Form Based Code Allowable Uses

Form Based Code Allowable Uses Form Based Code Advisory Working Group Meeting 7.15.15 Department of Community Planning, Housing and Development (CPHD) 1

Agenda 1. Recap of June 10 AWG Meeting 2. Updated 3. Next Steps 2

Purpose of Amendment Key Issues: 1. FBC Retail list is inconsistent with other County policies 2. FBC Retail list lacks clarity and specific regulations to accurately implement the vision for Columbia Pike Purpose of Amendment: 1. To evaluate if specific criteria should be introduced to clearly indicate where certain uses may occur 2. To evaluate Civic Building regulations and assess how potential flexibility may be given (regardless of ownership) 3. To make regulations similar with County policies (including those associated with retail uses) 3

Key aspects of FBC impacted Ground Floor Uses in Mixed-Use Buildings 3 Areas of Focus: 1. Primary & Secondary Lists VS Retail Standards [6/10 Mtg.] 2. Expanding Uses & Design Flexibility [6/10 Mtg.] 3. Parking ratios for new (Civic) uses 4. Private VS Publicly-owned Civic Buildings Key Sections of the FBC impacted by amendment: Part 2: Definitions Part 3: Regulating Plans (4. Parking + 5. Retail) Part 4: Building Envelope Standards (use specifications) 4

Recent Updates Zoning Ordinance Update Use Classification Adopted 02/2015; Effective 04/2015 Reformatting of FBC retail list No substantive changes to what is allowed Continues to reflect primary and secondary retail lists 5

1. Primary VS Secondary Lists A. Maintain some distinction in the FBC retail table (p.3.7) B. Replace existing retail lists with Retail Standards that correspond with vision of distinguishing some uses from others C. Verify criteria for certain uses that would limit them on Columbia Pike/other principal arterial street frontages Rationale for limitations on location: 1) Activating space (customers) 2) Predictable form & transparency (entry doors + glass) 3) Safety/Security/Privacy (schools/daycare facilities) 6

A Streets VS B Streets (Principal Arterials VS All Other Streets) Town Center node 7

Primary uses generally remain unchanged (no limitations) Use Categories Entertainment Food & Drinking Establishments Existing (Primary) Retail Uses Principal Arterials 1 All Other Streets Upper Stories 2 Use Permit Required? Theatres Yes Yes Yes No All other entertainment uses Yes Yes Yes Yes Restaurant, general Yes Yes Yes No Restaurant, limited Yes Yes Yes No Recreation All other indoor recreation uses Yes Yes Yes Yes Drugstore Yes Yes Yes No Retail Sales Grocery Store Yes Yes Yes No All other retail sales uses Yes Yes Yes No Accessory Uses Live entertainment Yes Yes Yes Yes Drive-through facilities (restaurants only) Yes Yes Yes Yes 1. Location pertains to frontage only; uses would not be restricted farther into the ground story floor plate (away from the RBL) Principal Arterials include: Columbia Pike, Walter Reed Dr, Glebe Rd, George Mason Dr, Four Mile Run Dr and squares/civic greens 2. Retail uses (other than restaurants) limited to 900 sq ft or as 2nd story extensions of ground floor with Columbia Pike frontage 8

Two Primary uses (should include some limitations) Use Categories Existing (Primary) Retail Uses Principal Arterials 1 All Other Streets Upper Stories 2 Use Permit Required? Office College operated as commercial enterprise Lobby only Yes Yes Yes Self-service storage uses Self-service storage facilities Lobby only Yes Yes Yes 1. Location pertains to frontage only; uses would not be restricted farther into the ground story floor plate (away from the RBL) Principal Arterials include: Columbia Pike, Walter Reed Dr, Glebe Rd, George Mason Dr, Four Mile Run Dr and squares/civic greens 2. Retail uses (other than restaurants) limited to 900 sq ft or as 2nd story extensions of ground floor with Columbia Pike frontage Rationale for limitations on location: 1) Activating space (customers) 2) Predictable form & transparency (entry doors + glass) 3) Safety & Security (schools/daycare facilities) 9

