Central Business District Core Ordinance July 2, 2013
Urban Districts Map, Pembroke SGA
CBC District Map (tentative)
BACKGROUND 11/09 - Pembroke SGA Plan adopted. Goal: Encourage urban-style development Problem: Current zoning does not allow the type of development contemplated by the Plan. The Plan recognizes this disconnect between it and the zoning ordinance
SGA Plan - URBAN development Buildings closer to the street Vertical development Walkability/connectivity Mixed use development
NO
NO
Heck No
Yes
Yes
Definitely yes
Central Business Core District Ordinance Not an overlay ordinance - existing zoning (B-2, B-3, B-3A, B-4, B-4C) to be replaced by new zoning district - CBC Central Business Core District New zoning regs for the District will replace existing regs Same approach as in the ORDFBC
USES Very similar to current B-3A, except (main changes): Parking garages and parking lots are conditional uses, while parking structures remain permitted principal uses Restaurants within mixed-use buildings may have drive-throughs with a CUP Funeral homes allowed as conditional uses Greenhouses/nurseries within mixed-use buildings allowed as conditional uses Drive-throughs only on block interior or by CUP; No size/mixed-use requirements for grocery stores (but note they must still meet form requirements, e.g., height. build-to)
[A1]To be discussed Development Standards Lot Standards (values expressed in feet unless otherwise indicated): Standard Lot area (min.) Lot width (min.) District CBC 5,000 square feet 50 Front setback (min.) 0 Side street setback (min.) Side setback (min.) 0 or 5 Rear setback (min.) 0 or 5 Build-to zone 1 0-10 Alley setback (min.) 5 Parking setback (min.) Outdoor amenity space 2 (min.) 0 (TBD) 5% of lot area
Development Standards, con t. Building Standards (values expressed in feet unless otherwise indicated): Standard District Height (min.) Height (max.) 1 CBC 35 or 3 stories, whichever is lower None, subject to Section 202 Ground floor height (min.) 2 12 Bldg. width in build-to zone 3 75% Transparency (min.) 4 30% ground floor; 15% upper floors Blank wall (max.) 5 30 Permitted uses in mixed-use buildings 6 (ground floor) Permitted uses in mixed-use buildings 7 (upper floors) A, B, C, D, E, F 7, G, H A, B, C, D, E, F, G, H
Build-to Zone
This is the reason for transparency and blank wall provisions in the ordinance
Development Standards, con t. In both the Lot Standards and Building Standards, there are explanatory notes and in the Development Standards, there is a key to permitted uses in mixed-use buildings. (Similar format to ORDFBC)
Development Standards, con t. Outdoor Display and Storage Outdoor displays: - Outdoor displays within 8 of building; - Must be taken in after closing; - No LP gas, ice machine, soda machines, pallets, etc.; - Can t block pedestrian use of sidewalk Outdoor storage: - Not overnight - Limited to PODS ordinance or with CUP
Flexible Development Provisions Same as in ORDFBC: - Optional Forms of Development (administrative approval) - Alternative Compliance (City Council special exception
Flexible Development Provisions, con t Both are performance-based, i.e. the result is what matters, not how it is achieved. OFDs allow development to either conform to Development Standards or substitute something else that accomplishes the same objective
Flexible Development Provisions, con t OFD example: Build-to provisions are intended to activate the street frontage by locating building façades close to the street, thereby providing a walkable, pedestrian-oriented streetscape.
Flexible Development Provisions, con t The same purpose is accomplished by setting the building façade more than the max. 10 and activating the areas some other way, e.g. sidewalk café, plaza, fountain or other outdoor amenity space In such cases, the building façade must conform to Design Guidelines Plaza Sidewalk Café
Flexible Development Provisions, con t OFDs are allowed for: Setbacks; Build-to; Height (min. or max.) Transparency/blank wall Public Art (new)
Flexible Development Provisions, con t Alternative Compliance Allows even greater flexibility/creativity Requires City Council approval by special exception Standards are more general than in the OFDs: Advances the stated goals and objectives of the Pembroke Strategic Growth Area Plan... Consistent with or superior to Design Guidelines City Council may attach reasonable conditions of approval
Public Art New OFD to encourage public art in CBCD - Must be on same site (unless won t fit, can t be seen, etc.) and in a plainly visible location -Must be approved by Public Art Committee - May go on public property if it can t go on same site, but also needs Council approval -Must be maintained by property owner unless City approves -Artist must meet qualifications (recognition, prior experience, etc.).
Example of public art enhancing a public area
Sign Regulations Urban ambience, urban signs Modeled after ORD sign regulations - Projecting signs, banners, hanging signs, sandwich boards allowed (but must conform to Sign Design Guidelines) - Bonus signage if all signs conform to Sign Design Guidelines - Electronic display signs only for Major Entertainment Venues (e.g., Sandler Center)
Sign Design Guidelines Voluntary except for special types of signs (projecting, banners, etc) Basically the same as as used in the ORDFBC
Development Design Guidelines Follow Guiding Design Principles from SGA Plan Cover: - Street, sidewalk and building massing - Building façade design - Amenities, incl. public art Voluntary except as OFD (not mandatory if Development Standards met) Replace/supersede other design guidelines in Comp Plan
Parking Regulations Substantially the same as current B-3A parking regulations with minor changes
Transition Rules Similar to a grace period allows plans submitted before ordinance is adopted to be reviewed under pre-existing zoning regs Not required by law, but Council has adopted these in the past (ORDFBC, etc.) Question is how long is grace period for approval (6 mos. in FBC)
Process 1/13 6/13: Staff Drafting 6/14/2013: Staff/CBDA meeting to discuss 6/13-7/13: Revisions; ongoing discussions with CBDA on remaining issues 7/2/13: City Council briefing and request to proceed 8/13: Public participation process (workshops; final decisions on boundaries and ordinance text) 9/13 or 10/13: Planning Commission 10/13 or 11/13: City Council adoption