Zoning Code Amendments that Implement the High Occupancy Housing Plan

What is the best way to amend the Zoning Code to implement the strategies identified in the High Occupancy Housing Plan? Please provide your comments on this topic. Comments will be accepted until the end of the day on September 15, 2019

This topic is closed

Registered (84) Unregistered (10) Both (94)

Sort by:

84 registered annotations

Concepts for High Occupancy Housing (HOH) and Community Commercial (CC)

In February 2018, the City Council adopted the citywide High Occupancy Housing Specific Plan (HOH Plan). Developed in response to the communities’ dialogue pertaining to previously proposed high intensity, mid-rise developments near historic neighborhoods that primarily catered to college students, the plan is intended to provide direction in the form of goals and policies to accommodate a variety of housing options in areas of the city that can support infill, redevelopment, and mixed-use activities. In addition, the plan's goals and policies address enhancing and maintaining the city’s character and provide guidance for the future developments that would be considered High Occupancy Housing (HOH).

The goals, policies, and implementation strategies of the HOH Plan address a broad spectrum of topics (Please refer to Chapters 4 and 5 of the HOH Plan). To address the code specific items, staff will break up the implementation tasks into smaller, and related topics. Goals, policies, and implementation strategies of the HOH Plan that are not specific to an HOH development may be incorporated into associated amendments. Staff is anticipating that at least four related Zoning Code amendments will be proposed. It is the intent that these amendments will not be reliant on each other. Each separate amendment is anticipated to address specific items that are closely related.

Below is a link to the High Occupancy Housing Plan:

High Occupancy Housing Plan

Instructions

Please read and provide comments for each of the concepts and questions below. The concepts and questions are identified with the message cloud in the upper left-hand corner of the topic. Please click on the message cloud to provide your comment.

Thank you for providing your comments!

Proposed Concept for Zoning Code Amendment to the

Community Commercial (CC) Zone

Community Commercial (CC) Zone Building Height

Properties with the Community Commercial (CC) zone are primarily located in older neighborhoods of the city (near Downtown and of the intersection of North of N. Fourth Street and Route 66). These neighborhoods typically consist of one, two and three-story structures. During the public hearings and workshops for the High Occupancy Housing Plan, the community had expressed concerns that (tall mid-rise buildings, such as The Hub and The Standard developments) are out of context with the existing surroundings, and have a negative effect on the neighborhoods. In response to the community's concerns, the adopted HOH implementation strategies (Strategies to be Implemented by 2019, bullet 5, Page 102) recommend changing the allowed building height in the Community Commercial (CC) zone from 60 feet to 45 feet. The development referred to as Mr. Flagstaff on the southwest corner N Agassiz St and E Butler Ave is approximately 43 feet to the parapet, excluding the tower elements and rooftop deck cover. To see a picture of this development, please click on the link below:

Picture of the Mr. Flagstaff development.

Please comment as to whether the building height in the Community Commercial (CC) zone should be lowered to 45 feet or, remain at 60 feet.

Click on the link below to see the locations of the Community Commercial (CC) zone in the City.

Maps of the Community Commercial (CC) Zone Locations in the City

The development referred to as Mr. Flagstaff on the southeast corner N Agassiz St and E Butler Ave is approximate 43 feet, excluding the tower elements. Click on the link below to see a picture of this development.

Proposed Zoning Code Amendment:
The proposed amendment would change the allowed building height in the Community Commercial (CC) zone from 60 feet to 45 feet.

Please click on the message cloud in the upper left-hand corner to provide comments as to whether the building height in the Community Commercial (CC) zone should be lowered to 45 feet or, remain at 60 feet.

Proposed Concepts for Zoning Code Amendments to Address

High Occupancy Housing Developments

High Occupancy Housing Development Definition

This amendment introduces a new land use category definition to the Zoning Code for a High Occupancy Housing Development (HOHD). Based on the High Occupancy Housing Plan (HOHP) (Strategies to be Implemented by 2019, bullet 2, page 102), and public comments received during and after the HOHP development and adoption, a HOHD occurs in many forms. The most common characteristics of a HOHD include a large number of dwelling units per acre, bedrooms per acre, bedrooms per dwelling unit, and a ratio of bedrooms to sanitation facility (bathrooms) near to one-to-one.

Does the proposed land use definition of a HOHD seem to capture the type of developments that you consider to be high occupancy housing? Is the proposed definition clear?

