Cir OF FREDE1UcKSrnIRGPLANNING COMMISSION
MINUTESMarch 11, 2020
7:30 p.m.715 Princess Anne Street
Council Chambers
You may view and listen to the meeting in its entirety by going to the PlanningCommission page on the City’s website:
https://amsva.wistia.comlmedias/77 1 goz3nrn
The Agenda, Staff Report, Applications and Supporting Documents are alsoavailable on the Planning Commission page.
MEMBERS CITY STAFFRene Rodriguez, Chairman Chuck Johnston, Director,Steve Slominski, Vice-Chairman Planning and Building Dept.David Durham Mike Craig, Senior PlannerKenneth Gantt James Newman, Zoning AdministratorChris Hornung Cathy Eckles, Administrative AssistantTom O’TooleJim Pates
1. CALL TO ORDERChairman Rodriguez called the meeting to order at 7:30 p.m. and explained meeting proceduresfor the public, as well as expected decorum during public comment.
2. PLEDGE OF ALLEGIANCE
3. DETERMINATION OF A QUORUMAll seven members were present.
4. APPROVAL OF AGENDAMr. Hornung moved for approval of the agenda as submitted. Mr. Durham seconded.Motion passed 7-0
5. APPROVAL OF MINUTESNovember 13, 2019 Work SessionMr. Hornung moved for approval of the minutes as submitted. Mr. Gantt seconded.Motion passed 7-0
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February 26, 2020 Regular MeetingMr. Pates moved for approval of the minutes with his edits as submitted by email on March 9,2020. Mr. Slominski seconded.Motion passed 7-0.
6. DECLARATION OF CONFLICT OF INTERESTMr. Pates noted he has a conflict with SUP2020-o2 as this is his daughter’s business. There wereno further conflicts of interest reported.
7. PUELIC HEARING
A. Eufloria requests a special use permit to operate a retail sales establishment,specifically a florist shop, in the Commercial-Transitional Zoning District. The propertyis located at 915/917 Lafayette Boulevard, at the corner of Lafayette Boulevard andWillis Street. SUP 2020-02
Mr. Newman reviewed the staff report along with a power point presentation (Att. i) andrecommended approval with three conditions.
Mr. O’Toole questioned what the previous uses of the property were. Mr. Newman said there is alaw office in one of the spaces and formerly a juice café was in the proposed location of Eufloria.Mr. Newman commented that special use runs with the property and does not cease if there ischange in property owner or business proprietor. Mr. Newman said the Commissioners could adda condition that the proposed special use permit only be for the proposed square footage ofEufloria.
Mr. Gantt questioned the limiting of the square footage for the business proposed at 1,200 sq. ft.,what would the remaining property be used for. Mr. Newman said the applicant would answerthat. Chairman Rodriguez questioned the parking requirements and would they be limited to thatapplication. Mr. Newman said that there was no additional parking required as it is a change inuse and there are 5 to 6 street parking spaces available.
Chairman Rodriguez opened the public hearing.
Sandra Glancy, representative of the applicant, was present, as was Annie Pates, the businessowner. Mr. Hornung asked Ms. Pates if she would have an issue with limiting this permit to floralbusiness only, no general retail sales. Ms. Pates said the she also sells plants and floral related giftsand is not strictly a floral business.
Chairman Rodriguez questioned whether there would be a dedicated drop-off area for the floraldelivery portion of the business. Ms. Pates said there was an area off-street for the deliveryvehicles.
No public comments were made. Chairman Rodriguez closed the public hearing.
Discussion ensued regarding adding a condition limiting the use to a floral business only.Mr. Hornung was concerned about the proximity to the Battlefield Visitor Center. Mr. Johnston
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noted that the City Attorney has indicated that there are legal issues in trying to limit the particulartype of retail sales without identifying some unique circumstances. Mr. Craig also noted that theissues with certain types of signage would be subject to design guidelines. Chairman Rodriguezwas also concerned with the amount of traffic in this area. Mr. Johnston noted that limiting theallowable square footage for retail sales would inherently limit the type and size of retail sales.
