Agenda - Planning Commission - 05/03/2018

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FACADE FENESTRATION Max 70%Min 25% per STORY BALCONIES Permitted Max 7ft Deep FROM PORCH or STOOP RBL Parking Setback ; Line STOOP Max 6ft Width Max 5ft Depth PRIVACY FENCE Height 5 ft to 8ft permitted ELEMENTS FRONT PORCH Spec Min 65% of Ralwidth Min 7ft Max 9ft Depth Servicing shall be to the rear, off the ALLEY if present Residential 0 Parking Setback Line ATTIC STORY USE Servicing shall be to the rear, off the ALLEY. Residential Accessory Unit Workshop Parking Q In 2013, Arlington County, Virginia, adopted the Columbia Pike Neighborhoods Form Based Code to facilitate the preservation of 6,20o affordable housing units. apply to a project, including the applicable procedures and standards. A more extensive explanation, with illustrations and other helpful aids, can be provided in an admin- istrative manual. In abbreviated form, the code and the changes it incorporates can be explained also in a "frequently asked ques- tions" document available at the planning counter, the communitywebsite, or other pub- lic areas. Examples of a range of approaches to form -based code user guides are available online. Some approaches to providing users with a guide to the regulations: • South Padre Island, Texas, Padre Boule- vard and Entertainment District: The guide takes applicants on a step-by-step walk through the code to determine applicable regulations, along with illustrations and sample calculations. o Chapel Hill, North Carolina, Form - Based Code Guide: This guide offers a detailed preadoption community guide to form -based code basics, regional use, anticipated outcomes, and how form -based regulations could work in a specific area. • Miami, Miami21: The code preamble describes step-by-step instructions for how to navigate the various sections of the code, and the city's webpage provides an abbreviated description (miami2l.org/zoning_usingthecode.asp). • Nashville, Tennessee, Downtown Code: A "how-to" guide is included in the code introduction. It provides basic instruc- tions for using the regulations as well as an overview of procedural options for modifications to standards. • Boulder, Colorado, Form -Based Code: Instructions for the user are built in to the individual sections of the Boulder Junction Phase 1 Code Area, providing users with both graphics of design ele- ments as well as maps of where specific element types should be included in the site design. Finally, a critical area of discus- sion needs to be around the selection of administrative procedures. This will be most relevant for communities that stick to the basic review processes of rezoning and subdivision approval with the random conditional use approval thrown in forvari- ety. Form -based regulations require site plan review and, at a minimum, a method to modify design standards to meet site conditions. This is a different procedure than a variance; and, as we noted above, a variance is a specific procedure with legal requirements that should not be "adjusted" to change the form -based regulations. Many communities opt for at least two types of design modification: one that allows the administrative approval of changes to measurable regulations up to a specific percent of modification and one that creates a higher level of review — typically discretionary —for either a greater percentage of change or change to a more subjective regulation. For example, an administrative modification may be permit- ted for a change of io percent or less to a parking lot setback where the topography of the lot makes it a better choice to locate a space in the setback rather than perched over a steep grade. In the same code, there may be a provision that allows planning commission or elected official review and approval of a landscape plan that reduces the required private open space on a tot and replaces it with a public art installation. Another subject for form -based -specific procedures is creation of, and amendment to, regulating plans. Old -school form - based codes came with the regulating plan built in, but these days we are also observing more options to create a regulat- ing plan after the fact. As an example, see Cincinnati's Form -Based Code (http://bit. ly/2Gpinoc), which includes instructions for creating a regulating plan as part of the code. We would be remiss in our duty as attorneys to not tell you here that much of what is permitted in administrative proce- dures is regulated by state law, and your jurisdiction's attorney should review pro- posed procedures prior to adoption. ZONINGPRACTICE 4.n8 AMERICAN PLANNING ASSOCIATION I page 5