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HomeMy WebLinkAbout~Master - March 21, 2023, Special Meeting of the Ames City Council AGENDA SPECIAL MEETING OF THE AMES CITY COUNCIL COUNCIL CHAMBERS - CITY HALL MARCH 21, 2023 CALL TO ORDER: 6:00 p.m. WORKSHOP: 1. Presentation on Infill Development DISPOSITION OF COMMUNICATIONS TO COUNCIL: COUNCIL COMMENTS: ADJOURNMENT: Please note that this agenda may be changed up to 24 hours before the meeting time as provided by Section 21.4(2), Code of Iowa. 1 ITEM: __1_ Staff Report INFILL DESIGN WORKSHOP March 21, 2023 BACKGROUND: The City adopted Ames Plan 2040 in December 2021 as the new comprehensive plan to guide the growth and change of the community. The Plan was formulated over three years of public input, analysis, and Council workshops to derive a 20-year plan designed to meet the needs of adding 15,000 people to the City along with expansion of commercial and employment opportunities. During the growth scenario analysis, the City Council evaluated options for growth to the north, south, east and west to serve 15,000 people. However, the Plan also included significant policy support for infill opportunities within the existing community. Excerpts of Ames Plan 2040 infill policies are included as Attachment “A”. Infill is commonly defined as development or redevelopment of underutilized land within the built-up existing areas of a community. Adding subdivisions and developing at the edge of community is not commonly classified as infill; it is more commonly classified as greenfield development. Due to the less predictable nature of redeveloping existing sites, infill developments were considered to be part of the City’s overall growth plan as additional opportunities in Ames Plan 2040, beyond the expansion of the City to serve the next 15,000 people. There was no set target for redevelopment within the Plan, but it became a priority for implementation of the Plan to define in greater detail: 1) what infill is, and 2) where in fact these opportunities exist in the city. To this end, in January 2022, City Council identified a Council Goal of “Valuing Diverse Housing Options” with a task to hold a workshop on residential infill options to implement Plan 2040 policies. With the Council’s Plan 2040 discussion of growth and land use, the City adopted land use designations that describe neighborhood character in relation to housing patterns, density, and common building types. The primary goals of these designations were to describe neighborhood context to help guide future decisions about land use and housing types and to not be tied to a defined density calculation for each site. The Housing and Community Character element describes the City’s needs for housing diversity throughout the community and reinforces that design and character are critical components of ensuring community acceptance of change, specifically infill. A table illustrating Ames’ Current Housing Mix and Projected Needs is included as Attachment “B”. WORKSHOP FORMAT: 2 The workshop will address to primary topics for City Council discussion. The first topic is to identify infill standards that would apply city-wide and consider the creation of additional dwelling units without planning for large scale redevelopment. Generally, infill design standards would address basic compatibility in terms of access, height, size, setbacks, yard space, orientation, privacy, and parking. For the first topic, the most common examples would be modifying zoning regulations to allow for Accessory Dwelling Units (ADUs) and two-family units or duplexes in low density residential areas The second topic is to review where the Plan 2040 identifies areas for infill that are oriented towards intensification that would likely include medium to larger redevelopment options. Examples of planned redevelopment areas and infill include Redirection Areas, Urban Corridors, Near Campus University Areas, and specific plan areas such as the South Lincoln Mixed Use area. The workshop presentation will include examples and attributes of good infill design, including examples from other cities, that would apply to general infill interests and specific building types. SECOND UNIT AND ACCESSORY DWELLING UNIT ISSUES: Accessory dwelling units (“ADUs,” also sometimes referred to as second units, granny flats, or mother-in law units) are a unique building type due to their relationship to the principal single-family dwelling on a site. ADUs are considered by some to be a good small infill option as they are typically smaller and do not require larger redevelopment. ADUs can be for current family or extended family members or be used as a rental unit. Although ADUs are generally small in size and geared towards one-bedroom unit sizes, they can be difficult to situate onto a property and they may incur substantial construction costs. Over time, the City has limited the options for second units on single family properties, including single-family conversions and duplexes. This type of dwelling unit is not currently permitted in Ames. ADUs were also not directly allowed under the City’s prior zoning ordinance standards. One of the key issues related to infill design will be to what degree infill housing is promoted by relaxing zoning regulations versus emphasizing consistency and compatibility of design for an area which would accommodate some infill opportunities. ADUs are good test case for this issue do is siting constraints when placed on an existing site compared to when they are built with a new home. A table illustrating a Comparison Review of ADU Codes of standards from other Cities is included as Attachment “C”. Common issues that have been raised in other communities regarding Accessary Dwelling Units and two-family homes include: 3 1. Location on a lot – Should ADUs be subject to the same side- and rear-yard setbacks as other accessory buildings? 