Mr. Hornung asked how big the proposed location is. Ms. Pates said 1800 sq. ft.
Mr. Hornung motioned to approve SUP2020-o2 with the conditions recommended by staff.Mr. Hornung further recommended the addition of two further conditions, (i) limiting the retailsales square footage to 2,000 sq. ft. and (2) limiting the retail uses to only floral and gift shopsales. Mr. Hornung said this could be dealt with at City Council. Chairman Rodriguez secondedthe motion.
Mr. Slominski noted he agreed with Mr. Hornung on limiting the potential retail sales. ChairmanRodriguez asked staff to be sure to notify the Commission of the City Attorney’s determination onlimiting the potential retail sales.Motion passed 6-0-i (Mr. Pates abstained).
B. The City of Fredericksburg proposes to amend the Unified Development Ordinanceto establish a new zoning district entitled “the Creative Maker District”. UDOTA 2020-02
C. The City of Fredericksburg proposes to amend the zoning map to change theexisting zoning of about 78 acres of land along the northern sections of Princess Anne Street andRoute ito the Creative Maker Zoning District from the following zoning districts: Commercial-Highway (CH), Commercial-Shopping Center (C-SC), Commercial/Office-Transitional (CT), Residential-30 (R3o), Residential-2 (R-2), and the Princess Anne Corridor OverlayDistrict. RZ 2020-02
Mr. Craig reviewed the staff report for the Creative Maker District (CMD) along with a power pointpresentation for Items B and C combined (Att. 2), and recommended the public hearing be keptopen until the April 8, 2020 Commission meeting due to an error with the public hearing ad.
Mr. Durham asked if there were any provisions within the form-based codes that requiredevelopers to provide pedestrian crossing improvements. Mr. Craig noted it will be a joint effortbetween the City and the developers. Mr. Craig went through the various situations and whatwould be required.
Discussion ensued regarding the status of the Transfer of Development Rights (TDR) in the T-4Mand T-5M transect zones and whether the rights can be transferred between transect zones.Mr. Craig stated that TDR is not currently a component of the Creative Maker District proposalbut explained the process when a character structure is determined to be eligible for TDR.
Mr. Durham questioned if there maybe a public use in the future in the CMD, would that propertybe removed from the CMD and make it part of a Public, Recreational, Open-Space, andEnvironmental Zoning District (PROSE) Zoning District. Mr. Craig said Planning aimed toestablish additional zoning districts that would handle public uses specifically and would addressthis use at that time.
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Mr. Pates questioned whether the CMD should wait for the TDR component since TDR was acentral part of the strategy for historic preservation in this area. Mr. Craig said the CMD wouldput the legal framework in place to permit the evolution of use in this corridor, which wouldrepermit the types of uses the historic structures were designed for. Establishing the form basedcode is also critical. In addition, Mr. Craig noted that defining character structures makes sure thehistorical properties are not deemed non-conforming.
Mr. Pates asked about the location of the T-4M areas and their relationship to existingneighborhoods. Mr. Craig said the CMD is proposed in existing commercial areas and not in theexisting neighborhoods. Further discussion ensued regarding the potential development.Mr. Pates said that the expansion of use could negatively impact residential properties in theCMD. Mr. Craig noted the level of use, that by definition the impact of the proposed uses areminimal and the addition of the form based code, which requires that buildings are a compatibleshape and size, further controls the potential intensity of any proposed use.
Chairman Rodriguez asked to clarify the boundaries of the CMD. Mr. Durham noted once the Area7 plan is accepted, the CMD will extend down Princess Anne Street to the south. Mr. Craig agreedand clarified that the zoning district is established and then the properties are rezoned.
Chairman Rodriguez opened the public hearing.
Lynn Goodall, 2109 Fall Hill Avenue. She spoke for the Canal Quarter Neighborhood Association(Association). They support changing the zoning along the Princess Anne Corridor. TheAssociation is concerned about including the parking lot areas and that more consideration shouldbe given to green space, historic preservation reuse, accessibility for the aging, and canalenhancements. The Association does not support residential density or TDR. The Associationbelieves that only the zoning for the Princess Anne Corridor should be acted on until the 2300 FallHill Building and all associated Mary Washington Health Care properties are sold.
