg. 144Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
EExisting ConditionsLot Size8,896 sfFloor Area (Max)2,780 sf (NCL) or 3,224 sf (NCM)House Size (as shown)1,040 sf# of Units1A majority of houses in Old Town are less than 1500 sf in size, with some Character Areas having 2/3 of the houses ranging between 500-999 sf in size.40% of lots in NCL and NCM are larger than 8000 sf.B.1.4Packet Pg. 145Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
CCurrent LUC: Favors fewer and larger homes Lot Size8,896 sfFloor Area (Max)2,780 sf (NCL) or 3,224 sf (NCM)House Size (as shown)2,880 sf# of Units1Height is limited by # of stories (2.5), not feetB.1.4Packet Pg. 146Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
EExisting ConditionsLot Size8,896 sfFloor Area (Max)2,780 sf (NCL) or 3,224 sf (NCM)House Size (as shown)1,040 sf# of Units1A majority of houses in Old Town are less than 1500 sf in size, with some Character Areas having 2/3 of the houses ranging between 500-999 sf in size.40% of lots in NCL and NCM are larger than 8000 sf.B.1.4Packet Pg. 147Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
PProposed LDC: Existing House + ADULot Size8,896 sfFloor Area (Max)2,000 sf (for primary structure)House Size (as shown)1,040 sf + ADU# of Units2Detached ADUMax Height limited to 35’ Proposed LDC limits height by feet, maintains the existing bulk requirements (though redefines/illustrates the standards more clearly), allows ADUs on all residential lots (instead of limiting them to the largest lots in the district), and is more in line with adopted plans and policies.B.1.4Packet Pg. 148Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
PProposed LDC: Detached House (Urban)Lot Size8,896 sfFloor Area (Max)2,000 sf (for primary structure)House Size (as shown)1,900 sf# of Units1Max Height limited to 35’ Proposed LDC limits height by feet, maintains the existing bulk requirements (though redefines/illustrates the standards more clearly), allows ADUs on all residential lots (instead of limiting them to the largest lots in the district), and is more in line with adopted plans and policies.B.1.4Packet Pg. 149Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
PProposed LDC: Detached House (Urban) + ADULot Size8,896 sfFloor Area (Max)2,000 sf (for primary structure)House Size (as shown)1,900 sf + ADU# of Units2Max Height limited to 35’ Detached ADUProposed LDC limits the size of the primary dwelling and allows an ADU, allowing additional units while maintaining the scale of the historic neighborhood.B.1.4Packet Pg. 150Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
PProposed LDC: DuplexLot Size8,896 sfFloor Area/Unit (Max)1,500 sfFootprint (as shown)1,500 sf# of Units2Proposed LDC allows duplexes on lots to be more consistent with the historic 1929 code.The floor area per unit is less than that of a detached house.B.1.4Packet Pg. 151Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Capacity 37B.1.4Packet Pg. 152Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
The city will need about 330,000 additional housing unitsto house incoming residents.Fort Collins will continue to grow, and more homes will be needed to ensure an abundant supply of housing in the future.38The city’s population is expected to increase from about 170,000 today to about 235,000 in 2040. This is an increase of nearly 70,000 residents. Estimated Population Growth (2000 - 2040)1 Source: City Plan Trends and Forces Report (2017); current population from 2020 US CensusB.1.4Packet Pg. 153Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Target increases in housing capacity to zones in transit corridors and zones with the greatest amount of buildable land.39Capacity increases enabled through increase to maximum densityShare of buildableland within 5-minute walk of existing and future transit linesCapacity increases enabled through reduction in minimum parking requirements and increase in maximum building height.Zone districts within 5-minute walk of transitCode changes to increase housing capacity are targeted to zone districts that account for approximately 60%of the buildable land in transit corridors.No capacity-related code changes proposed in Phase 1B.1.4Packet Pg. 154Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
41Existing Code StandardsMax. Density9 units / acreBuilding Height2 storiesSetbacksFront: 20’Rear: 15’Side: 5’Parking2 spaces / unit49 UnitsAMI0%174% AMI($167,000)2,000 sq. ft.Avg. Unit SizeThe existing maximum density of the LMN zone encourages larger, more expensive housing unitsAffordable to households making at least:B.1.4Packet Pg. 155Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
42Proposed Code StandardsMax. Density12 units / acreBuilding Height2 storiesSetbacksFront: 20’Rear: 15’Side: 5’Parking2 spaces / unit66 UnitsAffordable to households making at least:1,500 sq. ft.Avg. Unit SizeThe proposed maximum density increases housing capacity and encourages developers to build smaller, more affordable unitsAMI0%138% AMI($132,000)ሄ35%ህ25%B.1.4Packet Pg. 156Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
431 space consumes land that could be used for up to 1,600 SF of floor area in a 4-story buildingKKey Proposal: Reduce minimum parking requirements for smaller units in multi-unit buildingsB.1.4Packet Pg. 157Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
