Loading...
HomeMy WebLinkAboutZTA200800002 Legacy Document 2008-12-02STAFF PERSON: ELAINE K. ECHOLS, AICP PLANNING COMMISSION WORKSESSION: DECEMBER 9, 2008 ZTA 08 -02: REQUEST FOR CHANGES TO PLANNED DISTRICT REGULATIONS BACKGROUND: On April 22, 2008, the Planning Commission passed a resolution of intent to consider changes to the Planned District (PD) regulations that would, among other things, require that certain site plans and subdivision plats permitted under old planned development zoning comply with current rather than "old" regulations that existed at the time of rezoning approval. On July 29, 2008, staff held a worksession with the Commission on these proposed changes to the ordinance, as well as several other changes that the staff proposed the Commission consider, based on staff's experience in administering the PD regulations. At the request of the Commission, on September 30, 2008, a "roundtable" discussion was held with the public on the vesting aspect. The Commission mainly heard comments from members of the development community who believed that the proposed changes would adversely affect recently approved planned developments. The Commission asked staff to work on ways to address the concerns of the public as well as concerns of the Commission. IWITGYMM I Old Planned Districts/New Regulations and Vesting The Planning Commission's resolution of intent was based on concerns regarding old subdivision and zoning regulations being applied to new developments. At the September 30 meeting, most Commissioners expressed a desire for current subdivision and zoning regulations to be applicable to developments which were approved many years ago but never developed. In order to do this staff is recommending a two -fold way approach. The first part would say that any planned districts approved on or before December 10, 1980 must meet current zoning requirements unless they can establish a vesting. If they can establish a vesting, then, they could choose whether to use the zoning regulations in effect at the time of the rezoning or current regulations. The second part would say that planned districts approved after December 10, 1980 could use the zoning regulations in place at the time of rezoning with the exception of the Entrance Corridor Overlay District, the Flood Hazard Overlay District, outdoor lighting, signs, parking and landscaping. The Entrance Corridor regulations, outdoor lighting, signs, and landscaping requirements deal with appearance issues that the County believes are important for any development. Current parking requirements may be more than when a rezoning was approved or they may be less. The parking section of the Zoning Ordinance allows the Zoning Administrator to reduce the minimum parking requirements with a study which substantiates less need for parking. The floodplain boundaries change from time to time and the Overlay District requirements relate to safety. Current regulations for these seven sections would be required unless the developer or subdivider can show they are vested. Proposed language for Sec. 8.5.5.2 Review of site plans and subdivision plats is as follows: b Planned development districts establishad q&r December la 1980. Ea!;b Prcl i min - 1 n r shall be revic3mgd for complianco with the applicable regulations in eff ect wbgn the planned n district was established or, at the _option of the develop eubdivider in effect when the siu., 121an-Qr subdivisiQn plat is h.av ewe plan or subdiviai!aa plat rcyiewed for cmgliaacp with w11c11 tic planned deyplopment ct toAhose regml tions in effect r ev*cw unless vestcd rigbts established 'r i - - r district n ri i landscaping screening 4 i 4.15} If rights are determined to havevested. thf. rcguiations r n righ vested shall apply. As the Commission is aware, state law prevails in cases of vesting such that opportunities to deal with old zoning are limited. For example, unless an off-site improvement is specifically proffered or required by a different agency, such as VDOT or the Albemarle County Service Authority, the locality cannot require an off -site improvement. So a property owner's rights are protected to the extent that he can establish a vesting. In the second case above, a property owner only has to establish a vesting if he/she believes that the sections noted in the proposed amendment should not apply to their development. Signage in Neighborhood Model Districts Staff mentioned at the July worksession that the signage regulations for Neighborhood Model districts should be reconsidered because some developers believe that the sign area allowed is too restrictive. Questions arose at the Commission meeting as to the appropriateness of increasing signage area in this district because of the residential nature of Neighborhood Model districts (NMD's). Staff was asked to provide additional information to the Commission before it moves forward. Zoning staff has now asked that this item be dropped from the current set of proposed changes. They will be proposing a set of changes to the sign regulations and changes to NMD's will be part of that package. Parking in Neighborhood Model Districts Staff recommended to the Commission at the July worksession that the ordinance be amended to allow for a parking study to be provided with the rezoning or at the site plan stage since it is difficult to know what parking needs may be given the possible range of uses. Commissioners i► ►r ► ► ► r► 1 ':1 1, 1► a ml- 101 MUNI /■ /- ■ - 11 1.r f - ■ 1 1. ■� ■1 / 11. ■- •� • / � � - 1 ./_� ._. - /1 1 ■.l "J I- / !11'i (- {111•! �_/ / •� - /- ■■- / __ 077;r1warwiWaNT =MW b Planned development