Proposed Zoning Code Definition:
High Occupancy Housing Development: Is any of the following:
a. A mixed-use or multiple-family development that consists of one or more structures, or portion thereof, with three or more dwelling(s) units, and:
   1. has a density greater than 29 dwelling units per gross acre;
   2. has a bedroom to gross acre ratio greater than 72.5;
   3. has a bedroom to dwelling unit ratio greater than 2.5;
   4. has a per dwelling unit bedroom to sanitation facility ratio less than 1.3, excluding 1- and 2-bedroom units; or
     5. more than 10 percent of the dwelling units have four bedrooms, or more.
b. A single-family attached or detached dwelling, duplex, or triplex, that contains one or more dwelling units with four bedrooms or more, and a bedroom to sanitation facility ratio of less than 1.3, excluding developments in the Rural Residential (RR) and Estate Residential (ER) zones and an accessory dwelling units.

Please click on the message cloud in the upper left-hand corner to provide comments on the proposed definition. Does the proposed land use definition of a HOHD seem to capture the type of developments that you consider to be high occupancy housing? Is the proposed definition clear?

The Regional Activity Centers are intended to be the most intensive areas of development in the City. Share your thoughts about allowing the scale of the High Occupancy Housing Development (HOHD) in a Regional Activity Center being greater than a HOHD in other areas of the City.

Follow Up Question #1 Pertaining to the High Occupancy Housing Development Definition:

The Regional Plan Policy LU.18.17. states, "Mixed-use developments over 50 dwelling units per acre should be located in regional-scale activity centers."

Should development in a Regional Activity Center be allowed up to 50 dwelling units per acre before being considered a High Occupancy Housing Development (HOHD) if the development does not trip one of the other HOHD definition criteria?

Please click on the message cloud in the upper left-hand corner to provide comments regarding this question.

Please share your thoughts about having a lower the density threshold to consider a High Occupancy Housing Development differently in the Resource Protection Overlay.

Follow Up Question #2 Pertaining to the High Occupancy Housing Development Definition:

Except for mixed-use developments, the maximum density of a residential development in areas of the City that have the Resource Protection Overlay zone is 22 dwelling units per acre.

Should a lower density, such as 22 dwelling units per acre, be used to qualify a development as a High Occupancy Housing Development in Resource Protection Overlay?

Please click on the message cloud in the upper left-hand corner to provide comments regarding this question.

Conditional Use Permit Additional Criteria Considerations

Applicable to a High Occupancy Housing Development

The purpose of Conditional Use Permits is to provide a process for reviewing uses that are permitted in an applicable zone, but that requires a discretionary review to ensure specific criteria are complied with, and the possible imposition of conditions to mitigate the effects of the use. The Planning and Zoning Commission, and on occasion the City Council, decides whether or not to approve a Conditional Use Permit.

All uses that require a Conditional Use Permit are subject to the following criteria:
a. Property damage or nuisance arising from noise, smoke, odor, dust, vibration or illumination;
b. Hazard to persons or property from possible explosion, contamination, fire or flood; and
c. Impact on surrounding areas arising from unusual volume or character of traffic.

In addition to the above criteria, a use that requires a Conditional Use Permit may be subject to additional criteria that are only applicable to a specific use.

To address the goals and policies of the Regional Plan and High Occupancy Housing Plan (HOHP), the proposed Zoning Code amendment includes adding additional Conditional Use Permit criteria specific to a High Occupancy Housing Development (HOHD).

Please share your thoughts about the proposed additional Conditional Use Permit criteria for a High Occupancy Housing Development. Does the propose criteria capture your thoughts as it pertains to additional considerations that should be evaluated in the decision to approve or not approve a Conditional Use Permit for a High Occupancy Housing Development? If not, what other considerations should be incorporated?

Proposed Zoning Code Additional Conditional Use Permit Criteria for a High Occupancy Housing Development:

The property owner has submitted plans that demonstrate how the development can be converted from a high occupancy housing development, without substantial structural or substantial plumbing modifications, to a traditional multiple-family development consisting of studio, 1 bedroom, 2 bedroom, and 3 bedroom units.

