ORDFBC DRAFT AMENDMENTS Public Information Meeting October 5, 2017
BACKGROUND Resort Area Strategic Action Plan (RASAP) adopted 2008 RASAP gave us the vision of the desired form for the resort FBC one of 8 top priorities recommended by RASAP RT Zoning was broken not incentivizing redevelopment, quality projects needed variances & special approvals, project by project Oceanfront Resort District Form- Based Code (ORDFBC) Adopted July 10, 2012 2
OCEANFRONT RESORT DISTRICT FORM-BASED CODE Adopted July 10, 2012 42 nd St (Cavalier) LASKIN ROUNDABOUT BIRDNECK RD RUDEE INLET 3
BENEFITS OF ORD FBC Removed density caps but replaced with building form and placement requirements Allowed for a redistribution of density through agreement with the Navy Compared maximum possible number of residential and hotel units at complete buildout under RT zoning and OR zoning Result showed no increase, slight decrease Unlocked development potential west of Pacific to support Year Round Resort Flexibility of requirements with Optional Forms of Development 4
5 YEARS LATER Dozens of exploratory/ due-diligence/ pre-design meetings 68+ projects approved (43 administrative/25 discretionary) 1,319 new hotel and residential units Projects not possible before FBC I-Fly/Aqua/Public Parking Garage Seaside Apartments Montage Apartments Hyatt House Hotel Many creative, high quality residential projects 5
WHAT WE VE LEARNED Code needs simplification and clarification Unintended consequences of eliminating density caps: Too much potential for overmassing - need to dial back building massing and dial up open space (not drastically, just a little) Removed incentive to assemble property need to build that back in (without paralyzing small properties) Need to protect/enhance Connector Parks; make our city unique There s a design solution for everything Need more staff with architectural, landscape & urban design expertise to find these creative design solutions Zoning is just one tool to achieve the vision 6
FBC AND NON-FBC ISSUES FBC Issues Too Much Density Too Much Building Massing on Small Parcels Building Setbacks Too Small Need More Open Space Parking Setbacks Too Restrictive Building Type Requirements Too Stringent (2-story min for mixed use buildings) Building Form Requirements Too Stringent (min building height, min floor height) Sign Regulations Confusing Setback and ROW Encroachments Unclear Perceived Landscaping Conflicts with Building Placement Allowances Non-FBC Issues (related but not in FBC) Expense of structured parking Parking in neighborhoods Traffic congestion (backup on Atlantic Ave; neighborhood cut-through traffic) Lack of resort hotel amenities Stormwater management methods Review process, fees, staffing Construction Impacts (cranes, falling materials and debris, encroaching on adjacent private or public property) 7
STEERING COMMITTEE Steering Committee formed Oct 2015 9 Meetings + Walking Tour Most issues resolved with clarification, explanation & education Others addressed with policy changes Too much building on small properties Too little green/open space Steering Committee Formed October 2015 John Uhrin, City Council Dee Oliver, Planning Commission Jeff Hodgson, Planning Commission Gerrie West, Resort Advisory Committee Billy Almond, Resort Advisory Committee Burrell Saunders, Architect RJ Nutter, Attorney Bill Gambrell, VB Restaurant Association Andy Vakos, VB Hotel Association Barbara Clark, Lakewood Resident 8
ISSUES & SOLUTIONS Began compiling list as new projects reviewed 9
ORDFBC REFRESHER COURSE 10
FORM-BASED CODE V. TRADITIONAL ZONING More focus on physical form of development Form of building, its relationship to the street, buildings relationships to each other Development pattern Pedestrian environment Less focus on separation of land uses (residential, commercial, industrial) More efficient use of land 11
CHAPTER DESCRIPTIONS (2-4) 12
CHAPTER DESCRIPTIONS (5-7) 13
HOW TO USE THIS CODE 14
3 REGULATING PLANS CH. 2, 3, 4 Frontage Map Defines Frontage Types for each street (SH, GW, BE, CP, BW) Setback Map Establishes Minimum Building Setback for each street (0, 5, 10 ) Height Map Establishes Maximum Building Height for each block (35, 45, 75, 110 tower, 200 tower) 15
6 BUILDING TYPES CH. 2 Code Defines 6 Permitted Building Types: 1. Mixed Use 2. Commercial 3. Apartment 4. Row House 5. Detached House 6. Civic 16
PERMITTED BUILDING TYPES BASED ON FRONTAGE TYPE CH. 2 17
BUILDING REQUIREMENTS BASED ON BUILDING TYPE CH. 2 Example - Mixed Use Building Type Lot Criteria Min lot area Min lot width Side/rear setbacks Placement Build-to Zone Parking Setback Outdoor Amenity Space Height Min/max building height Min floor height Finished floor elevation Form Transparency Entrances 18
BUILDING REQUIREMENTS ALSO BASED ON SETBACK & HEIGHT MAPS CH. 3 & 4 19
PERMITTED USES BASED ON BUILDING TYPE CH. 5 20
