Agenda - Planning Commission - 06/06/2013

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corrected, to those that are more technical and relate to overall approach and methodology, and thus take more thought to carefully address. A group of these common mistakes, both easy and technical, are addressed in this issue, but the list will be continued next month in part two. Using FBCs to Regulate Suburban Contexts The primary intent of form -based coding is to effectively regulate walkable urban areas. When you try to use them to regulate drivable suburban areas (i.e., areas that are intended to remain drivable suburban areas) this will compromise the clarity and effectiveness of the code and possibly raise false expectations. This means that in a citywide application you will typically have a form -based system in place to regulate walk- able urban or desired walkable urban areas (i.e., sprawl repair or greenfield development) and a refined Euclidean system to regulate drivable suburban areas effectively. In essence, this is the key to an effective hybrid code. Confusing Other, Less Effective Zoning Approaches with Form -Based Coding Because the practice of form -based coding is still relatively new and represents a major change in the methodology of zoning, it is often hard for communities to know whatto ask for or what to look for in a consultant's experience. In addition, because form-based,coding seems to be the latest "buzz" in zoning practice, almost every code project is being labeled form -based zoning or form -based coding, which threatens to distort and dilute the meaning of the concept. For example, FBCs are not design guidelines or graphical representations of existing Euclidean standards. And FBCs are not synonymous with any zoning district or ordinance that enables a mix of uses. (See table on pages 6 and 7.) DISTINGUISHING AMONG DIFFERENT ZONING APPROACHES The information below and the table sup- porting this article are intended to clarify and classify different zoning approaches to prevent further confusion about what an FBC is and to enable comparison for cities and code writers alike. These are generally organized from least to most comprehensive and effective. Adding Graphics to an Otherwise Conventional, Use -Based Code An FBC is not simply a conventional code with graphics added to it. Even though taking this step can make a document a bit easier to use and un- derstand, it does not address the core problems that are inherent in almost every existing zoning code, which is their inability to effectively regu- late urban form. Taking this step often confuses users because they thinkthey are using a new code and then get frustrated when they realize the core problems have not been addressed. This is not a recommended approach. Adding Design Guidelines Without Changing Base Zoning Districts In this approach, the code writer is simply add- ing another layer of regulations or policy direc- tion (depending upon how they are adopted) but not addressing the problems inherent in the existing zoning code, and when completed, the guidelines often conflict with the zoning standards, making it difficult to administer and confusing to users. Simply said, adding this additional layer of regulation decreases clarity and predictability. Meanwhile, a well -written FBC incorporates the elements that, in a Eu- clidean system, might historically be included in site planning guidelines and makes them integral to the zoning code. Adding Mixed Use Districts to an Otherwise Conventional Use -Based Code Starting in the mid- to late-199os many communi- ties added mixed use districts to their existing zoning codes in an attempt to make walkable, urban development easier and to facilitate neigh- borhood revitalization. The problem was that, in too many cases, these districts included pro- scriptive numerical dimensional standards and did not signal a clear intent on form. Furthermore, other suburban -oriented regulations in the code, such as parking and landscaping requirements, compromised the end result of these districts or limited their use by developers. Reorganizing the Code and Adding Graphics This method takes the first approach one step further by cleaning up administration and pro- cedures and restructuring the code organiza- tion, in addition to adding graphics. This will make a code much easier to understand, but it is still not addressing the core problem of sub- urban DNA and tendencies of a code to incen- tivize auto -dependent development. Use is still the organizing principle. The first few projects will likely provide disappointing results after such a large coding effort. Such results only reinforce the misconception that built form cannot be regulated effectively and is best ad- dressed in arbitrary design review meetings. Integrating a Complete FBC Into an Otherwise Use -Based Code This is an excellent approach when you do not have the budget or are not in a good position to do a complete code rewrite. This approach puts a framework in place for targeted application of a complete FBC, and if it is done correctly, it can grow to cover other parts of a city as the budget, political will, or other factors enable it. An example is Mesa's parallel FBC, which was written for initial application to its downtown to respond to the implementation of light rail but done in a way that could either be used by the city in future planning and coding efforts or by property owners of larger sites that met a certain set of criteria, such as a large grayfield site. What is often not understood about this approach is that it is not simply adding some new form -based standards or form -based zones but rather creating a complete, parallel code within an existing zoning code. To be most effective, the FBC should be mandatory, replacing the zoning for one or more REFERENCES AND RESOURCES Borys, Hazel, and EmilyTalen. 2012. "The Code Study." Available atwww.placemakers.com/ how-we-teach/codes-study. Eastman, Roger E., Daniel Parolek, and Lisa Wise. 2012. "Going Hybrid." Planning, February. Available at www.planning.org/planning/2o12/feb/goinghybrid.htm. Form -Based Codes Institute. 2013. "Articles." Available at http://formbasedcodes.org/articles. Madden, Mary. 2006. "Placemaking With Form -Based Codes." Urban Land, September. Parolek, Daniel, Karen Parolek, and Paul Crawford. 2008. Form -Based Codes: A Guide forPlan- ners, Urban Designers, Municipalities, and Developers. Hoboken, New Jersey: John Wiley & Sons, Inc. Rouse, David and Nancy Zobl. 2004. "Practice Form -Based Zoning." Zoning Practice, May. Available at www.planning.org/zoningpractice. Sitkowski, Robert J., and Brian W. Ohm. 2006. "Form -Based Land Development Regulations." The Urban Lawyer, 28(1): 163-172. ZONINGPRACTICE 5.13 AMERICAN PLANNING ASSOCIATION I page 5