City Council Work Session


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  11.       
Meeting Date: 10/27/2020  
From: Dan Symer, Zoning Code Manager

TITLE
Discussion about changing the zoning code to allow required commercial areas of mixed-use developments that are vacant to be converted to dwelling units in exchange for permanent, affordable housing
STAFF RECOMMENDED ACTION:
Discussion and possible direction
EXECUTIVE SUMMARY:
In November 2011, the City Council adopted the Zoning Code regulations that incentivize the mixed-use land use by allowing unlimited residential density with commercial areas as part of mixed-use development. The commercial areas of a few of these developments where the property owners have exercised the incentive remain unoccupied. To allow the required commercial areas to be utilized for residential purposes, such as to convert the area into residential dwelling units in exchange for permanent, affordable housing (hereafter referred to as the “Concept”), would require an amendment to the Zoning Code.
 
In order to understand the potential land use impacts of implementing the Concept and to provide the City Council with sufficient information, a thorough analysis is recommended to evaluate the implications of the Concept. Depending on the method that is intended to implement the Concept and the information obtained through the analysis, it may be determined that a Major Plan Amendment to the Regional Plan or an amendment to the Specific Plans is necessary to modify the existing goals and policies or incorporate new ones. If an amendment to the Regional Plan or a Specific Plan is needed, it will need to be completed prior to the associated amendment to the Zoning Code
INFORMATION:
In November 2011, the City Council adopted the current Zoning Code regulations pertaining to the mixed-use land use for properties with commercial-zone designations. Moreover, mixed-use land use was incorporated into some of the transect zones. To incentivize this use, the Zoning Code regulations allow unlimited residential density with commercial areas as part of mixed-use development. This incentive is intended to assist in implementing the Regional Plan’s goals and policies to achieve a balanced and diverse mix of land uses (commercial, employment, institutional and residential) that are within close proximity to each other.1  Furthermore, the regulations are intended to incentivize the reinvestment and infill development of under-utilized and vacant parcels and the reuse of vacant commercial buildings.2

Several developments have utilized the mixed-use incentives to achieve considerably greater densities than those typically allowed for a multiple-family development in the non-transect and transect zones. These Mixed-use High Occupancy Housing Developments (MHOHD) include the following:
  • Aspen Place: 71 dwelling units per acre
  • Fremont Station: 38 dwelling units per acre
  • The Hub3 (The Jack): 87 dwelling units per acre
  • The Standard: 52 dwelling units per acre
  • Uncommon: 87 dwelling units per acre
Without using the applicable transect zones (the Hub) or incorporating residential dwellings with the commercial area as part of a commercial zone mixed-use development, each development listed above would have been limited to 29 dwelling units per acre with the issuance of a Conditional Use Permit for a Planned Residential Development. 

The Aspen Place has had its commercial area successfully occupied, and the Uncommon is under construction. The three remaining developments (Fremont Station, The Hub and The Standard) have never had their associated commercial space occupied. If a property owner of one of the three referenced developments desires to convert the vacant commercial area into residential dwellings, irrespective of affordability, the Zoning Code does not allow it. Only one property owner (The Standard) has contacted staff to query whether they can convert their commercial area into residential dwellings.

To allow the Concept, an amendment to the Zoning Code is required. It should be noted that an amendment to implement the Concept would need to be uniformly applied and cannot be restricted to the existing developments. Therefore, it will need to be available to new developments. Without the required commercial area, the above-referenced developments would be considered High Occupancy Housing Developments (HOHD).

The Regional Plan supports increased densities within activity centers and adjacent to corridors streets, including a variety of housing types.4 The proposed Concept can serve as a way to alleviate and utilize the vacant commercial areas of mixed-use developments and further implement the Regional Plan’s and the Incentive Policy for Affordable Housing’s policies and objectives. However, other Regional Plan policies need to be considered as well.5 Specifically, the Regional Plan’s goals and policies that encourage residential uses to be located above and behind commercial uses in mixed-use developments and adjacent to corridor streets.6 Each of the above-referenced developments are adjacent to commercial corridor streets.

Please be advised that multiple-family developments with densities of 29 dwelling units per acre and less are currently allowed on commercial-zoned properties adjacent to corridor streets with the issuance of a Conditional Use Permit and adherence to the Planned Residential Development standards, but HOHD developments are not.  This allowance is a remanent of the 2011 zoning code that was adopted prior to the adoption of the Regional Plan, and there is not a requirement to locate residential uses above and behind commercial uses in these developments.