44WWhy not put the parking in a garage and build housing on top? Surface Parking~$5,000 / spaceTuck Under~$20,000 / spaceStructured/Underground$20,000 -$40,000 / spaceB.1.4Packet Pg. 158Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
45EExisting Code vs. Proposed Code PARKING RequirementsB.1.4Packet Pg. 159Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
46This change would enable 16 additional unitson the example site below because less of the site is occupied by parking and more building floor area for housing can be added to the site without generating the need for a larger parking lot.Reducing parking requirements for smaller units would typically enable a 25% increase in the number of units on a site.Min. Parking:1.6 spaces / unit avg.Min. Parking:1.2 spaces / unit avg.B.1.4Packet Pg. 160Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
47HHOUSING CAPACITY REPORT CARDPPERFORMANCE METRICEEXISTING CODEPROPOSED CODE% CHANGETotal Housing CapacityEstimated number of units possible to build under zoning standards25,959dwelling units39,725dwelling unitsሄ53%Housing Capacity as Percent of PProjected 20-Year Housing NeedEstimated capacity compared to total projected housing demand through 2040.185%of 30,480 units130%of 30,480 unitsHousing Capacity in Transit CCorridorsEstimated number of units possible to build under zoning standards within 5 minute walk of existing and future transit corridors.5,104dwelling units8,299dwelling unitsሄ63%1 Source: City Plan Trends and Forces Report (2017)B.1.4Packet Pg. 161Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Summary and Discussion48What questions and feedback do Councilmembers have about the proposed changes for housing capacity?Key Proposals:• Target increases in housing capacity to zones in transit corridors and zones with the greatest amount of buildable land (Recommendation 8)• Increase maximum density in the LMN zone from 9 to approximately 12 dwelling units per acre (Recommendations 4, 5, and 8)• Reduce parking requirements for studio, one- and two-bedroom units in multi-unit developments (Recommendations 4, 9, and 10)• Regulate building size through maximum floor area and form standards instead of units per building (Recommendation 5)• Regulate density through form standards and building types instead of dwelling units per acre (Recommendation 5)B.1.4Packet Pg. 162Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Affordability49B.1.4Packet Pg. 163Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
HHousing is becoming unaffordable to families with low or moderate incomes. The city set a goal in 2021 for 10% of the housing stock to be permanently affordable units, but it is not on track to achieve that goal.50Despite adding over 500 new affordable units since 2015, affordable housing still only makes up 5% of the City’s housing stock. The great majority of these units were built by public or non-profit housing developers that are able to access funding from federal, state, or local governments. Private developers contributed very few new deed-restricted affordable units.Private developers will build deed-restricted affordable housing if there is a compelling economic incentive to do so. B.1.4Packet Pg. 164Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThe city’s existing incentives for affordable housing are ineffective. 51There are three reasons why the city’s current zoning incentives for affordable housing are not effective at encouraging private developers to contribute to the affordable housing stock.They are only available to projects in certain areas. A project must be located in either the LMN zone or the TOD Overlay Zone to qualify for an incentive. These zones account for just one-third of the city's residential land area. That means there is no incentive to build affordable housing on two-thirds of the city’s residential land.They are not targeted to the income levels with the greatest need for affordable units. The city’s Housing Strategic Plan identified that the greatest need for rental units is among households with incomes below 60% of Area Median Income (AMI). The greatest need for ownership units is for households below 100% of AMI. Yet existing incentives require units to be affordable at 80% of AMI, regardless of whether they are rental or ownership units.They don’t make economic sense for a private developer. The economic benefits do not outweigh the cost of providing deed-restricted units. In most cases, a project with deed-restricted units would be significantly less profitable than a 100% market rate project. As a result, very few private developers utilize the incentives. B.1.4Packet Pg. 165Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Extend incentives to a wider range of zones so there are more opportunities for them to be used.52The current code only offers incentives for affordable housing in the LMN zone or the TOD Overlay Zone. The proposed code would extend incentives to most residential and mixed use zones. The impact of this change is that incentives for affordable units would be made available on an additional 4,300 acres of land, 670 of which are currently vacant and buildable. The share of the city’s total residential or mixed use land where incentives are available would rise from 33% to 51%.Further, the incentives would be available on 60% of the total buildable land in these zones.EXISTING CODEZONES WITH BONUS INCENTIVESPROPOSED CODEZONES WITH BONUS INCENTIVESB.1.4Packet Pg. 166Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Modify