|
2 3 4 5 6 7
<br />20 19 18 17 16 15
<br />Single Family (20 du's)
<br />Conservation (22 du's)
<br />8 9 10
<br />14 13 12 11
<br />OSR 0.00
<br />OSR 0.50
<br />r_ _ r
<br />2 3 4 5 6 7— 8 9 10 11
<br />21 20 19 18 17 16 15 14 13 12
<br />Cluster (21 du's)
<br />OSR 0.30
<br />y : :2:-. k t
<br />Q Communities can use general flexibility to encourage residential clustering by offering increasing density
<br />with increasing levels of clustering.
<br />with flexible tools that describe the degree
<br />of opacity of the vegetation that is to be
<br />required, allowing the landscape architect
<br />flexibility in choosing the plant material to
<br />achieve the desired result.
<br />Design Rules for Special Cases
<br />There are relatively unique development forms
<br />like hamlets, villages, transit -oriented develop-
<br />ment, or new (very large) new communities
<br />where specific design standards are needed
<br />over and above density and other controls. For
<br />example, a hamlet or village needs a center
<br />where commercial and the highest intensities
<br />are located, perhaps an employment area for
<br />industrial uses, interior open space, provisions
<br />for a rural buffer, and setbacks from other
<br />developments. These design rules should be
<br />included in a modulation or a design article.
<br />The rules should be highly generalized, using
<br />ranges and illustrations so as not to force a
<br />rigid template. Pattern book approval allows a
<br />designer freedom to work site constraints and
<br />the forms of development in a design review.
<br />CONCLUSION
<br />The excessive use of variances, in conflict
<br />with state enabling legislation or through
<br />poor planning and zoning, is very costly. The
<br />general solution is to eliminate the need
<br />for variations. This can be accomplished
<br />by providing a legal path fortransitioning
<br />existing nonconforming uses to conditional
<br />uses and by adopting zoning standards that
<br />acknowledge historic development patterns
<br />and permit both targeted and general flex-
<br />ibility. All of the tools above can be used in
<br />combination to virtually eliminate the need
<br />for a variance. In small communities it should
<br />be rare to even have variance request. In
<br />larger cities and counties a combination of
<br />these rules should also make legitimate vari-
<br />ances rare. When variances are necessary, a
<br />professional hearing examiner should hold a
<br />quasi-judicial hearing for each request.
<br />Cover image: ©iStockphoto.com/DNY59
<br />VOL. 29, NO. 6
<br />Zoning Practice is a monthly publication of the American Planning Association. Subscriptions are
<br />available for $95 (U.S.) and $12o (foreign). W. Paul Farmer, FAICP, Chief Executive Officer; William R.
<br />Klein, AICP, Director of Research
<br />Zoning Practice (ISSN 1548—o135) is produced at APA. Jim Schwab, AICP, and David Morley, AICP, Editors;
<br />Julie Von Bergen, Assistant Editor; Lisa Barton, Design and Production.
<br />Missing and damaged print issues: Contact Customer Service, American Planning Association, 2o5 N.
<br />Michigan Ave., Suite izoo, Chicago, IL 6o6oi (312-431-9ioo or customerservice©planning.org) within
<br />90 days of the publication date. Include the name of the publication, year, volume and issue number or
<br />month, and your name, mailing address, and membership number if applicable.
<br />Copyright ©2012 by American Planning Association, 2o5 N. Michigan Ave., Suite izoo, Chicago, IL
<br />6o6oi-5927• The American Planning Association also has offices at io3o 15th St., NW, Suite 75o West,
<br />Washington, DC z0005-15o3; www.planning.org.
<br />AU rights reserved. No part of this publication may be reproduced or utilized in any form or by any
<br />means, electronic or mechanical, including photocopying, recording, or by any information storage and
<br />retrieval system, without permission in writing from the American Planning Association.
<br />Printed on recycled paper, including 50-7o% recycled fiber and io% postconsumer waste.
<br />ZONING PRACTICE 6.12
<br />AMERICAN PLANNING ASSOCIATION I page 7
<br />
|