2. Height limitations – Should ADU height restrictions be the same as for accessory buildings (no taller than a 1-story principal building or no more than the lesser of 80% of a multi-story principal building or 20 feet)? 3. Attached ADU, detached ADU, or conversion of existing garage space – Some communities limit ADUs to only one of these three types. 4. ADU size – Should there be a maximum square footage, a maximum percentage or the principal building size, or a maximum number of bedrooms? 5. Require owner occupancy of at least one unit – This would prevent an ADU from being constructed for rental purposes on a property where the principal structure is already a rental. Some states do not allow local governments to adopt this type of restriction. 6. Require entrances to be oriented to appear as a single-family home – This would limit the number of entrances on the front façade. 7. Minimum lot size – Should ADUs be restricted to only residential lots of 6,000 sq. ft. or greater? Smaller properties may not have available space for a detached ADU but may have interior space that could be converted to an ADU. Having a limitation on lot size would preclude many properties from participating. 8. Allowances or requirements to be on a corner lot – The setbacks on a corner lot may make it less feasible to facilitate an ADU. If the Council wants to facilitate ADU construction on corner lots, some allowances for reduced setbacks might be appropriate. 9. Amount of additional parking to be required or parking configuration – Eliminating the need for additional parking sometimes is justified by the availability of on-street parking or the distance to a transit route. 10. Requirements for covered parking (garage) in single family areas – This requirement might be adopted if the existing garage is being converted to an ADU, and replacement parking is required for the primary residence. 11. Lot coverage limitations – The City’s Zoning Ordinance includes limitations on maximum building coverage, maximum impervious coverage, and maximum rear yard coverage. These limitations can preclude any additional buildings, including ADUs. 4 12. Rear alley access, if possible – Where alleys are available, the vehicular access should be required from the alley, such as in the Single Family Conservation Overlay Zone (O-SFC). 13. Different permissibility in different zones – Should ADU provisions apply City- wide in all zones, be limited to specific areas, or be permitted only in a new zoning district similar? BROADER INFILL DESIGN ISSUES: Design issues similar to those described above for ADUs also apply to planned redevelopment and infill areas designated by Ames Plan 2040, but they would have a different context due to size and intended change of character to an area. Focusing on smaller building types and townhome units for many infill areas would be desirable and the design standards can be written to focus on these types of housing as complementary to a neighborhood and its surroundings. The City has some limited experience with this type of an approach in the Single-Family Conservation Overlay District (SF-COD) and the South Lincoln Mixed Use District which prescribed certain design features to help make new building compatible with the existing surroundings. City Council approved a six-unit apartment project on Delaware Avenue in 2022 as a “pilot” project effort for infill where the allowable density was maintained but the types of units (townhomes) were accommodated where they would not have been previously allowed. City staff has developed a list of general infill issues that apply to broad areas of the community. Many of these issues relate to a strong street orientation predominant in older neighborhoods. The issues include: 1. Maintaining front doors and entries facing the street 2. Creating individual unit identity along street frontages with townhomes (rather than a monolithic apartment building) 3. Eliminating lot size as a limitation for small, detached homes and courtyard home configurations 4. Limiting curb cuts along a street 5. Avoiding large sidewall-oriented units or garage walls that create a blocked-off street frontage (“slot homes”) 6. Parking and garage locations that replicate the pattern included within the block (e.g., a vegetated frontage should be maintained when that is the pattern) 5 7. Reducing the “extra” parking required for apartments within the University Impacted Areas 8. Reducing parking requirements for townhomes with three bedrooms or less to two parking spaces compared to apartment parking requirements of one space per bedroom. 