If the City Council seeks to amend the Zoning Code to implement the Concept, there are several questions and considerations that need to be evaluated. A few of the major considerations include the following:
  • What is the appropriate quantity and diversity of affordable housing necessary to offset the unlimited density that mixed-use developments are allowed?
  • What are the impacts on the Regional Plan’s and Specific Plan’s goals and policies of allowing HOHDs on commercially zoned properties adjacent to commercial corridor streets?
  • Will the allowance of HOHDs adjacent to vital commercial corridors streets (Milton Road, Route 66, Butler Avenue, Fourth Street, etc.) perpetuate converting prime commercially zoned property to residential-only uses?
  • What are the immediate and long-term effects of achieving a mix of land uses that maintains the commercial zones’ integrity and viability to achieve other land use planning goals, policies and objectives intended to ensure the economic prosperity of the existing commercial areas and promote new commercial investment?
To answer these questions and provide a thorough analysis for the City Council to consider, a much broader land use, market and real estate analysis are recommended to understand the potential impacts of implementing the Concept. The approximate cost of the analysis would be between $40,000–60,000. This cost estimate is contingent upon the study’s information and depth.

Depending on the method used and an analysis of the above questions, the Concept’s implementation may negatively affect the Regional Plan’s fundamental basis of the corridor and activity center goals and policies. It is possible that upon review of the associated impacts, a Major Plan Amendment to the Regional Plan or an amendment to the Specific Plans may be necessary to modify the existing goals and policies or incorporate new ones. If an amendment to the Regional Plan or a Specific Plan is needed, it will need to be completed prior to the associated amendment to the Zoning Code.

The above-referenced analysis expense is in addition to the cost to amend the Zoning Code and the Regional Plan. The amount to comply with the minimum code requirements to amend the Zoning Code is anticipated to be between $1,500 and $3,500. If a Regional Plan amendment is required, the anticipated cost is between $4,000 and $6,000. The Zoning Code and Regional Plan cost estimates assume that no other items are being amended with the process.

The above-referenced land use, market, and real estate analysis is typically beneficial as part of the Regional Plan adoption process, which is anticipated to begin in 2022. Furthermore, the analysis would be valuable to assist with additional amendments to the Zoning Code that are necessary to implement the Regional Plan goals and policies related to incorporating low-impact employment uses in zones that contain activity centers and Downtown.7 Additionally, the information would be beneficial to the Economic Vitality staff so that they may better understand, market, and adjust for the utilization of the commercial zones in the current and future land use and economic conditions.

Notes:
  1. The applicable Regional Plan goals and policies include the Regional Plan Policy (RPP) LU.1.7., RPP LU.5.5., Regional Plan Goal (RPG) LU.6., RPP LU.6.3., RPP LU.18.2., RPP LU.18.7. and RPP LU.18.13.
  2. The applicable Regional Plan goals and policies include the RPP LU.1.3., RPP LU.1.7., RPP LU.10.5. and RPP NH.3.4.
  3. The Hub (The Jack) is zoned T4 Neighborhood 1 (T4N.1) and T5 Main Street (T5). The total property size and dwelling units are utilized in density calculations.
  4. The applicable Regional Plan policy is RPP LU.10.6
  5. The applicable Regional Plan policy is RPP NH.3.5.
  6. The applicable Regional Plan policies include the RPP LU.10.6., RPP LU.13.5. and RPP LU.18.12.
  7. The applicable Regional Plan policies include the RPP LU.6.2., RPP LU.13.7. and RPG LU.18.

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	LEFT OUTER JOIN meetings ON (ft.meeting_id = meetings.meeting_id) 
	LEFT OUTER JOIN websecur AS w ON (w.login_id = ft.create_by)
	LEFT OUTER JOIN dist_empl AS de ON (de.empl_id = w.empl_id)
	LEFT OUTER JOIN phone AS p ON (p.empl_id = w.empl_id AND p.is_primary ='Y')
	LEFT OUTER JOIN codes AS ag_times ON (ag_times.code_type = 'AG TIME' AND ag_times.valid_code = ft.ag_time)
	LEFT OUTER JOIN codes ON (codes.code_type = 'AG_FONT' and codes.valid_code = a.text_size)
	LEFT OUTER JOIN ag_area aa ON (aa.meeting_type = meetings.the_meeting_type AND aa.ag_area = ft.ag_area)
	LEFT OUTER JOIN area_subarea AS asa ON (asa.ag_area = ft.ag_area and asa.ag_subarea = ft.ag_subarea and asa.meeting_type = meetings.the_meeting_type)