Adam Lynch, Friends of the Rappahannock (FOR), 3219 Fall Hill Avenue. FOR stated that theCMD needed to include higher residential density if the plan is to achieve a river friendly regionwith more walkable areas by steering growth away from sprawling car dependent landscapes.Compact walkable development preserves green space, reduces water quality impacts and carbonfootprints of new development. FOR believes the CMD downzones most of the area whichentrenches low density housing, misses an opportunity to build more sustainable development,and will deter compact river-friendly development.
Paul Ireland, no address given. Asked how the rezoning would affect his automotive servicebusiness use at 2705 Weilford Street. Mr. Craig noted that under the proposed changesautomotive use will change from a by-right to a special use so the existing building configurationwould become grandfathered and amendments to it would be permitted by special use permit.
No further public comments were made. Chairman Rodriguez noted the public hearing portionwould remain open until the April 8, 2020 meeting. Mr. Durham asked staff to address thecompeting interests that were represented by Ms. Goodafi and Mr. Lynch.
No action was taken.
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D. The City of Fredericksburg proposes to amend the Unified Development Ordinance,Section 72-53, Parking. The amendments include a general reduction of the amount ofparking required for uses listed in the Minimum Off-Street Parking Standards Table,creating a “Shared Parking Factor”, and modifying the purpose and extent of the DowntownParking District. UDOTA2020-o3
Mr. Johnston reviewed the staff report along with a power point presentation (Att. 3).
Mr. O’Toole asked how long Smart Code has been in use. Mr. Johnston stated it has been aroundfor 20 years and that it meets the needs of the jurisdictions that have used it and there isn’t reallyanother source except for the Institute of Transportation Engineers (ITE), which is based on 20th
century surveys of parking in suburban areas. Chairman Rodriguez asked how many cities of oursize use Smart Code. Mr. Johnston stated approximately six, but that it is also applied in manylarger cities outside of their actual downtown areas.
Mr. Pates asked about not requiring parking for reuse of historic buildings and would using theSmart Code still not affect historic properties. Mr. Johnston stated this amendment would notaffect that as the parking requirements for reuse of historic structures was decided approximatelyten years ago. Mr. Pates asked about the shared parking factor and how it affects properties thatare not mixed use. Mr. Johnston noted that this is intended to focus on sites of businesses thatshare parking lots with various types of uses.
Mr. Durham asked about the degree to which these changes would incentivize additional bicycleparking. Mr. Johnston stated there are two issues: the text changes regarding bicycles address thestandards for bicycle parking on private property to fix poorly worded text to make it lesscomplicated. The other addresses public facilities within the right-of-way on sidewalks and parks.That money would be used for public facilities for bicycle parking.
(Mr. Pates left the meeting)
Chairman Rodriguez asked what is the smallest City owned parking lot. Mr. Johnston statedprobably the Visitors Center, which has approximately twelve spots. Chairman Rodriguezquestioned the Commissioners whether a requirement should be added that states any Downtownproject over 50 or 75 parking spots might need to apply for a special use permit in order to pay forspaces instead of providing them, as that just shifts spaces to another area. Mr. Durham statedthat market forces would argue against that and doesn’t think Chairman Rodriguez’ scenario isfeasible. Mr. Hornung agrees with Mr. Durham that there is a balance between how much adeveloper would be willing to get out of the parking requirements and how much is available fortheir tenants. Most deve’opers would not be able to get tenants if they just paid for spaces insteadof providing them.
Discussion ensued regarding the 1010 Caroline Street project, which involved the reuse of a retailbuilding that did not expand the square footage, so no further parking requirements werenecessary.
Chairman Rodriguez opened the public hearing.
Adam Lynch, Friends of the Rappahannock (FOR), 3219 Fall Hill Avenue, he spoke for himselfand FOR being in favor of the proposed parking minimum amendments. Widespread asphalt is
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a major source of impervious surfaces and causes stormwater pollution; therefore, reducing theburdensome parking minimums will reduce pressure to build new parking lots and theseamendments will help steer the City to better preserve our remaining open spaces and improvethe City’s stormwater management system.
