Oceanfront Resort District

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Scott Reginald Harrington
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1 Oceanfront Resort District 2012 Update on the Oceanfront Form-Based Code Planning Commission Workshop 2/13/12

2 Background 2008 RASAP recommended FBC Began FBC work 2009 Introduced draft Code March 2011 Stakeholder & Public Comments Revised FBC drafts Oct 2011, Dec 2011 PC Deferred Dec 14, /14/2012 2

controlled by building form, not by land area = more development options = more redevelopment/revitalization More

3 Benefits of Form-Based Code More focus on form of building, less on separation of land uses = better design Focus on streetscape, public realm, pedestrian features = less driving, more walking, less traffic congestion Density controlled by building form, not by land area = more development options = more redevelopment/revitalization More flexible parking requirements = more space for highest and best use More efficient use of real estate = more tax revenue 2/14/2012 3

4 Frontage Map Regulating Plans Defines Street Types Height Map Establishes Maximum Building Height Setback Map Establishes Minimum Building Setback 2/14/2012 4

5 Building Types Code Defines Building Types *Building type may allow more than one use *Form criteria based on building type (building placement, transparency, entrances, etc.) 2/14/2012 5

6 Boardwalk Shopping Streets Frontage Map SH-1 (Laskin Rd, 17 th St, adding 19 th St) SH-2 (most of Atlantic Ave) Gateway Streets GW-1 (most of Pacific, 19 th, 17 th, 30 th, 32 nd ) GW-2 (Pacific across from Lakes) GW-3 (21 st & 22 nd Streets) Beach Streets most east/west streets (numbered streets) 2/14/2012 6

7 Building Types Allowed by Frontage 2/14/2012 7

8 Uses Allowed by Building Type 2/14/2012 8

9 Building Properties by Building Type Lot Criteria Example - Mixed Use Building Type Placement Height Form 2/14/2012 9

Three properties studied: Case Studies 10 th St (west side of Atlantic between 10 th & 11 th) 28 th St (southeast corner of Atlantic & 28 th ) 36 th St (north side of 36 th

10 Three properties studied: Case Studies 10 th St (west side of Atlantic between 10 th & 11 th) 28 th St (southeast corner of Atlantic & 28 th ) 36 th St (north side of 36 th between Atlantic & Pacific) Asked property owners their future development goals Compared current RT zoning code to FBC Revised FBC to find the win-win Lessons Learned 2/14/

11 Case Studies 10 th Street Current RT Zoning Proposed FBC 2/14/

12 Case Studies 28 th Street Current RT Zoning Proposed FBC 2/14/

13 Case Studies 36 th Street Current RT Zoning Proposed FBC 2/14/

14 Remaining Concerns Parking More protections for adjacent residential-only neighborhoods Form flexibility/incentives 2/14/

15 Parking! 2/14/

16 Current Parking Requirements RT Zoning Requirements RT-1 RT-2 RT-3 Lodging = 1/unit Hotel restaurant = 1/300 No other requirements Lodging = 1/unit Multi family = 2/unit for first 50, then 1.75/unit No other requirements Office = 1/270 sf Retail = 1/200 sf Office & Retail Mixed = 3.5/1000; 1.7/dwelling unit Restaurant 1/100 sf, including outdoor eating areas Single family & Duplex = 2/unit Multi family = 2/unit for first 50, then 1.75/unit Lodging = 1/unit 2/14/

17 FBC Parking Requirements December draft of FBC Code treated all properties equally Concerns raised by properties east of Pacific that currently have no requirements for commercial uses Revising Code to maintain that incentive East of Pacific Single-family or duplex: 2 spaces/unit Multi-Family: 1 space/unit Lodging: 1 space/unit All other uses: No requirement West of Pacific Single-family or duplex: 2 spaces/unit Multi-Family: 1 space/unit Lodging: 1 space/unit All other uses: 1 space/300 sf 2/14/

18 Long Term Parking Strategy FBC Allows More Flexibility/Options to Meet Requirements Allows for shared parking Allows credit for on-street parking Allows credit for un-striped parking Allows for off-site parking anywhere in ORD 2/14/

19 Long Term Parking Strategy Lease parking spaces in City facilities or private facilities (City Attorney s Office and Staff Team currently developing procedure) Consultant to determine long term parking needs (scope and contract in process) New City facilities determined case by case Residential Parking Permit Program (RPPP) RAC TPPC assigned Focus Group 2/14/

20 Protection for Neighborhoods Requested for next Draft: Commercial access from alleys shared with residential Dumpsters Limit commercial uses to residentially compatible Security measures for all parking lots; not just hourly/daily lots 2/14/

Protection for Neighborhoods Already in Current Draft: 35 building heights adjacent to protected districts Restrictions on bars/nightclubs, commercial parking lots (surface), and drive-thru s

21 Protection for Neighborhoods Already in Current Draft: 35 building heights adjacent to protected districts Restrictions on bars/nightclubs, commercial parking lots (surface), and drive-thru s adjacent to protected districts Landscaping/buffering requirement (Cat. IV) between parking lots and protected districts Loading areas fully screened and 50 from protected districts 2/14/

22 Design/Form Flexibility Tower Provisions Parking Setbacks Transparency Previously had Administrative Alternative Compliance Now working on Option 1/Option 2 2/14/

23 200 Towers Tower floorplate15,000 sf Podium height max 75 Tower façade length max 120 Spacing between towers min 70 2/14/

24 110 Towers Tower floorplate max 7,500 sf Podium height max 75 Tower façade length max 100 Spacing between towers min 50 2/14/

setback for structured and surface parking Drop off/pick up areas

25 Parking Setbacks Generally, 20 parking setback from front property line, ground story only Some encroachments permitted in parking setback for structured and surface parking Drop off/pick up areas also permitted between building and street with porte cochere 2/14/

26 Transparency Transparency requirements by Building Type Ground floor vs. Upper floors Mixed Use Bldg Ground floor = 50% Upper floors = 30% Row House Bldg Ground floor = 30% Upper floors = 30% 2/14/

27 Transparency FBC current draft requirements: 2/14/

28 Option 1/Option 2 Replaces administrative Alternative Compliance Adds more flexibility to Form requirements (Towers, Parking Setbacks, Transparency) Adds incentives for quality design features 2/14/

29 Alternative Compliance Even with Option 1/Option 2 approach, there will always be special situations where a good proposal may not meet FBC requirements Special Exception (requires approval by City Council) Board of Zoning Appeals Variance (requires hardship) 2/14/

30 Next Steps Need to act at March PC (defer, approve or deny) Revise Code and Distribute Present Revised Code to Stakeholder Groups Planning Commission Briefing City Council Briefing Planning Commission Public Hearing & Vote City Council Public Hearing Comments City Council Public Hearing Vote 2/14/

*as amended Dec. 5, 2018

*as amended Dec. 5, 2018 COMPARING RT ZONING with *ORDFBC *as amended Dec. 5, BACKGROUND Most RT (Resort Tourist) Zoning changed to OR (Oceanfront Resort) on 7/10/2012 This zoning change affected development rights for different