FBC Corners The FBC establishes a Building Envelope Standard for all building sites within the Columbia Pike Special Revitalization District.  The BES sets the basic parameters governing building construction, including height, depth and placement of buildings, as well as other required elements, such as balconies, stoops and street walls.  There are four different BES used throughout the Columbia Pike Special Revitalization District, specifically designated on the Regulating Plan, each of which establish different parameters.  In some cases a single development site may require development under more than one BES.  In such cases, where the BES changes along a site, the FBC permits one Building Envelope Standard to be extended up to 50 feet in either direction.  However, the FBC does not clearly indicate that a BES may also be extended where two BES meet at a corner.  The proposed amendment would make this clarification, which is consistent with how staff has interpreted the regulation for Form Based Code projects.  Staff Contact:  Deborah Albert 703.228.3533

Target Schedule:
ZOCO: February 16, 2010
Request to Advertise:  April 24, 2010
Planning Commission: May 10, 2010
County Board:  May 22, 2010

FBC Stoops, Stacked Flats, Finished Floor Elevation and Clear Heights. Staff is proposing several changes to the Form Based Code, primarily to the Building Envelope Standards for Local sites.  In response to concerns about the requirement that all Local non-live/work units be elevated 36 to 60 inches above grade and concerns regarding the proliferation of stoops related to the construction of stacked flats, staff undertook an evaluation of these and other related provisions of the Code.  The intent of the proposed amendments is to provide greater clarity as to what is permitted in Local site development, to better regulate the design and impacts of such development and to remove a barrier to accessibility on Local sites unique to the Form Based Code. The proposed amendments are in keeping with the vision for the Columbia Pike corridor as expressed in the Columbia Pike Initiative, A Revitalization Plan adopted in 2002 and the Columbia Pike Initiative, A Revitalization Plan – Update 2005.  The most significant changes are as follows: 

• Permit construction of  non-live/work Local street buildings either zero (0) to five (5) inches above grade, in order to provide accessible entry, or at the currently required 36 to 60 inches above grade, which reflects the original intent of the Code to have buildings elevated above the eye level of passersby and to create outdoor spaces which would foster interaction between neighbors.
• Clarify that stacked flat development is permitted on Local sites, while multifamily development is not. 
• In order to mitigate potential adverse effects related to stacked flat development, such as the proliferation of stoops and parking concerns, the proposed amendment would allow no more than one stoop or porch per Local street building, plus an additional entry for English basements; and allow no more than two entries per stoop or porch.  
• Staff also proposes to eliminate the parking waiver for Local sites under 20,000 square feet in land area when more than two units are provided, as Local sites are a transition zone from higher density Main and Avenue site development to single-family development, and parking for stacked flats is a concern in these areas. 

Target Schedule:
ZOCO: February 4 and 16, 2010 and April 5, 2010
Request to Advertise:  April 24, 2010
Planning Commission: May 10, 2010
County Board:  May 22, 2010

Historic Preservation Districts, Appeals Standard.  On December 12, 2009, the County Board adopted Zoning Ordinance amendments to Section 1. Definitions, Section 2. General Regulations and Section 31A. Historic Preservation Districts.  This comprehensive rewrite of Section 31A was recommended in the Historic Preservation Master Plan, adopted in December, 2006.  The changes include both legal and policy changes, in response to the growing scope of the HALRB, and reflects the language in Virginia's enabling legislation.  Section 31A was previously substantially updated in 1983, and thus the ordinance was out of sync with current County policies and practices dealing with historic preservation review, and with certain elements of Virginia enabling legislation. However, the County Board deferred consideration of the provisions for County Board review of appeals of Historical Affairs and Landmark Review Board (HALRB) decisions.  An amendment was readvertised, in order to allow the HALRB, the Planning Commission and the County Board additional time to consider provisions that would alter the responsibilities of the HALRB regarding Historic District Design Guidelines, amending the Historic District Designation Process for Historic District Design Guidelines, and altering the adoption process for Historic District Design Guidelines. 

Schedule:
ZOCO:  May 4, 2010
Request to Advertise:  authorized by the County Board on March 13, 2010
Planning Commission:  May 10, 2010
County Board:  May 22, 2010

Height for Large Sites in "R-20" Unlike site plans, Zoning Ordinance height restrictions are not able to be modified by the County Board through the use permit process, unless otherwise specified.  A very large site with a use permit has submitted an application for a use permit amendment to construct a new building which will be 55 feet in height instead of the maximum 35 feet in an “R-6” zoning district.  The “R-20” zoning district (and all the districts that refer to “R-20”:  “R-10”, “R-8”, “R-6”, “R-5”, and “R2-7”) limits all permitted buildings to 35 feet, regardless of tract size or use.  Staff has researched treatment of height in other zoning districts in the County, some of which permit varying height limits based on tract size or location (generally, the larger the tract, the greater the permitted height), including “S-D” Special Development Districts, most “RA” districts, “C-O-A” Commercial, Office and Apartment Districts and the “P-S” Public Service District.  The proposed amendment would amend “R-20” to allow the County Board, by special exception use permit, to approve a structure of up to 55 feet in height on tracts of land of 100 acres or more.  Requiring a special exception use permit would allow staff and the County Board to evaluate proposals on a case-by-case basis through the use permit process.   
Staff Contact:  Peter Schulz 703-228-3525

Target Schedule:
ZOCO:  September 8, 2009, October 20, 2009
Request To Advertise: April 24, 2010
Planning Commission:  June 1, 2010
County Board June 12, 2010

Recently Adopted Amendments