Holly Clarke, 1504 Winchester Street, spoke in favor of the reduced downtown parkingrequirements. The City is designed for people, not cars, which is what contributes to the City’svibrancy. Ms. Clarke also spoke in favor of the attention being focused on bicycling traffic butthinks that better practices could be done.
No further public comments were made. Chairman Rodriguez closed the public hearing.
Mr. Slominski motioned to approve as recommended. Mr. Durham seconded. Mr. Johnston notedthat he will incorporate two recommendations into the ordinance: best practices for bicycleparking, and appropriate location standards for shared parking. Mr. Slominski amended hismotion to include those recommended changes to the ordinance. Mr. Durham requested thatwhen this is discussed at Council mention be made to include and highlight areas it will have themost specific effect on.
Motion passed 6-o (Mr. Pates absent).
E. The City of Fredericksburg proposes to amend the Unified Development Ordinance,Section 72-8, Definitions and Interpretations, to update definitions and regulations ofresidential uses. The amendments more clearly states the differences among duplex, single-family attached, and multi-family dwelling types. UDOTA2020-o4
Mr. Craig reviewed the staff report and recommended the Commissioners recommend approval.
Mr. Hornung asked about the rationale for the different rules between Section 72-41.1 F.(5) statingone townhouse per lot and Section 72-84 Dwelling. Single-Family Attached stating up to foursuch units on a lot. Mr. Craig stated that there is a different impact between single-family attachedhomes arranged as townhomes and attached housing arranged as a tn or quadplexes that lookslike a single family home. Also, some builders attempted to negate development standardsrequiring streets and lot frontage by stating they would build multiple townhomes on a single lot.Mr. Hornung mentioned the townhomes at the intersection of Prince Edward Street and AmeliaStreet as one that was an attractive infill use. Mr. Durham noted that previously when he owneda townhome, there were three of them on a lot and when the owner wanted to sell, he could notdo so separately. He then got them subdivided so Mr. Durham thinks this language is appropriateas it goes to the issue of ownership. Further discussion ensued regarding the ownership andconnection between townhomes and duplexes.
Chairman Rodriguez opened the public hearing. No public comments were made. ChairmanRodriguez closed the public hearing.
Mr. Durham motioned to approved as recommended. Chairman Rodriguez seconded the motion.
Motion passed 6-0 (Mr. Pates absent).
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8. GENERAL PUBLIC COMMENTThere were no public speakers.
9. OTHER BUSINESSA. Planning Commissioner CommentsNone.
B. Planning Director CommentsMr. Johnston updated the Commissioners on the following:
• City Council approved the infifl development amendments, but with a 90-day grace period;• City Council approved the Springhill Suites Hotel PD-C rezoning and special exception on
Fall Hill Avenue;• City Council authorized a study of the potential sale of land near Idlewild for Mary
Washington Health Care offices;Mr. Durham noted that the increased residential in Planned Development Commercial is shelvedfor now.
• Planning staff is going to Bethesda to discuss Area 1 with Streetsense;
Mr. Durham asked when the infill heights requirement rework might be happening. Mr. Johnstonnoted that he does not have specific dates set yet.
Mr. Johnston stated that the March 25 Commissioner’s meeting will be primarily focused on theCapital Improvements Plan and follow up on the Area 7 Downtown plan.
8. ADJOURNMENTThere being no further items to be discussed, the Planning Commission adjourned at 9:47 pm.
Next meeting is March 25, 2020.
Rene Rodriguez, Chairman
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DISCLOSUREPERSONAL INTEREST IN A TRANSACTION
Virginia Code § 2.2-3112(A)(i) prohibits a member of a public body from participating in.a transaction that has application solely to property or a business or governmental agencyin which he has a personal interest or a business that has a parent-subsidiary or affiliatedbusiness entity relationship with the business in which he has a personal interest.