districts establishad q&r December la 1980. Ea!;b Prcl i min - 1 n r shall be revic3mgd for complianco with the applicable regulations in eff ect wbgn the planned n district was established or, at the _option of the develop eubdivider in effect when the siu., 121an-Qr subdivisiQn plat is h.av ewe plan or subdiviai!aa plat rcyiewed for cmgliaacp with w11c11 tic planned deyplopment ct toAhose regml tions in effect r ev*cw unless vestcd rigbts established 'r i - - r district n ri i landscaping screening 4 i 4.15} If rights are determined to havevested. thf. rcguiations r n righ vested shall apply. As the Commission is aware, state law prevails in cases of vesting such that opportunities to deal with old zoning are limited. For example, unless an off-site improvement is specifically proffered or required by a different agency, such as VDOT or the Albemarle County Service Authority, the locality cannot require an off -site improvement. So a property owner's rights are protected to the extent that he can establish a vesting. In the second case above, a property owner only has to establish a vesting if he/she believes that the sections noted in the proposed amendment should not apply to their development. Signage in Neighborhood Model Districts Staff mentioned at the July worksession that the signage regulations for Neighborhood Model districts should be reconsidered because some developers believe that the sign area allowed is too restrictive. Questions arose at the Commission meeting as to the appropriateness of increasing signage area in this district because of the residential nature of Neighborhood Model districts (NMD's). Staff was asked to provide additional information to the Commission before it moves forward. Zoning staff has now asked that this item be dropped from the current set of proposed changes. They will be proposing a set of changes to the sign regulations and changes to NMD's will be part of that package. Parking in Neighborhood Model Districts Staff recommended to the Commission at the July worksession that the ordinance be amended to allow for a parking study to be provided with the rezoning or at the site plan stage since it is difficult to know what parking needs may be given the possible range of uses. Commissioners expressed reluctance to accept staff's recommendation. They were concerned that applicants might have to provide more parking than what they really needed or opportunities for shared arrangements might be made more difficult. Since the July meeting, staff has been researching other localities' parking requirements for mixed use developments. The research has shown that there are mainly three different ways that localities deal with parking for mixed use. They include 1) using the locality's parking use schedule for each use, 2) using the parking use schedule for each use with reductions for shared parking and alternative transportation, and 3) taking the total parking need by individual uses and then reducing that total by a percentage. In Albemarle County uses 2) above. As previously stated, an applicant can provide a parking study at the site plan stage which can be used for the Zoning Administrator to further reduce parking. Sometimes mixed -use developments can take advantage of using the "shopping center" standard. In looking at the various localities' parking requirements, the number of parking spaces required by individual use and for shopping centers varied widely. The localities with the lowest requirements all had mass transit serving their mixed use areas, public street parking (with monitoring), and public parking lots. Residential use parking requirements were almost always calculated separately from the non - residential uses. Staff continues to believe that non - residential uses which are typically proposed at the rezoning stage reflect too wide a range to legitimately predict parking needs. In several mixed use developments with a large residential component, non - residential uses range from offices to restaurants to indoor athletic facilities to antiques dealers, and so on. If an applicant knows the uses that will occupy the buildings at the rezoning stage, provision of a parking study could be very beneficial to the applicant and County at that time. If an applicant does not know the uses, however, it is in both the County's and the applicant's best interest to postpone providing that information until the site plan stage. This is especially important to avoid overbuilding parking lots and to take into account a build out period that can extend for many years and varying market conditions. Staff notes that the Zoning Division plans to bring forward more updated parking requirements in the next few years. By not requiring parking commitments at the rezoning stage, applicants may be able to gain even further reductions at the site plan stage. For this reason, staff recommends that that the ordinance be amended to allow for a parking study to be provided with the rezoning or at the site plan stage. Architectural Standards At the July worksession of the Commission, staff also requested that the requirement for architectural standards in a Code of Development be modified to reflect only those items which most closely help to implement the Neighborhood Model. Architectural standards related to the form, massing, and proportions of structures, and fagade treatments would be retained. The others would be removed as requirements for a Code of Development. The Commission initially opposed staffs recommendation, but asked for additional information to help them understand the current requirements and the reason for the