Pike West Neighborhoods Form Based Code Proposal Form Based Code - - PowerPoint PPT Presentation

Pike West

Neighborhoods Form Based Code Proposal

Form Based Code Advisory Working Group Meeting September 9, 2020

Agenda

• 1. Background – Regulating

Plan Amendment (2019)

• 2. Site Context &

Existing Conditions

• 3. Form Based Code

Requirements for Site

• 4. Review Process/Schedule
• 5. Applicant’s Presentation

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Background

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EXISTING REGULATING PLAN PROPOSED REGULATING PLAN Conversion of Planned streets to Alleys Change in street alignment exceeds 25’

Regulating Plan Map Amendment – Western Subarea

Background

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“Enhanced” Alley Cross-Section – closely resembles planned streets

5-foot landscape strip (continuous tree lawn) 20-foot roadway (2-way travel) 6-foot tree pit area 6-foot clear sidewalk 4-foot door yard

Regulating Plan Map Amendment – Western Subarea

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Background

2019 Review Process:

• Jan-Jun 2019 – Staff analysis and review with applicant
• July 24, 2019 – FBC Advisory Working Group
• October 15 2019 – Zoning Committee of the Planning Commission
• November 25, 2019 - Transportation Commission (info item)
• December 2019 – County Board Request to Advertise;
• Final consideration by Planning Commission,

Transportation Commission, and County Board would occur with the review of the N-FBC redevelopment proposal

Regulating Plan Map Amendment – Western Subarea

Site Context

Subject Site

Pike West

Arlington Mill

Subject Site

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Site Context

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N

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Existing Conditions

Looking South

N-FBC Requirements

Western Pike Subarea Regulating Plan Legend

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Pike West (Phase 1)

Proposed Development

• Subject site is approximately 215,900 sq. ft. (108 units)
• Phase 1 of N-FBC Development:
• Demolition of 90 units and 118 parking spaces
• Addition of 6-story, multifamily residential project
• 276 market rate units
• 124 affordable units (62 at 60% AMI & 62 at 80% AMI)
• 418 new parking spaces within garage
• 170 new bicycle parking spaces
• Streetscape improvements on S. Greenbrier Street (clear

sidewalk, street trees, light poles, benches and trash bins)

• Designed to meet LEED Silver standards

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What can the County Board modify?

1. Deviations related to topography/street grade 2. Locations of RBLs for new streets or amend Regulating Plan to add new streets with associated RBLS 3. Breaks between buildings 4. Sidewalk and Landscape Standards 5. Building Footprint 6. Design elements for Conservation Areas 7. Parking reductions for affordable housing 8. Civic Buildings (publicly owned) 9. Zoning provisions for existing buildings to remain as part of a phased development

Standards for FBC Review

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New Streets

N-FBC: Section 301. Rules for Regulating Plans, B. General Standards (p.3.1):

• Proposed amendments to the Regulating Plan and the Master Transportation

Plan (MTP) to relocate one street and reclassify two streets as planned alleyways to address the topography and development constraints.

Building Footprint

N-FBC: Section 402. General Standards, C. Building Size (p.4.1):

• Maximum building footprint is 25,000 gross sq. ft. and proposed development

requests a footprint of 62,000 sq. ft.

Consistent with N-FBC Section 205, the proposed modifications:

• Will better accomplish the purposes and intent of this Code and

the goals of the Neighborhoods Area Plan; and

• Are allowable modifications that can be considered by the CB; and
• Will not adversely affect health/safety of neighborhood, be detrimental to the

public welfare or injurious to the property, or be in conflict with the purposes of the master plans of the County.

Requested Modifications

Use Permit Review

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Preliminary Review Admin/Special Exception Review Community Review Conceptual discussions & Plan Review by staff Formal FBC submission is prepared Substantial level of compliance reached Review w/ FBC Advisory Working Group Initial review of proposed modifications Multiple Reviews with Use Permit Review Team Refined drawings are verified by checklist Any outstanding issues are resolved Public meetings is scheduled with impacted community Administrative Review Approval Letter prepared by Zoning Administrator Use Permit Review Planning Commission & County Board Meetings

Administrative Regulations 4.1.2

• Extensive community-based process is captured in a prescriptive set of regulations
• Resulting review process is streamlined and not based in negotiations (Site Plans)

Project Page

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Purpose of Meeting:

• Discuss N-FBC requirements and the degree to which the

proposed development represents full compliance

• Verify if there are any outstanding issues/clarifying questions

Role of FBC AWG:

• Evaluate overall consistency with N-FBC and provide feedback
• n requested modifications
• Indicate to staff/applicant level of support for modifications
• Develop a clear understanding of proposed project to enable

updates to occur at a neighborhood level as representatives of the FBC AWG along Columbia Pike

Purpose of FBC AWG Meeting