	LEFT OUTER JOIN dist_dept AS orig_depts ON (ft.orig_dept = orig_depts.dept_code)
	LEFT OUTER JOIN dept_div AS orig_divs ON (ft.orig_dept = orig_divs.dept_code AND ft.orig_div = orig_divs.div_code)
	LEFT OUTER JOIN form_userdef as amdol on (amdol.form_id = fas.form_id AND
		amdol.form_num = ft.form_num and amdol.rev_num = ft.rev_num AND
		amdol.code_type = 'AMDOL')
	LEFT OUTER JOIN codes AS c1 ON (c1.code_type = 'AddlMtg' and CAST(c1.valid_code AS INT) = ft.meeting_id)
	LEFT OUTER JOIN codes AS c2 ON (c2.code_type = 'MTG_MSG' and c2.valid_code = meetings.the_meeting_type)
	WHERE UPPER(fas.form_id) = 'AG_MEMO' AND
				fas.form_num = ? AND
				fas.rev_num = ? 
Query Parameter Value(s) -
Parameter #1(cf_sql_integer) = 4965
Parameter #2(cf_sql_integer) = 0

final_check (Datasource=frsRO, Time=0ms, Records=2) in D:\inetpub\PublicPages\public\publish\agpub_agm_dsp.cfm @ 09:21:29.029
	SELECT _rowid
	FROM ss_ag_item
	WHERE ss_ag_item.form_num = 1087 
getFonts (Datasource=frsRO, Time=0ms, Records=7) in D:\inetpub\PublicPages\public\publish\include_set_fonts.cfm @ 09:21:29.029
 		SELECT valid_code, descr, long_descr from codes
 		WHERE code_type = 'AG_FONT'
 	
getLvlPdf (Datasource=, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_set_fonts.cfm @ 09:21:29.029
 		SELECT long_descr from getFonts
 		WHERE valid_code = 'mediumText'
 	
getPXvalue (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_set_fonts.cfm @ 09:21:29.029
		SELECT long_descr FROM codes WHERE code_type = 'AG_FONT' AND valid_code = 'mediumText'
	
agendaChk (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT fas.final_apprvl
		FROM agenda, fas
		WHERE agenda.meeting_id = 1088 AND
			  fas.form_id = 'AGENDA' AND
			  fas.form_num = agenda.form_num
	
final_check (Datasource=frsRO, Time=0ms, Records=2) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT _rowid, agenda.form_num
		FROM ss_ag_item, agenda
		WHERE agenda.meeting_id = 1088 AND
			  ss_ag_item.form_num = agenda.form_num
	
get_agi_temp (Datasource=frsRO, Time=31ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
SELECT agi.*, mt.agmemo_prefix, mt.agmemo_desc, mt.meeting_type, mt.resolution_number mt_resolution_number, mt.num_label mt_num_label,
	   c.misc_alpha print_routine_program, c.misc_alpha2 pdfHeadersFooters, c.misc_alpha3 print_only_routine,
	   agt.text_size, agt.text_font, agt.ag_template_id, agt.disp_rteinfo,
	   agt.disp_ainumber, agt.print_num_ai , m.template_id 									
FROM meetings m, ag_template agt, meeting_type mt
	
	INNER JOIN ss_ag_item AS agi ON (agi.form_num = 1087 AND agi._rowid = 82)
	
LEFT OUTER JOIN codes c ON (c.code_type = 'AG_MEMO_PRT' AND c.valid_code = agi.print_routine)
WHERE m.meeting_id = 1088 AND
	  agt.ag_template_id = m.template_id AND
	  mt.meeting_type = agt.meeting_type AND
  	  agi._rowid = 82 
PrintRoutine (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT valid_code, descr, misc_alpha, misc_alpha2 pdfHeadersFooters
		FROM codes
		WHERE code_type = 'AG_MEMO_PRT' AND valid_code = 'FLAG' AND obsolete = 'N'
	
all_userdef (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT au.code_type au_code_type, c.misc_alpha sortRequired, au.*
		FROM user_define ud
		INNER JOIN agi_userdef as au ON (au.fld_name = ud.fld_name AND au.agi_rowid = 82)
		LEFT OUTER JOIN codes c ON (c.code_type = 'ExpRequired' AND c.valid_code = '82')
		WHERE form_id = 'AG_MEMO'
	