proposed deletions. Attachment 1 describes the Code of Development requirements and shows illustrations of what each architectural requirement covers. In that Attachment, the Commission will see that the staff is recommending the following: Required Items to be Standards related to the form, massing, and proportions of structures Retained: and fagade treatments. Required Items to Standards for styles, materials, colors, and textures only if the Become Optional: development would be an infill project and these elements are needed to help a building blend into its surroundings. Commitments to specific colors may be necessary to protect a viewshed. Roof types may be needed if they relate to the form and massing of structures. Required Items to be Standards for ornamentation. Deleted: To be Added as Standard language that a development's architectural review board a Requirement: will review architecture before submitting site plans and building permits for buildings in NMD's. Facade treatments and information on scale and massing are essential to pedestrian friendly and neighborhood scale developments. Some of the current requirements for architectural standards do not relate directly to the Neighborhood Model goals. Architectural standards that do not relate to the County's specific goals may be important to a developer for aesthetic purposes. If so, they should be privately enforced. Staff believes that its resources are more appropriately applied to the items which help the County meet Neighborhood Model goals. STAFF RECOMMENDATION Staff recommends that the Commission review and discuss the staff's recommendations. If the Commission agrees with staff, then staff will complete a draft of the appropriate ordinance language and advertise a public hearing. ATTACHMENT 1 — Architectural Standards and the Neighborhood Model District Proposal for Modifications dated November 26, 2048 ARCHITECTURE IN THE CODE OF DEVELOPMENT FOR A NEIGHBORHOOD MODEL DISTRICT (NMD) REQUIREMENTS The form, massing, and proportions of structures What does this mean? Form is a term used to describe the style and shape of buildings — the tallness in relation to the wideness. Massing describes the size and height of structures or how big or small the building looks in relation to its surroundings. Massing can also be used to describe how features, such as roofs relate to the rest of the building. Proportions describe both the scale of the buildings in relation to their surroundings and also how the architectural elements are arranged on the structures themselves. Importance in achieving the Neighborhood Model Significant. All of these items are important in creating a human -scale and pedestrian oriented environment. For buildings or groupings of buildings to contribute to the comfort of the pedestrian, buildings should not appear as large rectangular or square "boxes "; stories should be clearly evident, and buildings should have entrances that are inviting and welcoming to the walker. Roof forms and other elements should not be heavy in appearance or overwhelm a person when standing next to the building. This does not mean that all buildings should look alike or that multi -story buildings are not appropriate. Techniques can be used to reduce the mass of a large building to make the building more visually interesting and not overwhelming to the pedestrian. To achieve appropriate form, massing, and proportions, techniques such as varying surface planes, stepping back the building as it increases in height, and breaking up the roof line with varying yet balanced elements to create smaller compositions should be employed. (see illustrations) For residential streets and smaller scale structures, the size and height of a building should be fairly consistent from building to building, but the style and detailing should be varied in order to create a visually interesting space or streetscape. Illustrations of form, massing, and proportions The facade of this large residential building has varied wall planes at regular intervals, which reduces the feeling of mass, size, and scale to a pedestrian. The varied wall planes also make the building more visually interesting. mec lim+[a :+ 1R sa. S :r e: This is a diagram of a stepback, which helps reduce the feeling of size and height from a pedestrian perspective as the upper stories would not be visible from the street level. The mass, scale, and general size of these large -scale residential buildings is reduced by employing varied planes along the fagade (achieved by stepping back the building at regular intervals) and breaking up the roofline with gable roofs evenly distributed along the length of the facade. These houses are comparable in mass, size, and scale, but have varied roof forms, floor plans, and exterior treatments such as porches and windows, which provide visual interest from a pedestrian perspective. A. The form of this large building is made visually interesting, pedestrian - friendly, and more human -scale by employing a rounded bay above and indented area below the rounded bay of the building. Porches reduce the overall scale of a structure and relate it better to the size of a human being. These houses are similar in mass and scale, but have different architectural features and roof forms so they are cohesive, yet distinctive. Large mixed -use buildings: Varied roof lines, plane changes, and stepbacks help reduce the overall scale of a building and create a more pedestrian - friendly, visually interesting structure. These examples below demonstrate how varying roof lines and using plane changes can reduce the mass and scale of a