The HOHD is located in an activity center delineated in the General Plan.
(Based on Regional Plan Policies LU 7.1, LU 18.2, LU 18.7, LU 18.14, HOHP Policies 2.1 and 2.6).
The HOHD that contains more than 50 dwelling unit per acre or 125 bedrooms per acre, shall be located in a regional activity center delineated in the General Plan.
(Based on Regional Plan Policy LU 18.17).
The lot or parcel that contains the HOHD shall be connected to a permanent transit stop by a continuously improved pedestrian sidewalk or improved trail that does not exceed more than 1200 feet.
(Based on Regional Plan Policy E1.5, HOHP Policy 2.5)
The HOHD is designed with a character, including mass, scale, height, colors and other elements, that is compatible with the existing structures of the neighborhood were the HOHD is located.
(Based on Regional Plan Policies CC 2.8, CC 3.1, CC 3.2, NH 1.2, NH 1.7, LU 18.9, LU 18.14, HOHP Policy 2.1)
Property owner, and owner's management company or representative(s) shall operate the HOHD in accordance with an approved safety plan and, a “good neighbor” plan approved by the Flagstaff Police Department’s Crime Free Multihousing program. The property owner shall obtain a new approval of the safety plan from the Flagstaff Police Department’s Crime Free Multihousing program every two years, and each time there is a change in the property ownership, owner's management company and/or representative(s).
(Based on HOHP Policies 7.4 and 7.7, HOHP Strategies to be implemented 2023, bullet 7, page 105)

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed additional Conditional Use Permit criteria.

Specific to Use Requirements

Specific to use requirements are site planning, development, and operating standards for certain land uses. Typically, these requirements must be met prior to the issuance of a building permit for the development.

To address the goals and policies of the Regional Plan and High Occupancy Housing Plan (HOHP), the proposed Zoning Code amendment includes adding specific requirements for a High Occupancy Housing Development (HOHD).

Please share your thoughts about the proposed use requirements for a High Occupancy Housing Development. Does the propose requirements capture your thoughts as it pertains to this use?

Proposed Zoning Code Specific to Use Requirements for a High Occupancy Housing Development:

A mixed-use High Occupancy Housing Development shall comply with the mixed-use development standards of the Zoning Code.
(Based on HOHP Policies 2.2, 2.4, and 4.1)
Prior to the issuance of a building permit for the HOHD, the property owner shall obtain approval of a safety plan from the Flagstaff Police Department’s Crime Free Multihousing program.
(Based on HOHP Plan Policy 7.7)
Prior to the issuance of a building permit for the HOHD, the property owner shall obtain approval of a “good neighbor” plan from the Flagstaff Police Department’s Crime Free Multihousing program that all tenants are required to sign and comply with as part of the tenant’s lease.
(Based on Regional Plan CC 3.1, on HOHP Plan Policy 7)
Prior to the issuance of a building permit for the HOHD, the property owner shall obtain approval of a waste management plan from the City’s Public Works Director that shall be implemented to the reduce waste generated by the development.;
(Based on HOHP Plan Policy 6.1)
Prior to the final approval of a subdivision that creates one or more lots or parcels that would contain a development conforming to the definition of a HOHD, the property owner shall obtain approval of a Conditional Use Permit for the property that would contain the HOHD.
(Based on the proposed definition of HOHD)

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed specific to use requirements.

Vehicle Parking Requirement Considerations

The purpose of the Zoning Code's parking requirements are to regulate and ensure that developments provide adequate motor vehicle parking, and meet different community goals. As it pertains to the residential parking requirements, the Zoning Code has different requirements for different dwelling unit types.

In accordance with the High Occupancy Housing Plan (HOHP) Strategies to be implemented by 2019, bullet 3, the parking regulations for residential development are recommended to modified to be based on the bedrooms in a unit.

During and after the public outreach and hearings on the HOHP, and comments received to date of the Southside Plan, single, duplexes, and triplexes that are considered High Occupancy Housing Developments (HOHD) (based on the proposed definition) have the greatest negative impacts pertaining to overflow parking on the streets of the neighborhood. On the other hand, larger HOHDs with managed private parking has not shown to have a significant impact on the streets of a neighborhood.

Is the proposed parking requirements for a High Occupancy Housing Development that contains three dwelling units or less (single-family, duplex, and triplex) appropriate? If not, what do you think the parking requirements should be?

The Proposed Zoning Code Parking Requirement Amendment Options for a High Occupancy Housing Developments with Three Dwelling Units or Less:

High Occupancy Housing Developments, with three dwelling units, or less (single-family, duplex, and triplex):

1 parking space per bedroom.