The officer shall be prohibited from (i) attending any portion of a closed meetingauthorized by the Virginia Freedom of Information Act ( 2.2-3700 et seq.) when thematter in which he has a personal interest is discussed and (ii) discussing the matter inwhich he has a personal interest with other governmental officers or employees at anytime.
The officer is required to disclose the existence of the interest, and the disclosure ismaintained in the public records of the agency for five years in the office of theadministrative head of the agency.
Name of Officer: -c
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Name and address of business or governmental agency in which the officer has a personalinterest:
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Address or parcel number for real estate (if applicable):
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Transaction name/meeting date(s):and any follow-up meetings.
Date:
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eS
tree
tC
orri
dor’
sM
aker
-bas
edec
onom
yIn
divi
dual
slo
okin
gto
buy
stuf
fm
ade,
built
,or
crea
ted
byot
her
indi
vidu
als
Nic
heco
nsum
erse
gmen
ts(f
orM
ade
prod
ucts
)H
erit
age
and
cult
ural
tour
ists
(for
Mad
epr
oduc
ts)
Younge
high
lyed
ucat
ed,
valu
es-d
rive
n,M
illen
nial
s(f
orM
ade
prod
ucts
)A
fici
onad
os(f
orM
ade
prod
ucts
)•Y
oung
fam
ilie
s(f
orM
aker
spac
es)
The
Cre
ativ
eC
lass
,en
trep
rene
urs
(for
Mak
ersp
aces
)E.
g.ou
tdoo
ren
thus
iast
sw
hom
ake
thei
row
nbi
king
and
clim
bing
gea
etc.
Oth
erbu
sine
sses
(for
Mad
epr
oduc
ts—
who
lesa
lefo
rla
ter
resa
le,
orfo
rin
put)
I
Spec
ial
Con
side
rati
ons
•His
tori
cco
mm
erci
aldi
stri
cts
used
tobe
fille
dw
ithsk
illed
trad
esan
dcr
afts
peop
le.
‘Mak
ers
(cre
ativ
ein
divi
dual
s)of
ten
keep
odd
hour
s,ex
tend
ing
the
activ
eho
urs
ofth
edi
stri
ct.
Cra
ftsm
ansh
ipof
hist
oric
buil
ding
sis
aco
mpl
emen
tto
this
stra
tegy
I
2.P
urpo
se—
Per
mit
Mak
ing
(wit
hin
am
ixed
use
dist
rict
)
The
Cre
ativ
eIV
iake
r Dis
tric
t per
mits
am
ixof
resi
dent
iala
ndco
mm
erci
alus
es,
incl
udin
glo
wim
pact
mak
erus
estra
ditio
naliy
clas
sfle
das
light
man
ufac
turi
ngor
cont
ract
orc
[flc
ein
orde
rto
crea
tean
envi
ronm
ent
whe
repe
ople
can
live,
wor
k,an
dcr
eate
all
with
ina
pede
stri
an-s
cale
den
viro
nmen
tth
attr
ansi
tions
appr
opri
atei
yto
surr
ound
ing
resi
dent
ial
neig
hbor
hood
s.