9. Maximizing density in transit corridors and near campus 10. Usable private amenity space (some codes mandate a private outdoor space for every unit rather than a lot coverage limitation) 11. Setbacks and height limitations compared to existing smaller homes (The adjacent properties should be considered as well as the greater context of the street or block face.) OTHER ISSUES: Beyond City policies and standards, there are other influences on adding units to existing sites. There are several subdivisions with covenants in place that would prohibit ADUs and two-family units. The City will not be able to override those limitations, which may result in a concentration of second units in older subdivisions (which generally do not have covenants in place) if standards are changed city-wide. The issue of rental concentration was a significant issue three years ago and based upon state law, there are limited options for the City to manage rental concentration when allowing for new units. Another issue that could affect infill design is a bill pending in the Iowa Legislature that limits City’s ability to require certain aesthetic features and building materials for single family, two-family, accessory buildings, and apartments of 12 units or less except in certain special zones. If this bill is approved, it may limit the City’s ability to craft standards supporting neighborhood character through use of building orientation and design elements. In November 2022, the City Council received a request from Kurt Friedrich to consider an infill option for a duplex related to a vacant property on Jewel Drive (Attached). The unique circumstance of 320 Jewel Drive is that it once had a duplex on the property that was demolished by the prior owner approximately 10 years ago. The property is zoned RL and although duplexes are considered a pre-existing use for the zoning district, the building was unable to be rebuilt due to flood plain encroachments at the time. The flood plain mapping for this area has since been revised and a new structure could be built on the site, but a duplex is no longer allowed to be rebuilt on this site under the RL zoning because it has been gone for more than one year. Staff has communicated that a change to RL zoning standards or a rezoning of the broader area that includes other duplex properties from RL to RM would be necessary to 6 develop a duplex at 320 Jewel. The broader discussion of the workshop could inform Council policy in general for areas that may be suitable for new duplexes or potentially for rezoning to allow for changes. City Council discussion of design features would also help guide what type of housing is appropriate for an infill site such as 320 Jewel that is the transition from older 1960s/1970s duplexes in the area to single family detached homes. NEXT STEPS: Following the workshop discussions, staff will return to the City Council in April to seek direction regarding how to proceed with specific zoning issues related to infill housing. City Council will also need to direct staff regarding how to proceed with community outreach efforts, depending on the types of zoning changes City Council wants to pursue. 7 Attachment A What does Ames Plan 2040 say about Infill? GROWTH ELEMENT G3: Infill that Enhances Urban Fabric. Ames will take advantage of existing infill sites within the existing urbanized area to increase both the efficiency and quality of its urban environment. Infill development may change the types and intensities of land use and introduce new building forms. Larger areas planned for change are described as redirection or redevelopment areas. As such, it requires an assessment of community needs and character of the surrounding area to guide planning and policy decisions on specific changes. INFILL THAT ENHANCES URBAN FABRIC G3-1. Identify infill properties and areas within the existing built-up area, focusing on sites that are 1) vacant and buildable; 2) underutilized or sporadically developed; 3) occupied by unnecessary parking, storage yards, or other paved areas; and 4) blighting influences in neighborhoods. G3-2. Coordinate infill development with the capacity of existing infrastructure. G3-3. Make smooth transitions in scale and intensity of use from pre-existing context to higher intensity development. Support high-density redevelopment only in planned or targeted land use redirection areas. Use prevailing density as the guide for redevelopment but allow for building variations to meet infill objectives. G3-4. Establish design standards and guidelines for individual infill sites that are compatible with the scale of surrounding neighborhoods or other urban design factors. In specific areas, planned increases in intensity of use will determine increased height and an urban form, but still include architectural design quality. G3-5. Include within infill projects missing transportation and trail links necessary to complete system