Agenda - Planning Commission - 01/31/2013 - Special

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Q An image of compatible development as defined by rote density and land -use, regulations. ordinance standard for density and land use and still be unwelcome. But the problems run deeper. Not only does density regulation not ensure compatible development, it often makes great development illegal. In any scenario where density is com- pletely removed from the picture, form -based elements can provide a more defensible, and understandable, basis for judging good development. A prime example of this is the Mission Meridian South development in South Pasadena, California. Designed by the archi- tectural firm Moule and Polyzoides, the devel- opment features 37 dwelling units per acre. If judged solely from a density and land -use perspective, as in any conventional zoning or- dinance, this type of development would often be prohibited. Not because of land use (many zoning ordinances embrace mixed use con- cepts) but because the density appears quite incompatible with its surroundings. Outside of major downtown districts, few ordinances permit 37 dwelling units an acre by right. However, with the focus on form alone, this uncommon development is recognized to be fully compatible with the area's charac- ter as an urban neighborhood. The scale of development, its footprints and placements, are examples of ways in which the existing form is maintained. There is a great deal of focus on the frontage for the residential buildings. Each frontage features California © Moule & Polyzoides, Architects and Urbanists bungalow architecture with windows, aw- nings, stoops, and cupolas, all designed to the style of single-family homes. Facade widths and building height, meanwhile, maintain a consistent rhythm that decreases in scale as the development shifts closer to the adjacent blocks of single-family homes. When these form -based elements are the focus of a proposed development, the actual density of the site becomes inconse- quential. One can't help but imagine that residents of Iowa City would be more wel- coming of a project of this density if it was designed with these character elements in mind. The best solutions respect and emu- late physical attributes that residents love about their respective neighborhoods. Real concerns still exist, of course. Aforementioned issues such as traffic, park- ing, and noise still have potential impacts no matter what type of development is proposed. In these instances, there are better, more di- rect methods of addressing the issues. L_ Q (Center) Street level view of Mission Meridian South's "bungalow" units. Each unit features several dwelling units in a single- family form. (Left) Plan for Mission Meridian South. The image shows a design for attached housing in building footprints that are consistent with the scale of adjacent development. ZONINGPRACTICE 11.12 AMERICAN PLANNING ASSOCIATION 'pages