Res
iden
tial
Use
Inst
itu
tio
nal
Use
sC
omm
erci
alU
ses
Dw
ellin
g,D
uple
xP
Dw
ellin
g,L
ive/
\brk
pC
omm
unit
ySe
rvic
esA
lcoh
olic
Bev
erag
eP
rodu
ctio
n
Dw
ellin
g,M
ultif
amily
PA
nim
alC
are
Hou
seho
ldL
ivin
gD
wel
ling,
Sing
le-F
amily
Att
ache
dP
Day
Car
e
Eat
ing
Est
abli
shm
ents
Dw
ellin
g,Si
ngle
-Fam
ilyD
etac
hed
PE
duca
tion
alFa
cilit
ies
Dw
ellin
g,U
pper
Stor
y(o
ver
Off
ices
nonr
esid
enti
al)
PG
over
nmen
tal
Faci
litie
sP
arki
ngH
ealt
hcar
eFa
cilit
ies
Rec
reat
ion,
Indo
orIn
du
stri
alU
ses
Inst
itut
ions
Con
trac
tor
Off
ice
PR
etai
lSa
les
and
Serv
ices
Indu
stri
alSe
rvic
esG
ener
alIn
dust
rial
Ser
vice
/Rep
air
PPa
rks
and
Ope
nSp
aces
Vis
itor
Acc
omm
odat
ions
Res
earc
han
dD
evel
opm
ent
PM
anuf
actu
ring
Man
ufac
turi
ng,
Lig
htP
Tra
nspo
rtat
ion
War
ehou
seW
areh
ouse
Util
ities
Who
lesa
leW
hole
sale
Sale
sP
2.P
urpo
se—
Per
mit
Mak
ing
(wit
hin
am
ixed
use
dist
rict
)
The
crea
tive
Mak
erD
istr
ict p
erm
itsa
mix
ofre
side
ntia
l and
com
mer
cial
uses
,in
clud
ing
low
imp
act
mak
erus
estr
aditi
onal
iycl
assf
led
aslig
htm
anuf
ictu
ring
orco
ntra
ctor
cof
fice
inor
der
tocr
eate
anen
viro
nmen
tw
here
peop
leca
nliv
e,w
ork,
and
crea
teal
lw
ithin
ape
dest
rian-
scal
eden
viro
nmen
t tha
ttra
nsiti
ons
appr
opria
teiy
tosu
rrou
ndin
gre
side
ntia
l nei
ghbo
rhoo
ds.
Tab
le7242.5
:T
able
of
Co
mm
on
Acc
esso
ryU
ses
P=
All
owed
byri
ght
S=
Spe
cial
use
perm
itre
qu
ired
bla
nk
cell
=p
roh
ibit
ed
Zon
ing
Dis
tric
t
U
nU
U—
U—
u PP
Cem
eter
y
Dri
ve-
Th
rou
gh
SP
Hom
eO
ccupat
ion
PP
Hom
esta
yP
P
Ou
tdoo
rd
isp
lay
and
sale
sP
P
Ou
tdoo
rst
ora
ge
(as
anac
cess
ory
usc)
SP
Par
kin
gof
heav
ytr
uck
s,tr
aile
rs,
maj
or
recr
eati
onal
equip
men
t,et
c.
Sat
elli
tedis
hes
PP
Sol
aren
erg
yeq
uip
men
tP
P
Tem
po
rary
fam
ily
hea
lth
care
str
uctu
re
Am
iteu
rR
adio
An
ten
nas
PP
T-4
Man
dT
-5M
Tra
nsec
t Map
Smal
lAre
a6
2.P
urpo
se—
Per
mit
Mak
ing
(wit
hin
am
ixed
use
dist
rict
)
T-4
M
T-5
Mfl_T
hJT
hJL
,J1
Ft
019
030
070
01,
140
1.52
01.
900
/
1•
4.4
‘4
/
Jry
2220
20
3.P
urpo
seC
alib
rate
zoni
ngfo
rap
prop
riat
ein
fihl
Sta
nd
ard
T4
-MT
5-M
Res
iden
tial
Den
sitv
Sdu/a
cr.
byri
ght
12d
u/a
cr.
byri
ght
Max
imum
The
City
Cou
ncil
may
appr
ove
anin
crea
seT
heC
ity
Cou
ncil
may
appr
ove
anin
crea
sein
inre
side
ntia
lde
nsit
yle
vels
bysp
ecia
lus
ere
side
ntia
lden
sin
leve
lsby
spec
ial
use
per
mit
perm
itup
onfi
nd
ing
such
incr
ease
achi
eves
upon
find
ing
such
incr
ease
achi
eves
the
pu
rth
ep
urp
ose
and
inte
nt
of
this
dis
tric
t,p
ose
and
inte
nt
of
this
dis
tric
t.
Nonre
sidenti
al
FA
R.
0.7
byri
ght
0.7
byri
ght
Max
imum
-.