continuity. Scale. Infill development often introduces new and sometimes bigger buildings and different architectural styles into an existing area. Good infill design minimizes the conflicts that these changes can sometimes create with adjacent properties. For example, a three-story building can step down when it is adjacent to a one or two- story building, or lower buildings would be located along the adjacent edge. Densities or footprint of buildings might also “step down” at these boundary conditions. The actual context helps determine the best way to minimize conflicts at these transitions. LAND USE ELEMENT LU2: Compatibility with Flexibility. Ames land use pattern should minimize conflicts between adjacent land uses. Some land uses are inherently incompatible and should be separated. In other cases, a variety of design techniques where different uses and intensities meet can reduce incompatibilities and more successfully integrate different uses into a cohesive city environment. Homogeneous building form and uses are not necessarily the goal of the plan. Guidelines should provide developers with reasonable flexibility and room for innovation. Y CATEGORIES RN-1 (Traditional Neighborhood) » Identify architectural qualities and patterns that support character of an area and support retention of these features with design guidelines. 8 Priority is to maintain existing residential character …Appropriate infill options should be limited to second units or small attached townhome type units that maintain the character and scale of traditional homes. Maintain single-family character on single-family residential blocks. » Develop standards for accessory dwelling units (ADUs) that allow them without degrading neighborhood character. » Use design and character priorities in place of density for planned developments and small- site infill options. » Review zoning standards to address design compatibility and allowances for setback and coverage exceptions in support of reinvestment in single-family homes. RN-2 (Established Neighborhood) » Infill limited to attached units and small townhome developments adjacent or near existing attached units and public space. » On infill sites, use scale and design to respect context. » Consider exception processes related to additions, garage placement, and accessory dwelling units to support reinvestment in existing homes. » Use overlays and neighborhood plans to address specific areas with conservation and design guidelines to reflect the broad geographic diversity, lot sizes, and architectural styles. RN-3 (Expansion Neighborhood) » Permit accessory dwelling units with lot size and design standards. HOUSING ELEMENT: H1-3. Work with neighborhoods to explore modification of selected single-family zoning districts to permit accessory dwelling units and duplexes on lots that meet specific criteria focused on design compatibility. H2-1. Maintain the character of existing single-family blocks in established neighborhoods… H2-5. Use zoning and building standards to address neighborhood design and architectural compatibility… Citywide assessment of potentially allowing for Accessory Dwelling Units, including review of issues related to lot sizes, occupancy limitations, covenant restrictions, design standards, size limitations, and parking requirements. H4: Redirection Areas. Ames will identify land use redirection and infill areas and encourage their eventual redevelopment. Infill development can provide a variety of urban housing environments in areas that are underused or inefficiently used and can take advantage of Ames’s existing resources. COMMUNITY CHARACTER ELEMENT 3 - Create infill and development standards for compatibility in residential areas and transition areas focused on design over density. C4: Recognize and reinforce a sense of place for existing and new areas. Community character enhancements that bolster the image of the community and promote a defined area with a sense of place and compatibility with its surroundings. 9 Attachment B Current Housing Mix and Projected Needs 10 Attachment C Residential Infill Design Workshop ▪March 21, 2023 Workshop Agenda Review Infill Policy of Ames Plan 2040 Discuss Building Types and Attributes of Good Infill Design Next Steps for Council Tasks related to ADUs, Duplexes, & Residential Zoning Updates Guidance from Ames Plan 2040 ❖Policies emphasize infill compatibility and the protection of neighborhood character -These two goals can be at odds, especially when zoning is often focused on density and new development requirements as compared to infill -Implementation requires discussion of balancing priorities ❖Planned intensification areas are addressed with Plan 2040 Land Use Map designations and Redirection Areas City Council Goal & Ames Plan 2040 ❖Council Goal –We Value Diverse Housing Options ❖Plan 2040 Implementation -Support Infill Housing Options: ❖-Accessory living units –Citywide issue or policy -Two-Family Homes/Duplexes Citywide issue or policy -Planned Infill Sites-Designated small, low to medium density sites, small lot homes, townhomes, two-family, potentially small apts. ❖Focus on context