income criteria so the incentives help to address the most critical shortages in affordable units.53The current incentives for affordable units require that 10% of units in a project be affordable to households earning 80% of AMI, regardless of whether the unit is for rent or for-sale.Yet the city’s Housing Strategic Plan found that the shortage of rental units is significantly greater for households with lower income levels. The shortage of rental units for households earning less than 60% of AMI is nearly 4 times greater than the shortage of rental units for households earning less than 80% of AMI.There is a much greater need for affordable units at income levels of less than 60% of AMI than at 80% of AMISource: Housing Strategic Plan (2021)B.1.4Packet Pg. 167Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Modify income criteria so the incentives help to address the most critical shortages in affordable units.54The shortage of affordable ownership units is slightly different. Even households earning greater than 80% of AMI face a critical shortage of affordable for-sale options. The depth of the shortage of households earning up to 120% of AMI is similar to the shortage for households at 80% of AMI.Even moderate income households earning up to 10 0 -12 0 % of AMI have few options for affordable homeownership.Source: Housing Strategic Plan (2021)B.1.4Packet Pg. 168Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Modify income criteria so the incentives help to address the most critical shortages in affordable units.55The proposed code would modify the income criteria so that the units produced under the incentive program would more directly address the most critical shortages in affordable units. To qualify for the incentive, rental projects would be required to provide 10% of the units at 60% of AMI. Ownership projects would be required to provide a minimum of 10% of units at 100% of AMI.EEXISTING CODEPROPOSED CODERENTALOWNERSHIPRequired minimum percentage of affordable units10%10%10%Maximum income level as percent of Area Median Income80% of AMI60% of AMI100% of AMICurrent max household income for a 2-person household$61,400 $46,080 $76,800Current max monthly rent or sale price for a 2-person household$1,335Monthly Rent$185,967Sale Price$952 $260,286B.1.4Packet Pg. 169Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Raise the density bonus incentive in the LMN zone in order to increase the economic value of the incentive56The LMN zone currently allows for an increase in maximum density for projects with affordable units. The base maximum density is allowed to rise from 9 to 12 dwelling units per acre.While this may seem like a substantial increase in density, the economic value of allowing more housing units is far less than the economic cost of lower revenues from the 10% of units that must be affordableThe following example illustrates this issue on a hypothetical 5 acre site.B.1.4Packet Pg. 170Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThe proposed increase to the base density in the LMN zone would allow a 100% market rate project at a density level of about 12 units per acre.57Market rate units are affordable to households making at least:AMI0%16 1% AMI ($ 15 4,0 0 )66 Units$540,000Sale Price of 66 Market Rate Units13%ROIPProposed Base Density (No Bonus)MMax Density (Base)12 units / acreMinimum Percentage Affordable Units N/AMaximum Income Level For Affordable UnitsN/AB.1.4Packet Pg. 171Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThe proposed bonus removes the maximum density limitation for projects with affordable units. This enables projects with affordable units to yield a similar return-on-investment as 100% market rate projects.58PProposed Density Bonus IncentiveMMax Density w/ Bonus No maximumEffective Density17 units / acreMinimum Percentage Affordable Units 10 %Maximum Income Level For Affordable Units100% of AMI(ownership units)96 Units$540,000Sale Price of 86 Market Rate Units$352,000Sale Price of 10 Affordable Units13%ROIMarket rate units are affordable to households making at least:AMI0%16 1% AMI ($ 15 4,0 0 )ሄ45%No changeB.1.4Packet Pg. 172Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
KKey Proposal: Create height bonus and parking reduction incentives in higher density residential and mixed use zones59The current code does not offer any incentives for affordable units in the higher density residential zones (MMN, HMN) and the mixed use zones. There is a significant opportunity to add to the supply of affordable units by offering compelling zoning incentives in these zones.In these zones, the number of units allowed on a site is indirectly regulated primarily through maximum building height and minimum parking requirements. An effective incentive in these zones must provide a concession on these standards which enables more units on the site compared to the base standards.B.1.4Packet Pg. 173Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThe proposed code allows an additional 1-2 stories of building height in exchange for setting aside 10% of the units to be affordable. 60601 story height bonus for projects with affordable unitsB.1.4Packet Pg. 174Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThe proposed code allows an additional 1-2 stories of building height in exchange for setting aside 10% of the units to be affordable. 