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09202011 PROPSED SGA OVERLAY ORDINANCEInterim Strategic Growth Area Overlay Ordinance Purpose: Toencouragehigh-qualityurban–style developmentinthe4SGASwithadopted implementationplans(otherthanResort Area)until“permanent”form-based codesorothersuitablezoningtoolsarein place. ThoseSGAsare: SGA 1 (Burton Station) SGA 3 (Newtown) SGA 4 (Pembroke) SGA 5 –(Rosemont) Note that as SGA Plans are adopted for the other SGAs, the ordinance can easily be amended to include them as well Whyisthisordinanceneeded? Becausethecurrentzoningregulations thatapplyineachofthese4SGAsare insufficienttoreallyencouragethekindof urbandevelopmentcontemplatedbythe SGAPlansandtodiscouragesuburban- styledevelopment (exceptinTownCenterandtoalesser extenttheB-4CDistrict) ADVERSE EFFECTS OF SUBURBAN-STYLE DEVELOPENT (as stated in the Comp Plan): -Inefficient use of land -Environmental impacts (vertical development better than horizontal) -Functional and architectural incompatibility with adjacent communities -Traffic congestion there -No sense of place (“there’s no there”) This is a common sight in the City of Generica GOOD NEWS Companiesthatbuilttheirdiscountbusinesses outwherelandwascheapandspacewas plentifularenowmovinginward. Wal-Mart,Target,BestBuyandGapareprime examplesofbig-boxstoreswithbig-cityplans. They'reaimingatthelikesofChicago,Los Angeles,NewYork,SeattleandWashington, D.C. Thereisnoreasonitcan’tbedoneinVirginia Beach...HowdotheselookforaBigBox? Proposed Wal-Mart in D.C. Or this? Minneapolis Columbia Heights Columbia Heights Thepermanentform-basedcodesinthe SGAswillresultinthelattertypeof development. Untilthosecodesarefullyimplemented, though,thereisaneedtodiscouragemore “Generica”andinsteadencouragecreative, unique,environmentally-conscious, pedestrian-friendlydevelopment Thisiswhatwecameupwithfor CityCouncil’sconsideration An“SGAOverlayDistrict”is establishedineachofthefollowing fourSGAs: BurtonStation(SGA-B) Newtown(SGA-N) Pembroke(SGA-P) Rosemont(SGA-R) Propertyisdesignatedonzoningmap byunderlyingzoningdistrictplus overlay,e.g., B-2propertyinPembrokeis designated“B-2(SGA-P)” Findingsessentiallytrackthelanguageon SGAsinthe2003and2009CompPlans -Five basic planning principles: - Opportunities for continued physical and economic growth -Prevent urban sprawl -Protect residential neighborhoods and rural areas from incompatible development due to growth pressures -Maximize infrastructure efficiency -Create unique and exciting urban destinations ProvisionsofOverlayOrdinanceareinadditionto otherzoningregulations,exceptthatifthereisa conflict,theordinancecontrols minimum E.g.,iftheunderlyingzoningdistricthasa setbackof30feetandtheInterimSGAOverlay maximum Ordinancespecifiesasetbackof10feet, thelattercontrols ALLOWED USES Permittedprincipal(i.e.,by-right)usesinthe OverlayDistrictare: 1-Anyprincipaluseallowedinthe underlyingzoningdistrict;and 2-Anyotherusesshowninthespecific SGA’sMasterLandUsePlanorequivalent Example of Master Land Use Plan in SGA Plan (Newtown) Detail of Master Land Use Plan in SGA Plan (Newtown) Allowed Uses in SGA Overlay District, con’t Conditionalusesthatareallowedinthe underlyingzoningdistrictmaybeallowed undertheAlternativeCompliance provisionsoftheInterimSGAOverlay OrdinancewithCityCouncilapproval Nonconforming Uses AdditionstononconformingusesrequireCouncil approvalif: (1)anyportionoftheadditiondoesnotconformto applicabledevelopmentstandardsinthe OverlayOrdinance;or (2)theadditionresultsinanyother noncompliancewithadevelopmentstandard, eveniftheadditionitselfcomplies. Enlargements,reconstructions,etc.of nonconformingstructuresfallunderthe AlternativeCompliance/specialexception provisionsoftheOverlayOrdinance 1.Allowsdevelopmentthatdoesnotconform totheprovisionsoftheOverlayOrdinance tobebuilt;and 2.Assuresthatitwillbeofhighquality(since CityCouncilapprovalisrequired) DEVELOPMENT STANDARDS Alldevelopmentmustconformtoapplicable