Presentation to City Council, Planning Commission, and Landmarks Advisory Commission

1. Angelo Planning
Group and
Crandall
Arambula
ALBANY DOWNTOWN
DEVELOPMENT CODE
UPDATE
Presentation to
Planning Commission, City Council, and
Landmarks Advisory Commission
August 1, 2016

2. Introduction to the project & project team
Key objectives for the project
Overview of the zones
Highlights from stakeholder interviews & emerging
themes
Elements of great downtown development
Your thoughts
Closing & next steps
TONIGHT’S MEETING
August 1, 2016 Albany Downtown Development Code Update

3. City Staff
Kate Porsche – City Project Manager
Bob Richardson – Planning Manager, lead and liaison
Consultant Team
Angelo Planning Group - lead consultants for code update
Crandall Arambula – assist with design standards
August 1, 2016 Albany Downtown Development Code Update
PROJECT TEAM: WHO’S WHO?

4. 1. Removing obstacles to housing and other
development in Central Albany
2. Honing standards for attractive infill development
3. Clear, objective, easy-to-understand regulations
4. Aligning allowed uses with the intent for the zones
5. Setting appropriate parking standards
6. Ensuring regulations are tailored based on location
and context
August 1, 2016 Albany Downtown Development Code Update
KEY PROJECT OBJECTIVES

5. August 1, 2016 Albany Downtown Development Code Update
EXISTING ZONES OVERVIEW

6. Janet Steel (Chamber of Commerce)
John Pascone (AMEDC)
Peggy Burris (Downtown Association)
Rick Mikesell (Developer)
Scott Lepman (Developer)
George Diamond (Developer)
Jessica Pankratz (Town & County Realty)
Christina Larson (Varitone Architecture)
August 1, 2016 Albany Downtown Development Code Update
STAKEHOLDER INTERVIEWS

7. In some areas, allowed uses don’t match the zone’s intent
In some ‘transitional’ areas, the zoning requirements may
not make sense for the location
Compatibility requirements adjacent to residential uses are
preventing development on some downtown properties
Suburban-style landscaping and parking requirements make
it difficult to redevelop small downtown sites
Existing design standards do not always produce attractive
buildings, and can be ambiguous or confusing
1st, 2nd, 3rd Streets – focus for strictest design & retail
standards
August 1, 2016 Albany Downtown Development Code Update
INITIAL FINDINGS

8. Build upon the adopted CALUTS (Town Center
Plan) and Retail Revitalization Strategy
August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

9. August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

10. August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

11. Build upon the adopted CALUTS (Town Center
Plan) and Retail Revitalization Strategy
Clarify Intent for the three districts (HD, CB, &
WF)
August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

12. August 1, 2016 Albany Downtown Development Code Update
The HD district is intended primarily for a dense mixture of uses with an
emphasis on entertainment, theaters, restaurants, night life and specialty
shops. High-density residential infill on upper floors is encouraged, as is
the continued presence of the government center and supporting uses.
PLANNING CONSISTENCY
The CB district is intended primarily for retail and services that support
Historic Downtown businesses and residents. Mixed uses are encouraged
both horizontally and vertically. High-density residential infill, especially on
upper floors, and office employment are both encouraged.
The WF district is intended to transition Albany’s Willamette River
waterfront into a vibrant center characterized by a variety of housing
choices and a mixture of housing, office, and retail uses. Infill and
redevelopment are encouraged, as well as adaptive reuse of existing
buildings until the area is redeveloped..