all_codes (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
			SELECT code_type, valid_code, descr, long_descr, misc_alpha2, obsolete, dataSortOrder sort_order, create_date
			FROM codes WHERE code_type IN ('ud_fi8')
			AND (opt_form_id = '' OR opt_form_id IS NULL)
		
getAllUD (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
			SELECT au.code_type, au.field_type, au.query_name, au.fld_name, au.seq_num,
					au.fld_label, au.fld_print, au.lbl_placement, au.new_row, au.colspan,
					text_block, au.agm_print_plcmnt,au.agm_csen, au.verti_hori, au.verti_hori_cols,
					CASE WHEN au.fld_rqd = 'N' then '2' else '1' end as sortBy
			FROM agi_userdef AS au
			WHERE au.agi_rowid = '82'
			order by  au.seq_num
		
get_userdef (Datasource=frsRO, Time=16ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
			SELECT u._rowid AS ud_id, u.ud_rowid, u.code_type, u.text_value,
				   ud.form_label, codes.descr, codes.large_misc_alpha
			FROM form_userdef AS u
			INNER JOIN user_define AS ud ON (ud._rowid = u.ud_rowid)
			LEFT OUTER JOIN codes ON (codes.code_type = u.code_type AND codes.valid_code = u.text_value)
			WHERE UPPER(u.form_id) = 'AG_MEMO' AND
					  u.form_num = 4965 AND
				      u.rev_num = 0 
getfi8 (Datasource=, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
				SELECT * from get_userdef
				WHERE code_type = 'ud_fi8'
			
fi8q (Datasource=, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
					SELECT valid_code, descr, sort_order, misc_alpha2 FROM all_codes
					WHERE code_type = 'ud_fi8' AND
					(obsolete = 'N' AND create_date <= ? 
					)
					ORDER BY sort_order
				
Query Parameter Value(s) -
Parameter #1(cf_sql_date) = 2020-10-27

getPXvalue (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT long_descr FROM codes WHERE code_type = 'AG_FONT' AND valid_code = 'mediumText'
	
submittor (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT ee.fname + ' ' + ee.lname name,
			websecur.login_id, ee.title utitle, websecur.email, p.phone_no, p.phone_ext,
			dept.dept_desc, dept.dept_code, dd.div_code, dd.div_desc
		FROM websecur
		LEFT OUTER JOIN dist_empl AS ee ON (ee.empl_id = websecur.empl_id)
		LEFT OUTER JOIN dist_dept AS dept ON (dept.dept_code = ee.department)
		LEFT OUTER JOIN dept_div AS dd ON (dd.dept_code = ee.department AND
											dd.div_code = ee.division)
		LEFT OUTER JOIN phone AS p ON (p.empl_id = ee.empl_id AND p.is_primary = 'Y')
		WHERE websecur.login_id = 'dsymer'
	
items (Datasource=frsRO, Time=0ms, Records=7) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
SELECT _rowid, seq_num, text_value
FROM ag_memo_item
WHERE form_num = 4965 AND
      rev_num = 0
ORDER BY seq_num
committees (Datasource=frsRO, Time=0ms, Records=17) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT dept_code, dept_desc, review_comm FROM dist_dept
	
ReviewCommittee (Datasource=, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT dept_code FROM committees WHERE review_comm = 'Y'
expenditures (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT text1, input1, input2, input3, input4, input5, input6, fis_yrx, revenue, expenditure
	FROM ag_memo_dol WHERE ag_memo_dol.form_num = 4965 AND ag_memo_dol.rev_num = 0
	ORDER BY  ag_memo_dol._rowid	
attachments (Datasource=frsRO, Time=15ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT _rowid ag_doc_id, ag_doc_name, ag_doc_dir, ag_doc_link, sort_seq, confidentiality
		,'Y' as can_look, 'Y' as can_link
		
	FROM agenda_docs ad
	WHERE ad.form_num = 4965 AND
		  ad.rev_num = 0 
		  AND (ad.confidentiality IS NULL OR ad.confidentiality = '')		
		
