Form-Based Code
This contract will result in proposed form-based codes for each planning area, meant to supercede (either entirely or in part) the present zoning ordinance and other local land development regulations that apply to the Three Creeks Special Planning Area in Clark County, Washington. Each planning area would amend UDC Title 40.
A hybrid form-based code is the preferred approach for implementing the changes within the planning areas. The code will regulate land development, setting careful and clear controls on building form while allowing broad parameters on building use. Code provisions will ensure high-quality public spaces defined by a variety of building types and uses including housing, retail, and office space. The new code will incorporate the establishment of Districts. Each District will be characterized by building form standards, street standards, use regulations as needed, architectural standards (exterior materials and quality), landscape standards, parking location and parking management standards, and other elements needed to implement the principles of functional and vital urbanism and practical management of growth.
The Proposer shall provide a rationale for the preferred approach for each area. The contract will also result in the development of working drawings for proposed streetscape improvements for Highway 99 and planning level construction estimates of those improvements.
The Proposer will analyze the potential for sustainable or green design principles and urban design to encourage a high level of livability and public safety. Time estimate for the Highway 99 Sub-Area planning area is that this project will take between 4-6 months to complete once the final Proposer is approved. Each resulting planning area can take its own track with respect to the project timeline.
If adopted by the Board of County Commissioners, the Highway 99 Sub-Area Plan and subsequent planning areas will amend the Clark County Comprehensive Growth Management Plan and the Unified Development Code. The code must be integrated into Clark Countys existing regulatory framework (zoning and land development regulations) in a manner that ensures procedural consistency, meshes with state and local legal requirements, provides clarity as to applicability of existing regulations, and maximizes the effectiveness of the code.
