City planning staff presented proposed amendments to the Unified Development Code (UDC) on Oct. 6 that would reorganize subdivision review, add formal site‑plan checks for nonresidential and multifamily projects, and implement changes required or permitted by recent state legislation.

Director Nathan Crane briefed the commission on two groups of amendments: Group 1 to implement statutory changes from 2023 and 2025 state legislation, and Group 2 for other code clarifications. Crane said the city plans a public hearing before the commission on Nov. 3 for Group 1, with city council first reading targeted for Dec. 9 and second reading Jan. 13.

Why it matters: the amendments would change which development steps the commission reviews and which staff can approve administratively. That affects public visibility into large subdivisions and the commission's role in master planning for multi‑phase projects.

Key changes described: Crane said House Bill 3699 affects subdivision procedures and limits what study or agreement types a city can require for plats; HB 3492 requires plan review and inspection fees to be set by actual cost; HB 2464 defines and protects no‑impact home businesses; SB 785 requires a place for HUD‑code manufactured homes in local zoning; and HB 2844 limits certain city permitting requirements for food trucks with state permits. Crane said staff’s proposed process would require a master development plan for projects with two or more phases and/or projects greater than about 20 acres (the acreage threshold was under discussion) and make preliminary and final plats administrative where master plans apply. He emphasized that variances and waivers would still come before the commission.

Crane also proposed instituting a formal site‑plan review for nonresidential and multifamily projects to capture detailed design and circulation issues earlier in the permitting timeline. The goal, he said, is to provide formal comments earlier to avoid costly redesign after construction plans are completed. Staff also plans a universal application procedure, a developer manual, expanded plat exemptions (including commercial and downtown parcels), concurrent review standards, defined foundation permits and temporary certificates of occupancy, and clearer drainage requirements for redevelopment and additions.

Staff highlighted water‑conservation measures under consideration, including clarifying how impervious cover is calculated, requiring rainwater capture for nonresidential uses, and recommending HVAC condensation capture with potential requirements above a size threshold (noted as roughly 50,000 square feet). Crane said some state language on impact fee credits for water conservation remains undefined and staff is researching implementation.

Commissioner questions and direction: commissioners asked whether the legislation requires administrative approval of plats (staff said the bills allow administrative processes but do not compel them) and whether the commission would see redlines of the actual code language (staff confirmed redlined changes would be provided). Commissioners requested a workshop or more time to review the detailed application language and asked staff to consider delaying first council readings if more public review is needed.

Next steps: staff said draft UDC language would likely be available at the end of the month and that public hearings are scheduled for November and December depending on council direction. Crane said final design details and thresholds (for example, the acreage triggering master development plans) remained subject to council guidance and further staff refinement.