	ORDER BY sort_seq, ag_doc_id
min_attachments (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT * from codes where code_type ='asdfasdfasfa'
	
form_rte_stops (Datasource=frsRO, Time=0ms, Records=0) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT _rowid stop_id, descr, form_rte.stop_id chkd_stop_id, form_rte.stop_seq
	FROM rte_stop
	LEFT OUTER JOIN form_rte ON (UPPER(form_rte.form_id) = 'AG_MEMO' AND form_rte.form_num = 4965 AND form_rte.rev_num = 0 AND form_rte.stop_id = rte_stop._rowid)
	WHERE UPPER(rte_grp) = 'AG_MEMO'
getorig (Datasource=frsRO, Time=32ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT action_by, stat_date, de.fname, de.lname, de.title as utitle, w.dflt_rte_stop			
	FROM form_hist
	LEFT OUTER JOIN websecur AS w ON (w.login_id = form_hist.action_by)
	LEFT OUTER JOIN dist_empl AS de ON (de.empl_id = w.empl_id)
	WHERE UPPER(form_id) = 'AG_MEMO' AND
	      form_num = 4965 AND
		  rev_num = 0 AND
		  stat_action = 'ADD'
getstatus (Datasource=frsRO, Time=31ms, Records=3) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
		SELECT (hist.seq_num - 1) stop_seq, hist.stop_id, hist.action_by apprvl_id, hist.stat_date apprvl_date, 	
				hist.stat_action, hist.stat_action apprvl_stat, rte_stop.descr, rte_stop.prt_on_routing,
				de.fname, de.lname, de.title, fa.incl_originator		
		FROM form_hist hist
		INNER JOIN rte_stop ON (rte_stop._rowid = hist.stop_id AND rte_stop.prt_on_routing = 'Y')
		LEFT OUTER JOIN form_actions AS fa ON (UPPER(fa.form_id) = 'AG_MEMO' AND			
			                               fa.action_cd = 'AI82')
		LEFT OUTER JOIN websecur AS w ON (w.login_id = hist.action_by)
		LEFT OUTER JOIN dist_empl AS de ON (de.empl_id = w.empl_id)
		WHERE UPPER(hist.form_id) = 'AG_MEMO' AND
			  hist.form_num = 4965 AND
			  hist.rev_num = 0 AND
			  hist.stat_type = 'H'
		ORDER BY seq_num
	
agmemo_status (Datasource=, Time=0ms, Records=3) in D:\inetpub\PublicPages\public\publish\include_ag_memo.cfm @ 09:21:29.029
	SELECT * from getStatus
get_temp_vars (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\agenda\agenda_utilities.cfm @ 09:21:29.029
		SELECT 'Alpha','Alpha','Alpha','Alpha', a.ag_punct
		FROM meetings, agenda a
		WHERE meetings.meeting_id = ? AND
		      a.meeting_id = meetings.meeting_id
		
Query Parameter Value(s) -
Parameter #1(cf_sql_integer) = 1088

GetThisLine (Datasource=frsRO, Time=47ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 09:21:30.030
				SELECT am.form_num fas_form_num, al._rowid ln_rowid, al.form_num, al.seq_num,
					   al.ag_level1 chk_level1, al.ag_level2 chk_level2, al.ag_level3 chk_level3,
					   al.ag_level1, al.ag_level2, al.ag_level3, al.ag_level4, al.disp_level, am.ainumber,
					   as1.sort_seq sort_level1, al.ag_memo_id, al.ag_memo_rev, c1.descr ag_time_descr,
					   fas.routing_apprvl fas_routing_apprvl, fas.final_apprvl fas_final_apprvl,
					   c2.misc_alpha7 lvl_text_size, c2.misc_alpha6 dp_level_ai, c3.long_descr px_size, c3.descr pdf_format,
							mt.agmemo_prefix, mt.agmemo_desc, a.disp_ainumber,
					   ai.*,
					   CASE WHEN al.ag_level2 != '' AND al.ag_level2 != '0' THEN as2.sort_seq ELSE -1 END AS sort_level2,
					   CASE WHEN al.ag_level3 != '' AND al.ag_level3 != '0' THEN as3.sort_seq ELSE -1 END AS sort_level3,
					   CASE WHEN al.ag_level4 != '' AND al.ag_level4 != '0' THEN as4.sort_seq ELSE -1 END AS sort_level4,
					   CASE WHEN al.ag_memo_id IS NOT NULL THEN al.ag_memo_id ELSE -1 END AS sort_memo,
					   CASE WHEN al.ag_memo_id IS NOT NULL THEN am.ag_time ELSE al.ag_time END as ag_time
				FROM agenda_ln al
				INNER JOIN agenda a ON (a.form_num = al.form_num AND a.rev_num = al.rev_num)
				LEFT OUTER JOIN ag_template AS agt ON (agt.ag_template_id = a.ag_template_id)
				LEFT OUTER JOIN meeting_type AS mt ON (mt.meeting_type = agt.meeting_type)
				LEFT OUTER JOIN ag_memo AS am ON (am.form_num = al.ag_memo_id AND am.rev_num = al.ag_memo_rev)
				LEFT OUTER JOIN fas ON (fas.form_id = 'AG_MEMO' AND fas.form_num = am.form_num AND fas.rev_num = am.rev_num)
				