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed parking requirements for a High Occupancy Housing Developments with three dwelling units or less (single-family, duplex, and triplex).

Is the proposed parking requirements for a High Occupancy Housing Development with four dwelling units or more appropriate? If not, what do you think the parking requirements should be?

The Proposed Zoning Code Parking Requirement Amendment Options for a High Occupancy Housing Development with Four Dwelling Units and Above:

For consideration, three options are proposed. These are:

Option 1

1 parking space per bedroom.
- Example using the "The Standard" mixed-use development as an example, the residential parking requirement would be:
  - 942 bedrooms x 1 space per bedroom = 942 spaces

Note: The total parking requirements for a development based on Option 1 above would be allowed to be reduced for transit incentives and providing high-security bicycle parking.

Option 2

First 100 bedrooms: 0.90 parking spaces per bedroom.
Remaining bedrooms greater than 100: 0.80 parking space per bedroom.
- Example using the "The Standard" mixed-use development as an example, the residential parking requirement would be:
  - 942 bedrooms → (100 x 0.90 space per bedroom) + (842 x 0.80 space per bedroom) = 764 spaces

Option 3 (This option is based on the City's 2015 parking study of student housing developments)

0.77 parking space per bedroom.
- Example using the "The Standard" mixed-use the development as an example, the residential parking requirement would be:
  - 942 bedrooms x 0.77 space per bedroom = 726 spaces

Note: The total parking requirements for a development based on Option 2 and 3 would not be allowed to be reduced for transit incentives and providing high-security bicycle parking. These ratios have a reduction for transit and bike parking built into the ratios.

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed parking requirements for a High Occupancy Housing Developments with four dwelling units and above.

Please provide your thoughts as to whether or not the parking requirements in Option 2 and 3 should be allowed to be reduced for providing transit pass to residents and/or additional high-security bike parking.

Parking Requirement Follow Up Question #1

Should the requirements of Option 2 and 3 be allowed to reduced for providing transit pass to residents and/or additional high-security bike parking?
- Option 2
  - Example using the "The Standard" mixed-use development as an example, the residential parking requirement would be:
    - 942 bedrooms → (100 x 0.90 space per bedroom) + (842 x 0.80 space per bedroom)) x 0.70 [which is a 30% reduction] = 535 spaces
    - With the reduction, the required parking for the development is 0.57 parking space per bedroom.
- Option 3
  - Example using the "The Standard" mixed-use development as an example, the residential parking requirement would be:
    - 942 bedrooms → ((100 x 0.90 space per bedroom) + (842 x 0.80 space per bedroom)) x 0.70 [which is a 30% reduction] = 535 spaces
    - With the reduction, the required parking for the development is 0.54 space per bedroom

Note. The 30% reduction is the maximum amount that a HOHD's parking requirement can be reduced based on the options below.

Please click on the message cloud in the upper left-hand corner to provide comments regarding this question.

Please provide thoughts regarding the proposed bike parking requirements for High Occupancy Housing Developments?

The Proposed Zoning Code Amendment Includes Bike Parking Requirements for a High Occupancy Housing Development:

High Occupancy Housing Developments with a parking requirement less than 50 parking spaces shall provide standard hoop bike parking equal to two bicycle parking spaces, or 10 percent of total parking required, whichever is greater.
High Occupancy Housing Developments with a parking requirement equal to or greater 50 parking spaces shall provide high security (a separate secured and monitor bike room, bike lockers, etc.) bike parking equal to 10 percent of total parking required. This requirement area in addition to the existing standard hoop bike parking requirements of the Zoning Code.

(Based on Regional Plan Policies E1.5, and T1.6 and HOH Plan Policies 3.1, 3.2 and 3.3)

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed bike parking requirements for High Occupancy Housing Developments.

Parking Reductions Concepts

To address and incentivize the goals and policies of the Regional Plan and the High Occupancy Housing Plan (HOHP) pertaining to multi-modal transportation (walking, cycling, public transit, etc.) and alternative transportation options, the proposed Zoning Code amendment includes adding specific options to reduce a High Occupancy Housing Development's parking requirement.