building by breaking it up into a series of parts that form a cohesive whole. +A +r M r Symmetrical and rhythmic proportions are achieved on these facades through the regular distribution of windows and balcony porches, which lend a more human scale to these large buildings (See Section 5 for more details on facade treatments). Smaller single and multi -unit residences: The use of multiple roofs can reduce the scale and mass of a building by creating plane changes and provide visual interest through the use of balconies and verandahs. a � r7 Examples of Language which might be used in a Code of Development: For large buildings or mixed -use buildings- Fa 9ades facing a street shall not extend for more than 100 feet without a change in plane. The minimum change in plane shall be 6 feet and the cumulative total length of the change in plane shall extend for no less than 20% of the length of the building facade. • Buildings shall possess varied corner treatments including rounded corner bays to create a more pedestrian- friendly environment, enliven a facade, and reduce the massing. • For large buildings, floors above 40 feet or the third story shall be stepped back a minimum of 15 feet from the second story as shown to the right. For smaller buildings: • If a series of smaller scale buildings are proposed, either residential or commercial, they should be similar in footprint and massing to form a cohesive, unified appearance. However, they also should be differentiated in appearance through the use of varied roof forms and architectural detailing so as to avoid a redundant and monotonous streetscape. Architectural styles What does this mean? Architectural History recognizes many styles of architecture. Some examples include: Colonial Revival, Greek Revival, Arts and Crafts (Shingle, Bungalow, Prairie), Adam, Queen Anne, Georgian, Shingle, and Modern (Modernistic, International, or Contemporary). Importance in achieving the Neighborhood Model Not significant, except in the case of an infill project. For infill development or redevelopment, establishing a particular architectural style may be used to demonstrate how a building or series of buildings fit into their surroundings rather than create dissonance along a streetscape. Illustrations of different architectural styles Georgian: Paneled front door; small -paned double -hung sash windows; windows aligned horizontally and vertically in symmetrical rows; denticulated cornice Adam: Semi - circular or elliptical fanlight over the front door; elaborate door surround; windows aligned horizontally and vertically in symmetrical rows; small - paned double -hung sash windows; tooth -like denticulated cornice Greek Revival. Low pitch gable or hipped -roof; cornice emphasized with wide band of trim; either entry or full -width porches; front door surrounded by narrow Queen Anne: Steeply- pitched roof(s) of irregular shapes; bay windows; asymmetrical facades; partial or full -width porches one -story tall and extended along one or both side walls; decorative detailing in the form of corner brackets or spindlework 1µf1 r...,rnr. ilnrlIVIIIIIIIIIII:' if IIIIiiIT1 IiG'1'-ij r �;l�l ir�rllu r Shingle: Wall cladding and roofing of continuous wood shingles; asymmetrical facades with irregular; steeply- pitched roof lines, roofs usually have intersecting cross gables and multi -level eaves; extensive or multiple porches (-ri Colonial Revival: Accentuated front door with decorative crown or entry porch; doors commonly have fanlights or sidelights; fapade normally shows symmetrically balanced windows and center door; multi -pane glazing in double - hung sash windows, often in adjacent pairs; dormers are common Bungalow: Low - pitched gable roof, sometimes multiple roofs; unenclosed eave overhang; exposed roof rafters; decorative beams or braces added under gables; porches, either full- or partial- width, with roof supported by tapered columns; varied and decorative, yet balanced windows and window arrangements Prairie: Low- pitched roof, usually hipped, with wide, overhanging eaves; two - stories with one -story wings or porches; cornices; facade detail emphasizing horizontal lines; commonly massive, square porch supports Modernistic: Smooth wall surface; flat roof, usually with small ledge or cornice; horizontal design elements and balustrades; asymmetrical facade International: Flat roof, usually without a ledge or cornice; windows set flush with outer wall; smooth, unornamented surfaces with no decorative detailing; asymmetrical facade Contemporary: Flat roof, sustainable building elements, such as SIPs paneling, green roofs, and skylights; single -pane windows with no transoms or mullions ioTr I 1,'0 [� IA Materials, colors, and textures What does this mean? Materials, colors, and textures are facade features that relate to the appearance of a structure. Materials may be brick, wood, vinyl, stucco, block, or some other exterior treatment. Textures relate to the variable characteristics such as vinyl which resembles wood, smooth face or rough faced brick or block, and the like. Materials, colors, and textures may be specific to architectural styles or local, regional, or historic resources. They can serve as unifying features of a development. Roof and building colors may also be important for a viewshed. Importance in achieving the Neighborhood Model Not significant except in the case of an infill project or protecting a viewshed. For infill development or redevelopment, using compatible materials, colors, and textures may be important to demonstrate how a building or series of buildings fit into their surroundings rather