Yard South Contract Zone Draft 05/2023

Applicant: L&R Northpoint Holdings LLC

Project Name: Yard South

Address: 1 Madison Street

Project Scope/Abstract:

Contract Zone to enable 1,200 residential units, 216,400 sq. ft. of mixed nonresidential uses, and 100 hotel rooms

Project Materials:  All materials are available and actively updated at: www.bit.ly/yard-south-materials

Status: No application filed. 

Last Updated by Staff: November 14, 2023 (no new information was available at the time of last update)

 

Project Steps: 

  1. Pre-Application Meeting: Initial meeting between City and applicant to discuss requirements for an application. 
  1. Application Filed: City receives a formal Contract Zone application (which is effectively a proposed Ordinance to amend the zoning text and map) for the site based on a concept development plan.
    • Status: No application has been filed. 
  2. Staff review: 30-day review period by the City to identify application deficiencies. 
    • Status: No application has been filed
  3. Applicant Revisions: Undefined period for applicant to address all deficiencies in the application. 
    • Status: No application has been filed
  4. Resubmittal: Supplemental Contract Zone application materials provided. 
  5. Staff review: 30-day review period by the City to review supplemental materials and verify deficiencies are addressed. 
    • Status: No application has been filed
    • Note: City review may lead to additional deficiencies that reverts the application back to step 4. 
  6. Application Complete: If supplemental materials complete the application, the applicant is notified and a tentative hearing date is scheduled.
    • Status: No application has been filed
  7. Legal Noticing: Public notice is issued for a Planning Board public hearing on the Contract Zone application. 
    • Notice is issued in the Press Herald 14 days and 7 days prior to the hearing date. 
    • Notice is mailed first-class to owners of abutting properties within 500 feet of the project site 7 days prior to the hearing. 
    • Meeting agendas are posted Friday prior to a Planning Board hearing on BoardDocs
    • Planning Board meetings are held the 2nd and 4th Wednesday of each month. 
    • Status: No application has been filed
  8. Planning Board Hearing: The Board holds a public hearing on the contract zoning text and map amendments. The Board must provide a recommendation to the City Council for zoning amendments. The Board does not have authority to approve of deny a Contract Zone ordinance.
    • Status: No application has been filed
  9. City Council Reading #1: The City Council holds a public hearing to "read" the proposed Contract Zone ordinance proposal. The Council may approve, amend, deny, or continue the proposal for more information. 
    • If there are any substantive changes to the Ordinance due to Council's reading, the Ordinance must go back to the Planning Board with proper legal notice (Step 8) in advance for the Board to comment on the changes.
    • The City Council would need to repeat a "first reading" of the modified ordinance if it did not specifically approved the revised language in its first reading.  
    • Status: No application has been filed
  10. City Council Reading #2: If the first reading of the application is approved (including first readings of any amended ordinance), a second public hearing is scheduled with the City Council. 
    • Status: No application has been filed
  11. Appeal Period. If the Contract Zone is approved at a second reading, there is a 20-day appeal period before the new ordinance becomes law. 
    • Status: No application has been filed
  12. Applications for "Entitlements". If a contract zone is approved, property owners may submit an application for development that complies with the contract zone. 
    • Note: Depending on the application, there can be multiple "Entitlement" applications to the Planning Board required. Based on the pre-application meeting, Yard South will require a Preliminary Subdivision application first, followed by Final Subdivision and Site Plan applications. Preliminary Subdivision applications require steps 1 through 9 (with slightly modified noticing requirements) and approval before Final Subdivision and Site Plan applications can be considered. Final Subdivision and Site applications also, each also require steps 1 through 9 (with slightly modified noticing requirements).  
    • Status: Applications for Planning Board entitlements to implement the concept plan for Yard South provided during the Pre-Application meeting of February 7, 2023 are not feasible unless the Zoning Ordinance has been modified (e.g. through the Contract Zone)