Secondary uses (should include some limitations) Use Categories Food & Drinking Establishments Existing (Secondary) Retail Uses Principal Arterials 1 All Other Streets Upper Stories 2 Use Permit Required? Catering establishment, small scale Lobby only Yes Yes No Food delivery service Lobby only Yes Yes No Recreation Miniature golf courses 3 Yes Yes No Yes Office Retail, Personal Service Audio-visual production studio Yes Yes Yes No Office or clinic, medical or dental Lobby only Yes Yes No Animal care facilities, veterinary clinics, animal hospitals Lobby only Yes Yes No Mortuary or funeral home Lobby only Yes Yes Yes Pawnshop Yes Yes Yes No All other personal service retail uses Yes Yes Yes No Retail, repair All retail repair uses Yes Yes Yes No Vehicle Sales/Service Vehicle service establishment 3 4 Yes Yes No No Carpet & rug cleaning Lobby only Yes Yes Yes Light Industrial Service Medical or dental laboratories Lobby only Yes Yes No Sign painting shop Lobby only Yes Yes No Printing, lithographing, or publishing Lobby only Yes Yes No Upholstery shop Lobby only Yes Yes Yes "Lobby only": space for service-oriented uses where customers/employees can interact; not the back-of-house operations 1. Location pertains to frontage only; uses would not be restricted farther into the ground story floor plate (away from the RBL) Principal Arterials include: Columbia Pike, Walter Reed Dr, Glebe Rd, George Mason Dr, Four Mile Run Dr and squares/civic greens 2. Retail uses (other than restaurants) limited to 900 sq ft or as 2nd story extensions of ground floor with Columbia Pike frontage 3. Vehicle sales, rental and leasing facilities shall not exceed 300 linear ft along Main St or Avenue frontages ( 12.5.29) 4. Vehicle repairs and storage of merchandise and supplies shall be conducted wholly within a building ( 12.5.28) 10

2. Expanding Uses & Design Flexibility A. Which Civic uses should be introduced and where? B. Should all Civic uses be treated similarly with respect to location and design flexibility? 11

Proposed New (Civic) Uses (some limitations + design relief) Use Categories New Uses Principal Arterials 1 All Other Streets Upper Stories 2 Use Permit Required? Design Flexibility for ground story? Which BES is impacted? Colleges Colleges/Universities (public; not-for-profit) Lobby Only Lobby only Yes Yes No Main St Community Centers Yes Yes Yes Yes No Main St & Avenue Community Service Libraries Yes Yes Yes Yes No Main St & Avenue Museums and Art Galleries or Studios Yes Yes Yes Yes No Main St & Avenue Recreation Centers Yes Yes Yes Yes No Main St & Avenue Religious institutions Churches, mosques, synangogues and temples Lobby Only Yes Yes Yes No Main St & Avenue & Local Governmental Facilities Fire and police stations Yes Yes Yes Yes Yes 4 Main St & Avenue Hospital Hospitals Yes Yes Yes Yes Yes 4 Main St & Avenue Schools Schools, Elementary, Middle, or High 3 No Yes Yes Yes Yes 4 Main St Day Care All day care uses No Yes Yes Yes Yes 4 Main St & Avenue & Live/Work 1. Location pertains to frontage only; uses would not be restricted farther into the ground story floor plate (away from the RBL) Principal Arterials include: Columbia Pike, Walter Reed Dr, Glebe Rd, George Mason Dr, Four Mile Run Dr and squares/civic greens 2. Retail uses (other than restaurants) limited to 900 sq ft or as 2nd story extensions of ground floor with Columbia Pike frontage 3. Not to exceed 300 linear ft along Main St or Avenue frontages 4. With limitations to design elements that can be retrofitted when use is discontinued (i.e. transparency, entrance spacing) 12

Resulting Changes to Retail Table on p.3.7: Eliminate Primary (1) and Secondary (2) key from 4 th column Replace with Ground Floor Retail Standards Utilize new key based on specific designations: 1. Lobby Only 2. Prohibited 3. Eligible for Design Relief - Add definitions for new terms such as Lobby 13

3. Parking Ratios for Civic Uses Use Categories New Uses Existing By-Right ACZO Parking Ratios Colleges Colleges/Universities (public; not-for-profit) As determined by CB Community Service Community Centers Libraries Museums and Art Galleries or Studios Recreation Centers 1 per 300 sq ft 1 per each 500 sq ft of floor area 1 per each 500 sq ft of floor area 1 per 300 sq ft of indoor/outdoor area used for recretaion Religious institutions Churches, mosques, synangogues and temples 1 per each 5 sanctuary seats (12.2.4.H) Governmental Facilities Fire and police stations As determined by CB Hospital Hospitals 1 per 4 beds; 1 per 2 employees; 1 per each doctor Schools Schools, Elementary, Middle, or High 2 1 per each 7.5 students of design capacity (employee); 1 space per each 40 students of design capacity (visitor) Day Care All day care uses 1 per each employee [FBC currently includes a parking ratio for Non-Residential Uses of 1 space per 1,000 GFA] FBC could introduce new regulation referencing Zoning Ordinance for parking ratios associated with Civic Uses (consistency) However, some of these ratios are lower than the existing 1/1,000 GFA FBC ratio 14

4. Civic Buildings: Distinction between private and publicly-owned Rules for the Regulating Plan and New Development Plans; 2. Buildings (p.3.3) Definitions: Civic Buildings (p.2.3) 15

Comparison to N-FBC Civic Building Regulations: Section 205: Modifications; B. Allowable Modifications (p.2.4) Section 402. General Standards; K. Civic Buildings (p.4.6) 16

Next Steps FBC AWG [September 9, 2015] ZOCO [September 29, 2015] Additional Community Outreach? Request to Advertise [Fall 2015] County Board Hearing [Winter 2015] 17