than create dissonance along a streetscape. For protecting viewsheds, use of dark non - reflective materials is important. Illustration of materials, colors, and textures in architecture The home on the left utilizes both brick masonry and composite siding materials. The row of townhouses above uses brick masonry as the primary building material. Subdued colors, such as these green and white trim and blue and white trim houses, have been chosen from an established color palette and help unify the development. Use of concrete block may or may not be appropriate. Roof form and pitch What does this mean? Roof form relates to a type of roof: gable, hip, mansard, shed, and flat. Roof forms may be simple or complex. Complex roof forms combine different elements of simple forms or combine the same elements of simple roof forms in different ways. Some examples are illustrated below. Wwrw ' �I Cross tpbk rod NWd m& Roof Types cffro x Shed Roof pitch deals with the angle between the base of the triangle which is the ceiling of the top floor of a building and the high point of the roof. Mansard roofs reflect the steepest pitch of the roof. Gabled roofs are less steep than mansard roofs but can be steep or shallow. Shed roofs have the least amount of pitch. Roof forms relate to the different architectural styles. Importance in achieving the Neighborhood Model Moderate. The form and pitch of a roof can be used to help reduce the mass of a large building and create a more human -scale and less overwhelming built environment. For instance, using multiple roof forms with varied surface planes on a building may reduce the large -scale feeling of a multi -story building at the pedestrian level and promote visual interest along a pedestrian corridor. Similarly, a flat roof on a large building can help reduce the feeling of a structure's height at the pedestrian level. For infill development or redevelopment, roof style and pitch may be important to demonstrate how a building or series of buildings fit into their surroundings rather than create dissonance along a streetscape. Both pitched roofs and flat roofs may be appropriate in a particular setting. To help create a more pedestrian - friendly environment, a flat roof should be used for buildings taller than 40 feet. Illustrations of how roof form and pitch can be used to create a more interesting streetscape or reduce the mass of large buildings The varied roof forms along the facade of this mufti -unit building correspond to the varied wall planes and help reduce the scale and mass of the building and provide visual interest at the pedestrian level. The building also presents a unified, balanced, and symmetrical fagade and composition. The varied roof forms on this building correspond to the building planes. For instance, the gable pediment sits directly above the most projected bay, which serves to vary the wall plane and reduce the mass of the building, lend visual prominence to the main entrance, and provide visual interest. Small buildings and residential buildings: For small buildings and residential structures, single roof forms can be appropriate. If multiple roof forms are used for a small scale structure, they can be asymmetrical, but should form a cohesive composition. The pitch of the roof(s) should be compatible with the style and overall composition of the structure. The Queen Anne house shown on the left utilizes multiple roof forms to create asymmetrical facades within a unified and cohesive design. The Crouse below possesses gable roofs, a hipped roof, and a mansard roof aver the porch, but the careful consideration of layout and size allow for a balanced and unified composition. Flat roofs, or butterfly roofs, as shown in the image on the left, are acceptable roof forms for residential buildings in development areas. They would fall under the "Contemporary" category in the section on architectural styles. The image on the right is a Prairie style attached housing unit that employs various low- pitched roof types to form asymmetrical facades within a cohesive and balanced composition. Far,ade treatments: Window and Door Openings What does this mean? The facade of a building is the exterior of the building. The term facade may refer to the front of a building, especially where it faces a street. The facade may also mean the veneer of a building. Fagade treatments are windows and doors on the wall of the facade. The relationship of the walls (the solid area) to windows and doors (the openings) is part of the composition and appearance of a building. Attention to these details helps to create a sense of order to a building, especially when there is rhythm and symmetry in the location of windows and doors. Rhythm refers to the regularity of the occurrence. Symmetry refers to the balance and proportionality of the elements. Importance in achieving the Neighborhood Model Significant. As with form, massing, and proportion, window and door openings help to identify stories on a building which, in turn, helps a pedestrian perceive the size and height of a building, A pedestrian should not feel overwhelmed by a building when standing or walking alongside it. When the rhythm, pattern, and ratio of solids (walls) and voids (windows and doors) are consistent and cohesive, the pedestrian generally is more comfortable. Doors, especially on the front of a building invite pedestrians into the buildings. Windows on the front and sides of buildings suggest an interaction of activities on the inside and outside of the buildings. Without even an appearance of windows or openings, large blank walls create an unfriendly pedestrian environment. Illustrations of windows and doors on building facades. Consistent and symmetrical window and door rhythms and patterns II# # ##Illlllll #11111111111t1i fl�'!'