13. Build upon the adopted CALUTS (Town Center Plan)
and Retail Revitalization Strategy
Clarify Intent for the three districts (HD, CB, & WF)
Consider stringent regulations for key areas and flexibility for
other areas
Clarify permitted, conditional and prohibited uses, by District
August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

14. Build upon the adopted CALUTS (Town Center Plan)
and Retail Revitalization Strategy
Clarify Intent for the three districts (HD, CB, & WF)
Consider stringent regulations for key areas and flexibility for
other areas
Clarify permitted, conditional and prohibited uses, by District
Provide clear and objective standards for key corridors and
sites by District
August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

15. Consider Stringent Use &
Design Standards for Key
Corridors
Consider Less Stringent Use &
Design Standards for other
Corridors

16. KEY DESIGN
STANDARDS
Zero Front Setback Required
Max. 10’ Front Setback Required
Build to Lines
Active Edges
Groundfloor Uses
Entries (Front
Doors/Driveways/
Service Areas)
Materials
Height and Massing

17. KEY DESIGN
STANDARDS
Min. 70% Groundfloor Openings
Min. 50% Groundfloor Openings
Min. 30% Groundfloor Openings
Build to Lines
Active Edges
Groundfloor Uses
Entries (Front
Doors/Driveways/
Service Areas)
Materials
Height and Massing

18. KEY DESIGN
STANDARDS
18-Hour Uses
Mix of Services and Retail
None Required
Build to Lines
Active Edges
Groundfloor Uses
Entries (Front
Doors/Driveways/
Service Areas)
Materials
Height and Massing

19. KEY DESIGN
STANDARDSFront Doors
Parking/Loading Areas
Driveways
Build to Lines
Active Edges
Groundfloor Uses
Entries (Front
Doors/Service
Areas/Driveways)
Materials
Height and Massing

20. KEY DESIGN
STANDARDS
Build to Lines
Active Edges
Groundfloor Uses
Entries (Front
Doors/Driveways/
Service Areas)
Materials
Height and Massing
Groundfloor Materials
(Durable & Long Lasting)
Windows and Doors
Environmental- Rain Protection

21. Build to Lines
Active Edges
Groundfloor Uses
Entries (Front
Doors/Driveways/
Service Areas)
Materials
Height/Transitions/
Massing
KEY DESIGN
STANDARDS
Maximum/Minimum
Building Heights
Transitions and Buffer
Building Massing
(Upper Floor Setbacks)
Max
Min.

22. Build upon the adopted CALUTS (Town Center Plan)
and Retail Revitalization Strategy
Clarify Intent for the three districts (HD, CB, & WF)
Consider stringent regulations for key areas and flexibility for
other areas
Clarify permitted, conditional and prohibited uses, by District
Provide clear and objective standards for key corridors and
sites by District
Appropriate parking requirements
August 1, 2016 Albany Downtown Development Code Update
PLANNING CONSISTENCY

23. August 1, 2016 Albany Downtown Development Code Update
PARKING REQUIREMENTS
No Parking Requirements
(Downtown Parking
Assessment District)

24. Reducing parking requirements for some uses
Providing the option for in-lieu-of parking fees
Modifying landscaping and parking standards for
development on small sites
August 1, 2016 Albany Downtown Development Code Update
PARKING STANDARDS
Considerations:

25. Within the Historic Downtown, Central Business, and
Waterfront Zones:
1. What areas present opportunities for change and
development in the three zones?
2. What concerns do you have regarding change and
development downtown in the three zones?
3. What aspirations do you have regarding development
and growth in the three zones?
August 1, 2016 Albany Downtown Development Code Update
YOUR THOUGHTS?

26. Steps Approximate
Timing
1. Build shared understanding of the issues through
conversations with stakeholders and City officials and a
detailed review of current regulations.
July through early
September 2016
2. Outline potential code solutions and seek consensus on the
desired approach to each issue.
September and
October 2016
3. Prepare drafts of proposed development code
amendments for review by City officials, stakeholders, and
the public.
October through
December 2016
4. City Council public hearings to adopt the final changes to
development regulations.
January through
March / April
2017
August 1, 2016 Albany Downtown Development Code Update
NEXT STEPS

27. centralalbanycodeupdate@cityofalbany.net
cityofalbany.net/centralalbanycodeupdate
August 1, 2016 Albany Downtown Development Code Update
FOLLOW THE PROJECT OR SHARE IDEAS