developmentstandards(unlessallowedunder AlternativeComplianceprovisions) DevelopmentStandardsaredesignedtoresult inurban-styledevelopment,ascontemplatedin eachoftheSGAPlans Development Standards, con’t TwooftheSGAs(NewtownandRosemont) haveadequatedevelopmentstandardsset forthintheirrespectivePlans,sothe Ordinancejustincorporatesthemby reference. TheothertwoSGAsPlans(BurtonStation andPembroke)donothaveadequate, enforceabledevelopmentstandards,sothe Ordinancespecifieswhatthestandardsare (LotCriteriaandBuildingCriteria). Example of Development Standards in SGA Plan (Newtown) Detail of Development Standards in SGA Plan (Newtown) 1 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 Detail of Development Standards in SGA Ordinance (b) Burton Station Strategic Growth Area Development Standards: GENERAL LOT CRITERIA (values expressed in feet unless otherwise indicated): Office, Retail, Multiple-Flex 1, R&D 2, BUILDING TYPE/USE Institutional Mixed Use, Hotel Family Industrial Lot area (min.) 6,500 sf 5,000 sf 20,000 sf 5,000 sf Lot width (min.) 50 50 100 50 Front setback (min.) 5 5 10 5 Side street setback (min.) 5 5 10 5 Side setback (min.) 0 or 5 0 or 5 0 or 5 0 or 5 Rear setback (min.) 0 or 5 0 or 5 0 or 5 0 or 5 Façade zone 3 5 - 10 5 - 10 10 - 20 5 – 10 Alley setback (min.) 5 5 5 5 Parking setback (min.) 30 30 30 30 Open space (min.)4 15% 15% 15% 15% Notes: 1. Flex buildings are designed to accommodate a combination of office, wholesale, and warehousing functions, the exact proportions of use being subject to user needs over time. Flex space buildings are typically located in business or industrial parks and usually have a footprint exceeding 10,000 square feet. They are usually designed with loading docks to the rear and parking in the front. 2. R & D (Research and Development) uses are those primarily engaged in the work of investigating new or improved processes, products, and services and of developing new ones. 3. The façade zone is the portion of a lot in which a designated percentage of the front façade of a building must be located, as measured from the lot line abutting a street. Alternative Compliance Providesameansforapprovalofdevelopment thatdoesnotfullyconformtotheprovisions oftheOrdinance Rewardscreativedesignthatmeetsgoalsand objectivesofSGAandisofatleastequal qualityasapermitteddevelopment,butisnot specificallyallowedbytheOrdinance Allowsexpansion,etc.ofnonconforming structures Alternative Compliance, con’t Two types of AC: 1.PlanningDirectormayapprove administrativelyifdegreeofdeviationfrom applicabledevelopmentstandarddoesnotexceed 20%andstandardisforsetbacks,height,lotarea, parking,openspaceortransparency. 2.CityCouncilapprovalbyspecialexceptionis requiredforeverythingelse,includingbuilding typesandusesnotallowedbyright(e.g.,conditional usesallowedinunderlyingzoningdistrict) Alternative Compliance, con’t PlanningDirectororCityCouncilmust considertheextenttowhichaproposed development,takenasawhole: 1.Advancesthestatedgoalsandobjectives oftheapplicableStrategicGrowthArea implementationplanandofthe2009Comprehensive PlanasitrelatestoStrategicGrowthAreas;and 2.Isconsistentwithcertaindesignstandards alreadyintheCompPlan(e.g.,SpecialArea DevelopmentGuidelines,UrbanAreas) Alternative Compliance, con’t Reasonableconditionsintendedtomitigateany adverseimpactsofthedeviationmaybeattachedto theapproval. ProperpartiesmayalsoapplytotheBZAfora variance,butthebasicstandardforavarianceisone ofhardship(i.e.applicantCAN’Tcomplywiththe Ordinancebecauseofauniquesituation) Transition Rules TheOrdinancealsocontainstransitionrules governingthefilingofsiteplansandsubdivision platspriortotheadoptionoftheordinancebutthat arenotacteduponbeforetheordinanceisadopted. TheserulesarethesameonestheCityhasused beforewhenasignificantnewordinancehasbeen adopted,e.g.,ChesapeakeBayPreservationArea Ordinance,RetailDesignGuidelines,December 2005ResortTouristDistrictamendments Questions and comments?