.-,
1.by
spec
ial
use
perm
iti.O
bysp
ecia
l use
per
mit
Spec
ial
cons
ider
atio
nsfo
rsp
ecia
lus
epe
rmit
s.In
revi
ewin
gan
appl
icat
ion
for
asp
ecia
lus
epe
rmit
inth
eC
reat
ive
Mak
erD
istr
ict,
City
Cou
ncil
may
cons
ider
the
follo
win
g,in
addi
tion
toth
ecr
iter
iase
tou
tin
sect
ion
72-2
2.6:
•A
ppli
cati
onpr
opos
esth
ere
stor
atio
nof
ach
arac
ter
stru
ctur
e;
•A
ppli
cati
onpr
opos
esa
mix
edus
ede
velo
pmen
t,w
ith
atle
ast
2O%
of
the
tota
lgr
oss
floo
rar
eain
resi
dent
ial
use
and
atle
ast
2O%
of
the
tota
lgr
oss
floo
rar
eain
nonr
esid
enti
alus
e.
•A
ppli
cati
onpr
opos
esdo
uble
the
amou
ntof
gene
ral
orfo
rmal
open
spac
ere
quir
ed.
3.P
urpo
se-
Cal
ibra
te
By-
Rig
htR
esid
entia
l1)
ensi
tvC
hang
e
zoni
ngfo
rap
prop
riat
ein
fill
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I
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t90
012
0015
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,rsh
03.2
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urpo
se—
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rido
rs,
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es,
and
Thi
rdS
pace
sM
AP
24A
RE
A6
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S,
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IRD
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aces
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ivity
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es
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urpo
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and
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rdSp
aces
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nta
ge
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pes
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urpo
se—
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rido
rs,
Nod
es,
and
Thi
rdSp
aces
Only
buil
ding
type
perm
itte
din
Tra
nsit
iona
lZ
one.
Tra
nsit
iona
lZ
ones
esta
blis
hed
whe
nab
utti
ngsi
ngle
fam
ilyde
tach
edus
esan
dw
hen
the
bloc
kfac
eac
ross
the
stre
etfr
oma
use
is75
%si
ngle
fam
ilyde
tach
edre
side
ntia
l.
Bil
drng
Te
4B
J&ng
PL
cenen
dO
dn
tto
9
Bd&
ngT
4M
‘.d
Sci
e:
kü
gT
pe
4?cid
eA
to
/
4.P
urpo
se—
Cor
rido
rs,
Nod
es,
and
Thi
rdSp
aces
•T
heb
uil
din
elev
atio
nsh
all
beei
ther
vert
ical
lyor
ient
edor
hori
zont
ally
on
i.B
uild
ing
Ele
vati
on:
‘-
ente
dba
sed
on
the
patt
erns
atsu
rrou
ndin
gbu
ildi
ngs.
a.P
erm
itte
dpr
imar
ybu
ildi
ngm
ater
ials
are
bric
k,st
one,
stuc
co,
wo
od
/..
wood
com
posi
te/
cem
enti
tiou
ssi
ding
,an
dno
n—co
i-ru
gate
dm
etal
.ii
.P
erm
itte
d\I
aten
als:
b.A
ccen
tan
dtr
imm
aten
als
may
bean
ot
the
prim
ary
buil
ding
mat
eria
ls
orvi
nyl.
ljti
litv
and
serv
ice
func
tion
ssh
all
bede
sign
edso
that
they
are
scre
ened
from
tu.
Equ
ipm
ent
scre
ern
n:
‘ad
1ace
ntst
reet
s.
SMA
RT
CO
DE
MO
DE
L
Sho
uld
Dow
ntow
nan
do
ther
urba
nce
nte
rsin
Cit
yhav
epa
rkin
gre
quir
emen
ts?
Dow
ntow
nsin
oth
erci
ties
that
donot
hav
epar
kin
gre
qu
irem
ents
hav
ea
wel
ld
evel
op
edtr
ansi
tsy
stem
.
Fre
deri
cksb
urg
will
rely
onper
sonal
vehi
cles
asac
cess
for
the
imm
edia
tefu
ture
.