PARKING REQUIREMENT BASED ON LAND USE & LOCATION CH. 6 Use West of Pacific (min) East of Pacific (min) Single-family or duplex 2 spaces/unit 2 spaces/unit *Multi-Family 2/unit for first 50, then 1.75/unit 2/unit for first 50, then 1.75/unit Lodging/Hotel 1 space/unit 1 space/unit Office Office: 1 space/330 sf no requirement Retail 1 space/250 sf no requirement Mixed Use: Office/Retail/Residential 3 spaces/1000 sf; 1.7 spaces/dwelling unit no requirement for nonresidential; 1.7/dwelling unit Restaurant 1 space/100 sf no requirement Live-work units 2/unit 1/unit Exceptions * Multi-family requirement can be reduced to 1.3 spaces per unit when opt out of Residential Parking Permit Program (RPPP) Planning Director can authorize fewer spaces per Sec. 203(b)(11) & must opt out of RPPP Maximum Parking Total parking spaces limited to 125% of minimum required # of spaces Planning Director can authorize more spaces per Sec. 203(b)(9) 21
3 PATHS TO APPROVAL CH. 7 1. Prescribed Form Administrative Review Process No flexibility Meet code as written 2. Optional Forms of Development (OFD) Administrative Review Process Regulatory Flexibility Fulfill same purpose with different form Meet Design Guidelines 3. Alternative Compliance (AC) Public Review Process City Council Approval More Regulatory Flexibility Meet AC Review Standards (advance goals of RASAP) Meet Design Guidelines 22
SUMMARY OF REVISIONS Reorganization Clarifications & Corrections Policy Changes Summary Sheet with list of all changes available online Draft redlined documents for each chapter available online www.vbgov.com/ordfbc 23
REORGANIZATION OF CODE Consolidated Frontage Types (SH1 & SH2= SH; GW1, 2 & 3=GW) Moved Definitions from Ch 8 to Ch 1 Moved Building Elements from Ch 2 to Design Guidelines Moved side/rear encroachments from Ch 2 to Ch 3 (after front encroachments) Moved parking garage design requirements from Ch 2 to Ch 6 Added existing landscape requirements from other ordinances to Ch 6 Moved Sign Regs from Ch 6 to Ch 8 Moved Sign Design Guidelines from Ch 6 to Design Guidelines Moved Design Guidelines from end of Ch 7 to separate document 24
CLARIFICATIONS & CORRECTIONS - HIGHLIGHTS Ch. 2 Frontages Refined Building Type descriptions to better differentiate between Apartment, Row House, Detached House A quad or triplex or front/back duplex is Detached House, side-by-side duplex is Row House, Apartment Building = 5 units or more, integrated vertically and horizontally Ch. 3 Setbacks Clarified difference between setback and ROW encroachment and what features allowed in each Ch. 4 Height Changed 110 and 200 categories on Height Map to reflect max podium and tower heights and differentiate between 200 Towers east and west of Atlantic (75-ft Podium/ 110 Tower; 100-ft Podium/200 Tower; 75-ft Podium/200 Tower) Ch. 4 Height & Ch. 5 Use Defined project (applies to min spacing between towers, # of residential units allowed east of Atlantic) Ch. 5 Use Corrected/added applicable code references to Use Table Ch. 6 Site Development Pulled in landscape requirements from other ordinances for easy reference/reminder Ch. 7 Optional Form and Alternative Compliance Clarified language for Building Setback Optional Forms to better describe redistribution of building setback area Added Optional Form language for min bldg. height; min and max floor height Clarified language for Tower Provision Optional Forms to better describe redistribution of building mass 25
OPTIONAL FORMS OF DEVELOPMENT CLARIFICATION Allows administrative approval of creative design solutions that fulfill the same purpose as a prescribed form Can be applied to: Building Setbacks Build-To Zone Parking Setbacks Height Transparency Tower Provisions Almost anything else (excludes building types, signage, outdoor storage) Outdoor amenity space Landscaping Text added to Ch. 7 to better describe purpose and OF examples Design Guidelines will provide more detailed examples, criteria 26
OPTIONAL FORM FOR TRANSPARENCY/BLANK WALL Less than 30% minimum transparency, but Custom bus shelter breaks up blank wall Adds visual interest and eyes on the street to compensate for lack of transparency High quality landscaping, durable building materials, decorative wall treatment all contribute to enhanced streetfront 27
POLICY CHANGES HIGHLIGHTS Ch. 2 Frontages Consolidated Frontage Types Increased minimum lot criteria for different Building Types Changed 0 or 5 side and rear interior building setbacks to 5 for all but Mixed Use building types Increased Outdoor Amenity Space (OAS) requirements by 10% for each Building Type Ch. 3 Setbacks Increased setbacks on Connector Parks (CP) from 5 to 10 Porte-cocheres no longer permitted to encroach in ROW without Council approval Ch. 4 Height Changed maximum 200 tower width from 120 to 80% of lot width up to 120 Ch. 5 Uses Restricted drive-through s and commercial parking lots in ViBe Added Creative Events and Craft Studios in ViBe Ch. 6 Parking Added maximum parking limit Ch. 7 Optional Form and Alternative Compliance Increased size allowance for Backyard Cottages through Optional Forms; added design requirements accordingly. Added Optional Form language for min bldg. height; min and max floor height Ch. 8 Signs Simplified total # and area allotment More flexibility in exchange for meeting Design Guidelines 28