and neighborhood compatibility to guide infill of all types Current Housing Mix & Projected Needs Plan 2040 Housing projections assumes mix of housing types Plan 2040 Infill Areas ❖Lincoln Way Corridor Plan Focus Areas ❖Downtown Gateway, Indoor Aquatics Site (Oak/Elm), West of Campus (Franklin to Campus Ave), West Hy-Vee and Beedle Drive ❖Need zoning updates to implement redevelopment options ❖Neighborhood, Housing, Sub-Area Element ❖Redirection Areas designated for further study or neighborhood sub-area plans ❖Council downzoned area along Gove Avenue in 2022, no other areas have been studied ❖University Areas include Redirection (Hunt/Hayward) and “Village” designation as RN-4 (West Street/Campus Ave) Subareas & Infill Candidate Areas Lincoln Way Corridor–Focus Areas Redirection Areas –So Campus Redirection Areas –West Campus RN-4 Near-Campus Overlay Lincoln Way Corridor Redirection Areas –Northwestern Ave Redirection Areas –South Lincoln and E Lincoln Way Ames Plan 2040 -Designations RN-1 (Traditional Neighborhood) ❖Priority is to maintain existing residential character… ❖Appropriate infill options -second units or small attached townhome units... ❖Develop standards for accessory dwelling units (ADUs) that allow them without degrading neighborhood character. ❖…allowances for setback and coverage exceptions… Ames Plan 2040 -Designations RN-2 (Established Neighborhood) ❖…use scale and design to respect context. ❖Consider exception processes related to additions, garage placement, and accessory dwelling units to support reinvestment in existing homes. RN-3 (Expansion Neighborhood) ❖Permit ADUs with lot size and design standards. RN-4 (Village Residential) ❖Mix of housing, retail, higher density (West of Campus, Somerset) Zoning Background ❖Historically, the City had multiple zoning districts that permitted duplexes; these standards evolved through the 1980s and 1990s to limit new duplex development ❖City went through a substantial enforcement of building code and zoning compliance issues for single-family conversion properties (retroactive conversation permits) ❖New zoning adopted in 2000 does not allow for new duplexes in any lower density zoning district ❖No single-family lot may have more than one dwelling unit Zoning Ordinance Use Restrictions ❖Two-Family units are currently only permitted in medium and high -density zoning districts. ❖Current economies of scale (and lack of available RM and RH land) result in larger apartment buildings being constructed with only a handful of two-family and some SF attached units constructed. ❖No new two-family units are currently permitted in single-family low density zoning districts (RL, FS-RL, and UCRM). ❖Duplexes are considered “Pre-Existing” as of the year 2000 ❖FS-RL allows single-family attached dwellings that require individual lots Many Existing Examples of Duplexes/Small Multi-Family Ames has a wide variety of examples New Construction Duplexes Zoning: FS-RM Zoning: RH Zoning: RM, O-SFC, O-H Zoning: FS-RM Examples of Three -Plexes Infill Design ❖Current zoning designed to limit or restrict infill based upon feedback from 1997 LUPP, and Zoning Ordinance update in 2000 ❖Thus, current zoning needs modifications to allow additional units and to address compatibility ❖Specific sub-areas and overlays may need changes to address infill priorities ❖Some design issues apply in all areas, while some may be specific to a neighborhood or building type ❖Plan 2040 policy is to Focus on adding 1 to 2 units on existing lots citywide, and planning for small redevelopment options like the “Delaware Townhomes” project where opportunities arise Types & Examples of Infill Housing ❖Focus on small housing projects, density of 5-10 du acre, 2-8 unit projects ❖Development that does not need a Plan Amendment compared to designated areas for increasing density Types of Infill Housing ❖Multiple city’s have addressed issues of infill compatibility and design for various housing types South Bend, IN Types of Infill Housing ❖Example of a mix of unit types within a residential block that appear as “single family” ❖Parking is from an alley. Shared parking can also work well to provide access and parking without overwhelming a block Accessory Dwelling Units (ADUs) Duplexes ❖Described as Two-Family Dwelling in Zoning Ordinance ❖Means two living units on one lot, each individual unit is not able to be sold separately ❖Requires 2 parking spaces for each unit ❖Most duplex units are rented, a handful are partially owner occupied for 1 unit, rent 2 nd unit. Townhomes ❖Townhome is not a term in zoning ordinance, either apartments or single-family attached on individual lots. Parking different if apartment (1 space per bdrm) or on separate lot (2 spaces). ❖Townhome evokes a style that is not defined in our standards, commonly means externally accessed unit ❖Commonly considered compatible with most residential building types because it should include a look of individual units, but not always! Infill -Delaware Townhomes “Pilot Project” ❖Council Approved Rezoning to RM from RL, limited density to high end of RL but allows for townhome apts. within RM ❖Other options could have