612 story height bonus for projects with affordable unitsBase max height reduced from 5 to 4 stories in NC, CC, and CCNB.1.4Packet Pg. 175Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThe proposed code offers reductions to minimum off-street parking requirements for multifamily projects that include 10% affordable units.6262B.1.4Packet Pg. 176Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThis project, built at the proposed base height and parking requirements (not using bonus incentives), can achieve 7.7% return-on-investment. 63PProposed Base Code (No Bonus)MMax Height4 storiesParking1.2 s paces / unit (average)Minimum Percentage Affordable Units N/AMaximum Income Level For Affordable UnitsN/A80 Units$1,500Avg. Rent for 80 Market Rate UnitsMarket rate units are affordable to households making at least:7.7%ROI6666666692% AMI ($88,000)AMI0%B.1.4Packet Pg. 177Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
TThis project, which uses the bonus incentives, can yield a similar return on investment while providing 10% of units to be affordable to lower income households earning 60% of AMI (about $46,000).64PProposed Bonus IncentivesMMax Height6 storiesParking0.75 spaces / unit (average)Minimum Percentage Affordable Units 10 %Maximum Income Level For Affordable Units60% of AMI(rental units)12 0 U nits$1,500Avg. Rent for 108 Market Rate UnitsMarket rate units are affordable to households making at least:7.5%ROI92% AMI ($88,000)AMI0%ሄ50%$952Rent for 12 Affordable Unitsሄሄሄሄሄሄሄሄ55555555500000000%%%%%%B.1.4Packet Pg. 178Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
65HHOUSING AFFORDABILITY REPORT CARDPPERFORMANCE METRICEEXISTING CODEPROPOSED CODE% CHANGECapacity for Affordable Units wwith Bonus Incentives Estimated number of deed-restricted affordable units possible to build if bonus incentives are used in all projects.1,590dwelling units(LMN Zone)4,677dwelling units(multiple zones)ሄ194%Capacity as Percent of Affordable RRental Unit ShortageEstimated capacity compared to total estimated shortage of rental units affordable to households earning less than 60% of AMI.123%of 6,787 units68%of 6,787 unitsTotal Housing Capacitywwith Bonus Incentives Estimated number of total units (market rate and affordable) possible to build if bonus incentives are used in all projects.32,394dwelling units53,106dwelling unitsሄ64%1 Source: Housing Strategic Plan (2021)B.1.4Packet Pg. 179Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Summary and Discussion66What questions and feedback do Councilmembers have about the proposed changes for housing capacity?Key Proposals:• Expand affordable housing incentives (Recommendations 6 and 9)• Modify income criteria to address the most critical shortages (Recommendations 6 and 9)• Raise the density bonus incentive in the LMN zone (Recommendations 6 and 9)• Create height bonus and parking reduction incentives (Recommendations 6 and 9)• Require 50-60 years of deed restriction instead of the current 20 years • Continue to require a minimum 10% of units to be affordable for development seeking incentives • Update definitions for affordable housing, review for consistency (Recommendation 7)B.1.4Packet Pg. 180Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Next Steps 67B.1.4Packet Pg. 181Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Next Steps681. Public engagement and testing –Ongoing• Virtual engagement opportunities to educate, seek input, test code changes, and keep the public informed• Workshops and presentations with a range of City departments• Presentations to multiple Boards and Commissions• Dialogues with community groups and members of the public• Advisory meetings with the LUC Phase 1 Working Group2. Public Review Draft Code –summer 20223. Consideration of Adoption – fall 2022B.1.4Packet Pg. 182Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
Discussion69Do the proposed Code changes appropriately implement the City’s adopted policy goals, Housing Strategic Plan strategies, and Diagnostic Report recommendations?B.1.4Packet Pg. 183Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
70DIVERSITY AND COMPATIBILITYCAPACITYAFFORDABILITYAllow AAccessory Dwelling Unitsin all residential and mixed use zones, including lower density zones.Establish Cottage Courtsas a housing type and allow in most residential zones.Recalibrate lot size and density standardsin “Old Town” zones (NCL, NCM, NCB) to encourage wider variety of housing types (duplexes, townhouses, etc.)Allow “by-right” approval(Basic Development Review) for more housing types in some zones.Target increases in capacity to zones in transit corridorsand zones with the greatest amount of buildable land.Increase maximum density of the LMN zoneReduce minimum parking requirementsfor smaller units in apartments buildingsExtend affordability incentives to a more zonesso there are more opportunities for them to be used.Modify income criteriaso the incentives target the most critical shortages in affordable units.Raise the density bonus in the LMN zoneto encourage production of more affordable units.Create new height bonus and parking reduction incentivesin higher density and mixed use zones to encourage production of more affordable units.LMNMMNHMNRFUERLNCLNCMNCBMIXED USE ZONESLMNMMNHMNNCLNCMNCBMIXED USE ZONESB.1.4Packet Pg. 184Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)
B.1.4Packet Pg. 185Attachment: Powerpoint Presentation (11679 : Phase 1 Land Use Code Update - Housing)