16-1028 azpa zoning bank
TRANSCRIPT
Mark Edelman, AICPArizona Planning Association
October 28, 2016
Source: CBS.com
a word from our sponsor…
But first,
https://land.az.gov/
What is State Trust Land?State Trust land is:
Land that was granted to Arizona by the federal government in preparation for Arizona’s
statehood.
1912‐13 Arizona Land Commission Survey Team
6 5 4 3 2 1
7 8 9 10 11 12
18 17 16 15 14 13
19 20 21 22 23 24
30 29 28 27 26 25
31 32 33 34 35 36
Arizona’s State Trust Land
9.2 million acres:
• 12.7% of Arizona
• 1.6 x Maricopa County
State Trust land is not public land!
Because these lands are held in trust, they differ greatly from public lands
such as BLM or US Forest Service land, and are more akin to private land.
Every Acre has a BeneficiaryState Trust land is held in trust and managed by the Arizona State Land Department for the sole
purpose of generating revenues for Arizona’s K-12 public schools…
Image Source: Raising Arizona Kids.com
Image Source: azed.gov
…and 12 other institutional beneficiaries.
Image Sources: Arizona School for the Deaf and Blind; Arizona Department of Corrections; Arizona Pioneer’s Home; Arizona Board of Regents; University of Arizona College of Engineering
• Every dollar earned goes into the Trust
• ASLD is a General Fund agency
• Limited resources = partnership with local governments for land planning.
Flexible Zoning… What is it?• AKA: “Zoning Bank” or “Land Use Budget”• “Bucket of uses” – Several appropriate zoning
districts, not fixed to specific parcels• Slightly more acres of uses than acres on site• Roles, responsibilities, zoning stips, and land
use budget memorialized in a Development Agreement
• ASLD controls “withdrawals” from the “bank” and can limit available zoning at time of auction
• Winning bidder selects zoning, moves forward through administrative process (site planning, design/development review, platting, etc.)
ASLD is a hybrid business/asset manager and government agency:
• Not a developer• Not a public land agency
Proactive planning and entitlement of our assets is critical to maintaining
the value of the Trust.
Flexible Zoning on State Trust Land…WHY?
Why Flexible Zoning?• Suited for large-scale, long-term development
projects• Ready to respond to market at time of demand• Entitlement certainty minimizes market and
political risks and establishes future residents’ expectations of development on State Trust land
• Council approval at zoning/development agreement; Administrative approval at site planning & development
• Experienced end-users develop detailed plans for design, amenities, paths/trails, wayfinding, signage, etc.
Lack of advance planning and zoning leads to: • Connectivity and sizing
issues for circulation and utility infrastructure
• Lack of cohesive plans and development
• Entitlement risk for end-users = lower value, lower return to Trust
• Downzoning pressure or de facto open space
Past Experiences
Urban Lands Act and typical PAD/PUD hasn’t been successful: • Multi-cycle buildouts require
flexibility• PAD/PUD typically requires
level of detail ASLD can’t provide at time of zoning
• ULA projects became obsolete before they were completed:
• Land uses• Design guidelines• Drainage regs/plans• Infrastructure plans/sizing
Past Experiences
Paradise Ridge land use plan
Flexible Zoning Case Study: Crossroads East PCD – Scottsdale
Core North(1990)
Core South(1986)
Pim
a
Sco
ttsd
ale
Deer Valley
Hay
den
Core North
Core South
Crossroads East(2002, 2011)
Pim
a
Sco
ttsd
ale
Deer Valley
Hay
den
Crossroads East PCD2002: Rezoning + Development Agreement• Flexibility in placement of zoning districts• Planning for critical circulation elements• “Planning Units” for master planning• “Character Areas” for edge buffers & higher-intensity use
2011: Rezoning + Development Agreement Amendment• Restored C-3/Auto Sales as allowable use• Increased density for R-5/Multifamily• Funding mechanism for regional drainage solution and
circulation connection across Loop 101
Notable Sales and Development2011: 20 gross acres – $1M/Acre
Bell Lexus North Scottsdale
PB Bell – The View at Cascade
Source: KBB.com
Source: theviewatcascade.com
Notable Sales and Development2015: 12 gross acres – $1.66M/Acre
JLB PartnersChauncey Lane Marketplace
Source: eservices.ScottsdaleAZ.gov
Crossroads East• Exchange some I-1/Industrial for PCP/Mixed-Use zoning• Update Planning Units and Character Areas to match
Scottsdale’s 2016 Transportation Master Plan• Expand mixed-use character areas• Refine contribution toward regional drainage solution
ASLD Flexible Zoning• Develop model ordinance and Development Agreement
framework for statewide use• Adoption with municipal partners• Continuous improvement through experience (“Planning
is an iterative process.”)
Coming in 2017 and beyond…