been small lot homes, courtyard homes, rowhouse to street ❖Issues: Fire access lane length, parking, massing/privacy along side lot line, architecture/front address the street Pocket or Cottage Neighborhoods A community with 9-12 small homes facing a shared garden or common area. Unit footprints in this example are only 650 sq ft. plus a 200 ft loft above No examples in Ames Pocket or Cottage Neighborhoods 3 & 4-Plex Housing Examples Infill Design Issues Infill development often introduces new and sometimes bigger buildings and different architectural styles into an existing area… Good infill design minimizes the conflicts that these changes can sometimes create with adjacent properties… The actual context helps determine the best way to minimize conflicts at these transitions. Infill Design Basic Neighborhood Patterns Design Issues Cost efficiency drives design ❖Front Setback Pattern ❖Building Orientation ❖“Green” Street Frontage ❖Rhythm of Development ❖Roof Massing ❖Height ❖Parking/Access Many existing neighborhoods do not have lots that “maximize” building sites Adding more structures can seem out of character if exceptions are made to building patterns in the area Building Setbacks &Orientation Not this This ❖Match entry and garage orientations ❖Do not allow for protruding garages when it is not present Green Street Frontage ❖Vegetated frontage ❖Minimal curb cuts ❖Parking to side or rear ❖City driveway limitations apply Rhythm of Development Avoid monolithic massing which disrupts neighborhood pattern Height ❖Roof configuration can greatly impact the perceived height of a structure ❖New construction is often taller than older homes Roof Massing Many existing neighborhoods have smaller roof profiles or divided roof lines Limited success in South Lincoln Mixed Use Zoning with large buildings Parking Minimize curb cuts; Maximize shared parking Parking Parking Replicate existing driveway location typical to the block What is Compatible? ❖The next six slides will provide you with an opportunity to evaluate what is or is not “compatible.” ❖Consider the building’s Scale and Massing within the neighborhood context. Is the building on the corner “compatible” with this block? Why or Why Not? Note-Current University Overlays have covered entry requirement, but no other relationship to character of the area Is the building on the right “compatible” with this block? Why or Why Not? Is the building on the right more “compatible” with this block? Why or Why Not? Contemporary design compatability? Are either duplex compatible to the house in the middle? 1 2Why or Why Not? Accessory Dwelling Units Accessory Dwelling Units come in many shapes and styles, attached or detached The difference between an Attached ADU and a Duplex may be insignificant depending upon the size of the ADU Ames Plan 2040 -Considerations ❖RN-1, RN-2, RN-3 Designations: Address design compatibility and allowances for setback and coverage exceptions in support of reinvestment in single-family homes and for ADUs. ❖Implementation Strategy: Assess the potential of allowing Accessory Dwelling Units city- wide, including review of issues related to lot sizes, occupancy limitations, covenant restrictions, design standards, size limitations, and parking requirements. Detached ADUs House Addition ADU (or Duplex) ❖Size? ❖Entrance Location? Garage Conversions ❖Size? ❖Entrance Location? Size? One or Two Bedrooms? Maximum Size 600 -1100 sq. ft.; 800 sq. ft. most typical Height? Prefab ADUs Typical Residential Lot Configuration ❖Maximum Building Coverage 35% ❖Maximum Site Coverage 60% ❖Maximum Rear Yard Coverage with Accessory Buildings 25% This site maximizes Ames Lot Coverage allowances Same Setbacks as Accessory Buildings? Note: This graphic was prepared before the Zoning Text Amendment in 2022. Accessory structures are now allowed 3 feet from the side property line within the rear yard. Siting on a Lot ❖Examples to the right shows 800 sq. ft. footprint of ADU with existing houses ❖Gives context to lot coverage, does not address access or parking Historical Precedent in Ames Common ADU Standards ❖One ADU/lot ❖Max. 800 sq ft (2 bedrooms) [Detached] or 50% of house size [Attached] ❖Must meet Zoning Development Standards, such as Setbacks ❖One additional parking space required ❖Owner Occupancy of either primary unit or ADU ❖An initial impetus for developing ADUs is as multi-generational housing ❖Note-Although these standards are “typical,” they might result in lower than expected results. Lessons from Other Cities –How to Encourage ADUs? ❖Permit ADUs citywide ❖Allow Non-conforming Lots to participate ❖Increase Maximum Lot Coverage allowed ❖Provide Pre-approved ADU Designs ❖No separate utility connection, if possible ❖No additional Parking required ❖No Owner Occupancy required Next Steps? ❖Will return in April for City Council Direction ❖Allow for ADUs and/or Duplexes citywide? ❖New construction or conversions? ❖What types of zoning standards to change, if any? ❖Type of community outreach for any proposed standards ❖Create design guidelines for infill housing and redevelopment sites ❖Any priorities for sub-area planning at this time?