��i it #Il #III - . " Inconsistent window rhythm and patterns Inconsistent window rhythm and asymmetrical patterns, but balanced and cohesive Ilk :4 ""WOO 4r 1101 J. if 7' F11111 n-11 40 lob Appropriately sized and proportioned doors and windows x.T These large decorative windows are appropriate in scale and proportion because they are evenly dispersed along the farrade and create sense of rhythm and symmetry- Disproportional and inappropriately sized windows for the facade of the building. Appropriate and balanced window configurations of varied window sizes and doors for large -scale buildings (mixed -use or commercial) A. r n A A Inappropriate one story buildings 20 feet or more in height with no windows denoting a second story �I Blank Wall Syndrome This building possesses an inappropriate long blank wall with no elements or design features to relieve If a blank wall is necessary in the the facade. design of a structure, articulate the wall using decorative design elements to provide visual interest. Examples of Language which might be used in a Code of Development: a) The size and proportion, or ratio of width to height, of window and door openings on a buildings' primary facade shall be similar, symmetrical, and rhythmic. b) In large multi -use buildings, varied but consistent window treatments shall be used at each level to distinguish each floor and articulate the various functions occurring at each level. c) Lower floor commercial windows shall be more horizontal than vertical and upper floor windows shall be more vertical than horizontal. d) Transoms and sidelights around entrances may be used on small scale buildings and shall be consistent with the architectural style of the building. e) Details and design elements shall be used to reduce large expanses of blank wall (also referred to as blank wall syndrome). Architectural ornamentation What does this mean? Ornamentation refers to the decorations on the outside of a building which help "dress up" the building. Different architectural styles have corresponding kinds of ornamentation. Typically, ornamentation is used on porches, windows, cornices, gables, and doors. Importance in achieving the Neighborhood Model Not significant except as may occur in an infill project. Where context is important in an infill project, a particular architectural style may be desirable. Ornamentation specific to that style should be used. In general, ornamentation should be restrained and used only around window and storefront openings, at transitions between floors, at the entrance to a building, and at the cornice. Illustrations of types of ornamentation and their use aa t in -, r a ■:� Some appropriate door surrounds for the Georgian t� t' I I / / "/1vit AL \ Appropriate decorative pediments for a Queen Anne structure. Some appropriate door surrounds for the Greek Appropriate porch treatments for a Craftsman Revival structure. style home- This Colonial Revival /Queen Anne home possesses architectural ornament consistent with the style of design: a fanlight in the transom above the door, sidelights, gable -end returns, a wrap - around porch with Ionic columns supports, and exposed rafter tails. For Modern, Contemporary, or International style homes or buildings, refrain from using any architectural ornamentation in the design. The decorative brackets in the gables of the roof are architectural ornament appropriate for this Queen Anne house. This type of decoration would not be appropriate on any other style identified in Section 2. The architectural ornamentation on this Georgian Revival house is consistent with the predominate features of the style: an entrance accentuated with a balcony portico, window shutters, and a simple balcony railing. This house demonstrates the Bungalow style with its decorative elements including, exposed roof raftertails and a full -width porch supported by piers. The architectural features of this dutch Colonial Revival house include a pedimented door with transoms, dormer windows, 12112 windows on the first floor, and a gambrel roof. Note that ornamentation is restrained and limited to the door. Enforcement of Architectural Standards What is desired by the County? The County wishes to have architectural standards which help to achieve a pedestrian friendly environment and create buildings and spaces of human scale. The County also would like to have the standards be self- enforcing. To do this, staff requests that covenants reflecting the architectural standards established in the Code of Development be recorded for the property and a non - governmental architectural review board for the development. This board would enforce the architectural guidelines in the Code of Development. Example of Language which might be used in a Code of Development All covenants relating to architecture for the development shall reflect the architectural standards established in this Code of Development shall be recorded for the property prior. A recordation certificate shall be {provided to the County prior to a request for approval of the first building permit in the development. Prior to requesting any building permit, a letter of compliance with the covenants from the architectural review board for the development will be provided to the County. Prior to requesting an occupancy permit from the County and occupancy of the building, a letter of final compliance shall be provided from the architectural review board for the development.