				INNER JOIN ss_ag_item AS ai ON (ai.form_num = 1087 AND ai._rowid = 82)
				
				LEFT OUTER JOIN codes AS c1 ON (c1.code_type = 'AG TIME' and c1.valid_code = am.ag_time)
				LEFT OUTER JOIN alpha_sort AS as1 ON (as1.alpha_value = al.ag_level1 AND CAST(as1.alpha_value AS binary(8)) = CAST(al.ag_level1 AS binary(8)))
				LEFT OUTER JOIN alpha_sort AS as2 ON (as2.alpha_value = al.ag_level2 AND CAST(as2.alpha_value AS binary(8)) = CAST(al.ag_level2 AS binary(8)))
				LEFT OUTER JOIN alpha_sort AS as3 ON (as3.alpha_value = al.ag_level3 AND CAST(as3.alpha_value AS binary(8)) = CAST(al.ag_level3 AS binary(8)))
				LEFT OUTER JOIN alpha_sort AS as4 ON (as4.alpha_value = al.ag_level4 AND CAST(as4.alpha_value AS binary(8)) = CAST(al.ag_level4 AS binary(8)))
				LEFT OUTER JOIN codes AS c2 ON (c2.code_type = 'AddlMtg' and CAST(c2.valid_code AS INT) = a.meeting_id)
				LEFT OUTER JOIN codes AS c3 ON (c3.code_type = 'AG_FONT' and c3.valid_code = a.text_size)
				WHERE al._rowid = 26447 
chkLevel1 (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 09:21:30.030
					SELECT a.disp_level
					FROM agenda_ln a
					WHERE a.form_num = 1087
					AND a.ag_level1 = '11'
					AND (a.ag_level2 = '' OR a.ag_level2 IS NULL)
					AND (a.ag_level3 = '' OR a.ag_level3 IS NULL)
					AND (a.ag_level4 = '' OR a.ag_level4 IS NULL)
					AND a.header_ln = 'N' AND a.footer_ln = 'N'
				
chkLevel2 (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 09:21:30.030
					SELECT a.disp_level
					FROM agenda_ln a
					WHERE a.form_num = 1087
					AND a.ag_level1 = '11'
					AND a.ag_level2 = ''
					AND (a.ag_level3 = '' OR a.ag_level3 IS NULL)
					AND (a.ag_level4 = '' OR a.ag_level4 IS NULL)
					AND a.header_ln = 'N' AND a.footer_ln = 'N'
				
chkLevel3 (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\include_levels.cfm @ 09:21:30.030
					SELECT a.disp_level
					FROM agenda_ln a
					WHERE a.form_num = 1087
					AND a.ag_level1 = '11'
					AND a.ag_level2 = ''
					AND a.ag_level3 = ''
					AND (a.ag_level4 = '' OR a.ag_level4 IS NULL)
					AND a.header_ln = 'N' AND a.footer_ln = 'N'
				
Departments (Datasource=frsRO, Time=16ms, Records=17) in D:\inetpub\PublicPages\public\publish\adv_search_selection.cfm @ 09:21:30.030
	SELECT dept_code, dept_desc, obsolete FROM dist_dept ORDER BY dept_desc
sysinfo (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\adv_search_selection.cfm @ 09:21:30.030
	SELECT use_agendaquick, use_minutes, public_verity from fasinfo
count_minutes (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\adv_search_selection.cfm @ 09:21:30.030
		SELECT TOP 1 c.meeting_id
		FROM meetings AS m, minutes AS c
		WHERE c.meeting_id = m.meeting_id
		  AND c.minutes_published = 'Y'
		ORDER BY m.meeting_dt 
count_agendas (Datasource=frsRO, Time=0ms, Records=1) in D:\inetpub\PublicPages\public\publish\adv_search_selection.cfm @ 09:21:30.030
		SELECT TOP 1 c.meeting_id
		FROM meetings AS m, agenda AS c
		WHERE c.meeting_id = m.meeting_id
		  AND c.agenda_published = 'Y'
		ORDER BY m.meeting_dt 


