Agenda - Planning Commission - 06/05/2008

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along a I\lajor arterialat the eastern boundary of the vil\~ge. Therefore, Riverside had to cre- ate a new, district. However, while the bound- aries oftheh istoric eBD were relatively straightforward, one set of use controls was insufficient to define the use of different areas. within the core. Therefore, the hybrid code divided the eBD into three subdistricts: the retail cor~, which was the heart ofthe district; the public use zone for village and .public open space uses; and the mixed use periph- ery, which helped to address transitions from the retail core. Because the common thread throughout all three subdistricts Was building design, most of the design standards applied throughout the new district. In the residential districts, the village was concerned about the scale of new devel- opment. Because the majority of Riverside is Basic zoning regulations will establish density, permitted uses, and lot sizes, but design controls will directthe physical charac- ter'of new construction. Built out communi- ties often use hybrid coding to preserve or restore historic character arid, at the same time, address modern development needs, such as flexibility in off-street parking require- ments or mixed use development. In a green- field development, hybrid coding is oriented more toward place making because there are no surrounding developments and fewer-or no-established design traditions. Here, the hybrid code sets the tone for the first devel- opment and for all that follow. Iii a way, it can be easier to define the policy for an area of preservation because the guiding principles are already on the ground. Place making in greenfield environments comprised of single-family residential, the hybrid coding process was issueorielited (i.e., ensuring that new residential develop- ment niaintain the established character) rather than being driven by a need to define community character. Step 2: Set the Policy Before creating specific regulations, commu- nities must confirm the development policies and concepts that will guide the drafting process. Often these policies come from recently adopted plans, like a comprehensive plan or downtown plan. Regardless of whether a community has articulated devel- opment policy through an adopted plan or if it uses the zoning process to determine that policy, communities need to'focus on the fol- lowing question: Is the driving goal one of place making or preservation? 108 requires more detailed concepts prior to draft- ing the regulations, because there is nb sur- rounding context. The first new.development also takes on additional significance because it sets the tone for all that follows. The entire Village of Riverside is a National Historic District, so both the eBD and residential zoning assignments were focused on preservation. The goal was to create zoning districts consistent with Olmsted's vision. Because original zoning regulations addressed all commercial areas under one classification, the village needeq to create a "concept plan" to determine the goals for future development in the historic business core and to outline those elements of building form and site layout that define the eBD. For the residential districts, the goal was to require new development.to maintain the established character, such as front yard vari- ability and the ability to "look through" a block by keeping front yards unobstructed by fences, hedges, and even automobiles. Step 3: Describe the Form Any zoning process, including hybrid coding, should involve the public at all points in the process. However, public involvement at step. three is crucial. Residents generally know what they like in terms of physical form, but have very different ways of articulating that idea. In addition, they often react to percep- tion rather than reality. A building height of three stories means-and implies-a lot of dif- ferent things to a lot of different people. Before moving to step four and drafting regulations, the goal is to have everyone speaking the same language. Visual prefer- ence surveys, open houses, and public work- shops-often conducted more than once-are good ways to elicit public consensus on spe- cific design elements. For example, residents can use these forums to point out which build- ings within the district provide the proper architectural context. Further, they can cite specific character-giving elements, like fenes- tration design, desired roof form, and pre~ ferred building materials, t)1at they would like to be part ofthe regulations. The educational aspect of step three can- not be overstated. To continue the previous example, some residents may resist the idea of a three-story building height when described as 35 feet, but they may not be aware that many of character-defining build- ings in the downtown are already 35 feet in height. In another example, if a community wants to use hybrid coding for single-family infill, it needs to determine what residents find troublesome about new development. In many cases, this boils down to a discus- sion of design versus scale. Planners should work with the public to determine what is at the core: Is it the architectural design of new build- ings? The building materials being used? Or is it . the scale of new construction and the impact on adjacent, existing residences? At this point in the process, it is importantforthe community to get at the true motivations and concerns of its residents in order to understand what really n.eeds to be regulated. For both zoning updates in Riverside, the village provided a number of opportunities for public participation. The plan commi~sion and village staff identified the initial set of zoning . issues to be addressed, but once these were identified, Riverside held public open houses, ZONING PRACTICE 5.08 AMERICAN PLANNING ASSOCIATION I page 4