Goo
dpla
nnin
gpra
ctic
eover
the
past
few
dec
ades
has
adv
oca
ted
are
turn
totr
adit
ional
dev
elopm
entp
atte
rns
for
wal
kabl
eurb
anp
lace
sw
ith
am
ixtu
reo
fuse
s.
The
“Sm
art
Cod
e”is
am
odel
code
toim
ple
men
ttr
adit
ional
dev
elo
pm
ent
pat
tern
s.It
emphas
izes
form
ov
eruse
asth
eke
yto
good
dev
elopm
ent.
The
“Sm
art
Cod
e”is
the
bas
iso
fth
ep
rop
ose
dpar
kin
gam
end
men
ts.
6
What
?R
ecal
ibra
tepa
rkin
gst
andar
ds:
oB
ase
resi
den
tial
requir
emen
tsin
crea
seD
ownt
own
oN
och
ang
efo
rin
-do
or
rest
aura
nt
req
uir
emen
tsoC
han
ge
ofuse
wil
lbe
reca
lcula
ted
exce
pt
Dow
ntow
nan
dM
aker
Dis
tric
ts:
Don
’tw
ant
toen
cou
rag
em
ore
surf
ace
park
ing
oR
etai
lan
dO
ffic
ere
qu
irem
ents
dec
reas
e,es
pec
iall
yin
Dow
ntow
n,M
aker
,an
dP
lan
ned
Dev
elopm
ent
Dis
tric
tsoA
utom
atic
ally
appl
y‘S
har
edP
arki
ngF
acto
r’fo
rm
ixed
use
Expan
dD
ownt
own
Par
king
Dis
tric
t(p
aym
ent
inst
ead
of
par
kin
g):
oG
eogr
aphi
call
y,F
un
dU
se,
%o
fsp
aces
elig
ible
for
pay
men
t
_t
—C
8
RE
QU
IR
ED
NU
MB
ER
OF
SP
AC
ES
SM
AR
TC
0D
EU
DO
Pro
pose
dR
esid
en
tial
_______________
____
____
____
__
__
_
-S
ing
leF
am
ily
T-3
2/
dw
ell
ing
2/
dw
ell
ing
2/
dw
elli
ng
-T
ow
nhouses
T-4
1.5
/d
well
ing
1.7
/dw
ell
ing
1.7
5/d
well
ing
inD
ownt
own,
Mak
er,
PDdi
stri
ct1.5
/dw
elli
ng
&F
orm
Bas
edC
ode
pro
ject
s
-M
ult
ifam
ily
T-5
1/
dw
ell
ing
1.7
5/
dw
ell
ing
w/
co
mm
ercia
lon
ground
flo
or
0.5
/dw
ell
ing
w/
no
com
mercia
l1
.7/
dw
ell
ing
InD
ownt
own,
Mak
er,
PDdi
stri
cts
1/
dwel
ling
&F
orm
Bas
edC
ode
pro
ject
sap
ply
Shar
edP
arki
ngF
acto
r
__________________________________________________
__
__
__
__
__
__
__
__
__
__
__
__
__
-
--
____
____
____
____
____
____
____
____
____
____
____
__
,..
..
..
10
RE
QU
IRE
DN
UM
BE
RO
FSP
AC
ES
SMA
RT
C0D
EU
DO
Pro
pose
dP’
.tail
T-3
&T
-44
/10
00sq
ft1
/30
0sq
ft<
6O
Ksf
:11
300
sf
(1I
250
sqft
)60
Ksf
tolO
OK
sf:
1/
400
sf>
10
0,0
00
sf:
1/
45
0sf
T-5
3/l
000sqft
1/
300sq
ft<
6O
Ksf
:1/3
35sf
(1/
335
sqft
)60
Ksf
tolO
OK
sf:
1/
40
0sf
inth
eC
-D,
C-M
,o
rP
lanned
Dev
elopm
ent
Zonin
gD
istr
icts
>1
00
,00
0sf
:1/
450
sf
(ret
ail
<1
50
0sq
ft(r
etai
l1
500
sqft
exem
pt
fro
mre
quir
emen
t)ex
empt
from
req
uir
emen
t)
______
—
12