Please add your thoughts pertaining to the proposed transit reductions provisions for High Occupancy Housing Developments? Also, is the reduction amount sufficient or to high? If the reduction to high, what should the reduction be? Should there be additional criteria? If so, what additional criteria do you recommend?

Parking Reduction Concept #1

The Proposed Zoning Code Amendment Pertaining to Reductions for Providing Free Annual Transit Passes to Residents:

A High Occupancy Housing Development (HOHD) shall be allowed up to a maximum 20% reduction in the total required parking for providing free transit passes to residents, subject to the following criteria:

The reduction may not be used for a Single Family Residential, Duplex, or Triplex HOHD
May only be used for developments that have a parking requirement of 50 spaces, or greater.
The number of free annual parking passes to be provided shall be at least equal to the number of parking spaces that are reduced.
The property owner's requirement to provide the free parking passes shall be perpetual.
The lot or parcel that contains the HOHD shall be connected to a permanent transit stop with a continuously improved pedestrian sidewalk or improved trail that does not exceed more than 1200 feet.

(Based on HOH Plan Policies 3.1, 3.3, and 3.5).

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed transit reduction provisions for High Occupancy Housing Developments.

Please add your thoughts pertaining to the proposed high-security bike parking reduction provisions for a High Occupancy Housing Development. Also, is the reduction amount sufficient, or too high? If the reduction is too high, or too low, what should the reduction be? Should there be additional criteria? If so, what additional criteria do you recommend?

Parking Reduction Concept #2

Proposed Zoning Code Amendment to Incorporate a Reduction in the Requirement for Providing Additional High-security Bike Parking Spaces:

A High Occupancy Housing Development (HOHD) with a parking requirement equal to or greater than 50 parking spaces may be allowed to reduce the parking requirements by one parking space for every four high-security (a separate secured and monitor bike room, bike lockers, etc.) spaces, up to a maximum of 10 percent of the total parking required. The high-security bike parking spaces provided to achieve a reduction are in addition to the minimum required high-security bike parking requirements for an HOHD

(Based on Regional Plan Policies E1.5, and T1.6 and HOH Plan Policies 3.1, 3.2 and 3.3)

Please click on the message cloud in the upper left-hand corner to provide comments regarding the proposed high-security bike reduction provisions for a High Occupancy Housing Development.

Parking Reduction Concept #3

A High Occupancy Housing Development that provides car share options with dedicate parking for the vehicles within the development is being considered as a method to reduce a development's required number of parking spaces. Car share is a method of providing vehicles for persons to use when they do not have their own vehicle. Car share programs allow residents to rent a vehicle when needed, typically by the hour, day, etc. Therefore, the general intent is to reduce the number of parking spaces that are provided for each bedroom or dwelling unit.

There are a variety of different car share programs. Zipcar, Enterprise CarShare, Car2go, Maven, and UHaul CarShare are some companies that provide carshare services. Zipcar and Enterprise CarShare operate in and around Northern Arizona University.

(Based on High Occupancy Housing Plan, Strategies to be implemented by 2023, bullet 1, page 106)

Please provide your thoughts about allowing a reduction in the parking requirements of High Occupancy Housing Development (HOHD) when carshare facilities and vehicles are provided.

What consideration should be required to allow a reduction in the the parking requirements of High Occupancy Housing Development (HOHD) when carshare facilities and vehicles are provided?

Should the parking requirements of a High Occupancy Housing Development (HOHD) be allowed to be reduced when carshare facilities and vehicles are provided in a HOHD?

What considerations should be required to allow a reduction in the parking requirements of High Occupancy Housing Development (HOHD) when carshare facilities and vehicles are provided?

Please click on the message cloud in the upper left-hand corner to provide comments regarding this question.

Please provide your thoughts on the maximum amount that the parking requirements for a High Occupancy Housing Development should be allowed to be reduced. e.g. 5%, 10% 20%, etc. Please provide an explanation for your answer.

Parking Reduction Follow Up Question #1

What should the maximum amount that the parking requirements for a High Occupancy Housing Development be allowed to be reduced? e.g. 5%, 10% 20%, etc.

Please click on the message cloud in the upper left-hand corner to provide comments regarding this question.

Maximum Bedrooms per Acre Allowances for the Medium Density Residential (MR) and High Density Residential (HR) zone.

