Matt, if I may make a suggestion, it appears FAN will have an opportunity to comment on three different topics at three different times, (1) the code, (2) the density bonus plan, (3) the map.
(1) the code - is coming up as a first deadline for providing public input, and it is only 8 days away. Should we be focused on that area? It may be a more manageable chunk. Given where we are the content of that would be a Board decision as there will not be time for a vote. Some possibilities, which I am not wed to, but to start the thinking if we go that way:
*** Transect codes which allow all property owners to maintain their current form and FAR, independent of whether additional residences may be allowed within that form. I think ANC, FAN, AURA, EVOLVE, and a bunch of folks would agree with that, let’s ask. Form based code was supposed to be the drill, not down zoning. I would much rather see, and it would be better for the planet, a model that allows people to subdivide properties above a certain size to X units, or Y units, and build a second story to get more, than try to get there waiting for people to financially justify doing a tear down and replace strategy. Where those X & Y rights go should be the debate.
*** ADU rules consistent with Council ordinance on same (code and maps - can’t hurt to say because it overlaps).
*** Transect codes for transition zone block between higher density blocks adjacent to corridors and lower density neighborhood interior.
If we were to state a community value, I think a candidate would be that we all want to feel like we are being treated fairly, even if that does not mean we all end up at the same place. Hyde Park should not be excluded from ADU’s, and Old Enfield + Pemberton (etc…) involuntarily opted into the program because of who their historic district is registered with. The ADU ordinance was a big step forward and the Council direction should be honored. Judges Hill should not be downzoned to mirror Pemberton and Tarrytown to please a few landmark property owners. Duplexes, triplexes, co-op, condo’s, apartments, commercial all co-exist with SF and you can not tell which is which immediately based on building form, that is what CodeNEXT transects are supposed to be partly about. Downzoning Judges Hill to T3 / LMDR is not only missing the point, but just means others have to pick up the slack in areas where buses do not run nearby, much less run constantly.