FRONTAGE TYPES 2012 Adopted 29 2017 Proposed
FRONTAGE TYPES Creating one new type (CP) Connector Parks (numbered streets between Atlantic and Pacific) changed from BE to CP Consolidating SH and GW SH1 and SH2 become SH GW1, GW2, GW3 become GW 30
MINIMUM LOT CRITERIA & SETBACKS (ORD ZONING) Bldg Type Lot Area Adopted ORD July 2012 Lot Width Proposed ORD 2017 Interior Building Lot Area Lot Width Setbacks Interior Building Setbacks Mixed Use 3,000 sf 30 0 or 5 5,000 sf 50 0 Commercial 5,000 sf 50 0 or 5 No change 5 Apartment 5,000 sf 50 0 or 5 No change 5 Row House 1,200 sf 16 0 or 5 1,500 sf 20 5 Detached House, 3-4 units Detached House, 0-2 units 3,000 sf 30 5 5,000 sf 50 No change 3,000 sf 30 5 No change Civic 5,000 sf 50 0 or 5 No change 5 31
OUTDOOR AMENITY SPACE FBC Required OAS Building Type Draft Adopted March 2011 July 2012 Proposed 2017 Mixed Use 20% 5% 15% Commercial 20% 0% 10% Apartment 20% 10% 20% Row House 30% 10% 20% Detached House 40% 20% 30% Civic 20% 5% 15% Outdoor Cafe Forecourt Rooftop Space 32
200 TOWER WIDTH AND SPACING CH. 4 Proposed 80% of lot width, up to 120 max (previously full lot width minus setbacks) 10 Connector Park setbacks (previously 5 ) Benefits Creates more separation between towers on adjacent lots less than 150 wide Eliminates penalty for lots 150 wide or greater; (eliminates benefit of subdividing to less than 150 wide lots to maximize tower width) Eliminates penalty for assembling property to develop a full 300 -wide block with a consolidated development project and helps preserve ocean views. 33
BACKYARD COTTAGES CH. 5 Existing Prescribed form allows backyard cottage on same lot as Single- Family Detached building type, max 700 sf floor area Intended for garage apartments, small rental unit for primary homeowner Developers want larger units Request Alternative Compliance (City Council approval) Held to high quality design standard Proposed Specify Optional Form of Development to allow larger backyard cottage Detached units only Not to be used with duplex, triplex or quads High quality building materials, architectural design, landscaping Same result without City Council approval process 34
FBC PARKING REQUIREMENTS CH. 6 Use West of Pacific East of Pacific Single-family or duplex 2 spaces/unit 2 spaces/unit Multi-Family 2/unit for first 50, then 1.75/unit 2/unit for first 50, then 1.75/unit Lodging/Hotel 1 space/unit 1 space/unit Office Office: 1 space/270 330 sf no requirement Retail 1 space/250 sf no requirement Mixed Use: Office/Retail/Residential 3.5 3 spaces/1000 sf; 1.7 spaces/dwelling unit no requirement for nonresidential; 1.7/dwelling unit Restaurant 1 space/100 sf no requirement Live-work units 2/unit no requirement 1/unit Maximum Parking Total parking spaces limited to 125% of minimum required # of spaces 150% max parking rule applies Citywide Planning Director can authorize more spaces per Sec. 203(b)(9) 35
SIGNS CH. 8 Removed confusing total sign # & area allotments per building Allow wall signs for 2 nd story establishments Allow larger awning, canopy, projecting, window signs in lieu of wall sign (only for ground story establishments) Allow non-monument-style freestanding signs Allow non-a-frame sidewalk signs 36
UPDATE DESIGN GUIDELINES Adding more examples, specifications & photos in Design Guidelines to illustrate Optional Forms of Development Reference Connector Park Design Guidelines; Open Air Café Guidelines 37
NEXT STEPS Approval Schedule Tue Sep 12 - City Council Briefing Thu Oct 5, 6 pm - Public Information Meeting, VB Convention Center Wed Nov 8 - Planning Commission Hearing Tue Dec 5 - City Council Hearing 38
Q & A 2 Stations with reference materials, maps and City staff here to answer your questions We want your feedback (sooner than later)! Talk to a staff member here Comment cards Email amoss@vbgov.com Call Ashby Moss (757) 385-2904 Planning Commission Public Hearing Wednesday, Nov. 8 City Council Public Hearing Tuesday, Dec. 5 39
MORE INFORMATION AVAILABLE Web Page: www.vbgov.com/ordfbc Draft redlined documents (Chapters 1-8) Presentations Topic Tutorials Tentative schedule Email Notifications/Updates to distribution list Meeting reminders Notified of any changes, updates If you d like to be added to the email distribution list, have questions, concerns or would like to schedule a meeting to review a specific property, please contact Ashby Moss: amoss@vbgov.com or (757) 385-2904