The proposed Zoning Code amendment is intended to address the Strategies to be Implemented by 2019, bullet 2, page 102, of the High Occupancy Housing Plan (HOHP) that recommends adding maximum bedroom densities to the Medium Density Residential (MR) and High Density Residential (HR). Currently, these zones do not have maximum bedroom per acre density regulations. Consistent with the HOHP, the proposed bedrooms per acre is based on the allowed unit densities of the zone multiplied by 2.5.

Please provide comments on the proposed bedroom maximums for the Medium Density Residential (MR) and High Density Residential (HR).

The Proposed Zoning Code Amendment to Add Maximum Bedrooms per Acre Density Regulations to the Medium Density Residential (MR) and High Density Residential (HR)

a.   Medium Density Residential (MR):
   1. Maximum bedrooms per acre outside of the Resource Protection Overlay: 35
   (2.5 bedrooms per dwelling unit x 14 dwelling units per acre = 35 bedrooms per acre)

2. Maximum bedrooms per acre in the Resource Protection Overlay: 22.5
(2.5 bedrooms per dwelling unit x 9 dwelling units per acre = 22.5 bedrooms per acre)

b.    High Density Residential (HR) maximum bedrooms per acre: 72.5
   1. Maximum bedrooms per acre outside of the Resource Protection Overlay: 72.5
   (2.5 bedrooms per dwelling unit x 29 dwelling units per acre = 72.5 bedrooms per acre)

2. Maximum bedrooms per acre in the Resource Protection Overlay: 55
(2.5 bedrooms per dwelling unit x 22 dwelling units per acre = 55 bedrooms per acre)

Please click on the message cloud in the upper left-hand corner to provided comments on the proposed bedroom maximums for the Medium Density Residential (MR) and High Density Residential (HR).

Please provide thought regarding the deletion of the Rooming and Boarding land use, and replacing it with the new High Occupancy Housing Development land use.

Deletion of the Rooming and Boarding Land Use

One of the objectives of the High Occupancy Housing Plan (HOHP) is to replace the Rooming and Boarding land use with the High Occupancy Housing Development (HOHD) land use (Strategies to be implemented by 2019, bullet 2, page 102).

The Rooming and Boarding land use is defined in the Zoning Code as: A residence or dwelling, other than a hotel, wherein three or more rooms, with or without individual or group cooking facilities, are rented to individuals under separate rental agreements or leases, either written or oral, whether or not an owner, agent, or rental agent is in residence. Includes dormitories, single room occupancy, fraternities and sororities.

The Rooming and Boarding land use would still be allowed, although the use would be considered a HOHD.

Currently, the Rooming and Boarding land use is allowed as a conditional use with the approval of a Conditional Use Permit in the following:

Residential Zones:
- Manufactured Housing (MH)
- Estate Residential (ER)
- Medium Density Residential (MR)
- High Density Residential (HR)
Commercial Zones:
- Suburban Commercial (SC)
- Community Commercial (CC)
- Highway Commercial (HC)
- Commercial Service (CS)
- Central Business (CB)

Please click on the message cloud in the upper left-hand corner to provide comments regarding the deletion of the Rooming and Boarding land use, and replacing it with the new High Occupancy Housing Development land use.

Please provide your thoughts regarding whether the High Occupancy Housing Development land use, as a replacement for the Rooming and Board land use, should remain as a conditional use, or if the use should be in removed from any one of the following zones:

Manufactured Housing (MH),
Estate Residential (ER),
Medium Density Residential (MR),
High Density Residential (HR)?

Rooming and Boarding Follow Up Question #1

When the Rooming and Board land use is replaced with the High Occupancy Housing Development land use should it remain as a conditional use, or should it be in removed from any one of the following zones:

Manufactured Housing (MH),
Estate Residential (ER),
Medium Density Residential (MR),
High Density Residential (HR)?

Please click on the message cloud icon in the upper left-hand corner to provide comments regarding this question.

Please provide your thought pertaining to whether a high occupancy housing development should be allowed as a Conditional Use Permit without including commercial as a mixed use development.

Rooming and Boarding Follow Up Question #2

The High Occupancy Housing Plan implies that a High Occupancy Housing Development (HOHD) is to be part of a mixed use development. Currently, the Rooming and Boarding land use does not required a commercial componet to be part of a rooming and boarding development. Should HOHD be allowed as a Conditional Use Permit in a commercial zone without being a mixed use development?

Please click on the message cloud icon in the upper left-hand corner to provide comments regarding this question.