Scope Variables

CGI Variables:
AUTH_PASSWORD=
AUTH_TYPE=
AUTH_USER=
CERT_COOKIE=
CERT_FLAGS=
CERT_ISSUER=
CERT_KEYSIZE=
CERT_SECRETKEYSIZE=
CERT_SERIALNUMBER=
CERT_SERVER_ISSUER=
CERT_SERVER_SUBJECT=
CERT_SUBJECT=
CF_TEMPLATE_PATH=D:\inetpub\PublicPages\agenda_publish.cfm
CONTENT_LENGTH=0
CONTENT_TYPE=
CONTEXT_PATH=
GATEWAY_INTERFACE=CGI/1.1
HTTPS=off
HTTPS_KEYSIZE=
HTTPS_SECRETKEYSIZE=
HTTPS_SERVER_ISSUER=
HTTPS_SERVER_SUBJECT=
HTTP_ACCEPT=*/*
HTTP_ACCEPT_ENCODING=
HTTP_ACCEPT_LANGUAGE=
HTTP_CONNECTION=Keep-Alive
HTTP_COOKIE=
HTTP_HOST=10.20.10.48:8555
HTTP_REFERER=
HTTP_URL=//agenda_publish.cfm?id=&mt=ALL&get_month=10&get_year=2020&dsp=agm&seq=4965&rev=0&ag=1087&ln=26447&nseq=4968&nrev=0&pseq=4974&prev=0
HTTP_USER_AGENT=Mozilla/5.0 AppleWebKit/537.36 (KHTML, like Gecko; compatible; ClaudeBot/1.0; +claudebot@anthropic.com)
LOCAL_ADDR=10.20.10.48
PATH_INFO=
PATH_TRANSLATED=D:\inetpub\PublicPages\agenda_publish.cfm
QUERY_STRING=id=&mt=ALL&get_month=10&get_year=2020&dsp=agm&seq=4965&rev=0&ag=1087&ln=26447&nseq=4968&nrev=0&pseq=4974&prev=0
REMOTE_ADDR=10.20.230.5
REMOTE_HOST=10.20.230.5
REMOTE_USER=
REQUEST_METHOD=GET
SCRIPT_NAME=/agenda_publish.cfm
SERVER_NAME=10.20.10.48
SERVER_PORT=8555
SERVER_PORT_SECURE=0
SERVER_PROTOCOL=HTTP/1.1
SERVER_SOFTWARE=Microsoft-IIS/10.0
WEB_SERVER_API=
Client Variables:
cfid=9532391
cftoken=330f15f19d5da820-DF655E39-0AC8-278F-774C90F9AE525BE5
hitcount=4
lastvisit={ts '2024-05-05 09:21:29'}
timecreated={ts '2024-05-05 09:21:29'}
urltoken=CFID=9532391&CFTOKEN=330f15f19d5da820-DF655E39-0AC8-278F-774C90F9AE525BE5
Cookie Variables:
CFID=9532391
CFTOKEN=330f15f19d5da820-DF655E39-0AC8-278F-774C90F9AE525BE5
Form Fields:
ATT_TYPE=AG
DISPLAY_AG=1087
DISPLAY_ID=4965
DISPLAY_REV=0
Session Variables:
cfid=9532391
cftoken=330f15f19d5da820-DF655E39-0AC8-278F-774C90F9AE525BE5
dbtype=SQLSERVER
dsn=frsRO
extpathprefix=/public/
isexternal=true
logfilepath=d:\logs\
loggedin=false
sessionid=FASPUBLIC_9532391_330f15f19d5da820-DF655E39-0AC8-278F-774C90F9AE525BE5
subdir=/public/
tzoffset=0
urltoken=CFID=9532391&CFTOKEN=330f15f19d5da820-DF655E39-0AC8-278F-774C90F9AE525BE5
URL Parameters:
ag=1087
dsp=agm
get_month=10
get_year=2020
id=
ln=26447
mt=ALL
nrev=0
nseq=4968
prev=0
pseq=4974
rev=0
seq=4965
Debug Rendering Time: 0 ms