Agenda - Planning Commission - 07/18/2013 - Special

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NOT REFINING THE USE TABLES One of the most positive influences FBCs have had on many recent zoning reform efforts, form -based or not, is simplifying and clarifying the approach to use tables. The following are recommendations for use tables within an FBC: 1. Do not pull your existing use tables into your FBC without carefully refining them. 2. Organize your table by clearly defined but generalized use types. This allows the list to be shorter and for staff to determine what general use type category a use fits into. 3. Make sure that you have an administrative use permit level of approval that allows staff to determine if potentially supportive uses are appropriate for a zone. 4. Be sure to consider the size of use as well as the use itself in terms of appropriateness and impact. For example, along a neighborhood main street, general commercial should be permit- ted by right up to a certain size, usually around 10,00o square feet. Larger retail uses typically serve a regional market and have greater impacts due to their traffic generation. Therefore, you could permit up to 10,00o square feet by right, allow between io,00i and 15,00o square feet QQ Building type standards, when included, are supplemental to building form standards. Typically a range of building types are allowed for each form -based zone, and the building type standards define and regulate characteristics of each permissible building type. with an administrative use permit, and require a conditional use permit for anything larger. OVERCOMPLICATING TRANSECT CALIBRATION As mentioned in part one, not all FBCs are transect based; it is simply one of many dif- ferent possible organizing principles. But the transect has proven to be an effective tool for site -specific and citywide applications in cit- ies like Miami, Cincinnati, Flagstaff, Arizona, and even small towns like Kingsburg, Califor- nia. Other cities, like Fresno and Tehachapi, California, used the transect as a foundation but changed the terminology at the request of the community. When calibrating the transect to make it specific to your community, you should always use the six base transect zones as a starting point and tier subzones off of those bases. If you create more than six base transect zones, you may overcomplicate the coding process. It is likely, especially if you are applying the code city- or countywide, that you will need to create subzones underneath the six base zones. For example, Miami's FBC has seven T-6 Urban Core zones, and Beaufort County, South Carolina, on the more rural side, has an early draft with two T2 zones and three T3 zones. Building Type Rowhouse. This Building Type is a small- to medium-sized typically attached structure that consists of 2-8 Rowhouses placed side - by -side. In a feature unique to Cincinnati, this Type may also occasionally be detached with minimal separations between the buildings. This Type is typically located within medium -density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. This Type enables appropriately -scaled, well -designed higher densities and is important for providing a broad choice of housing types and promoting walkability. Syn: Townhouse Multi-piex: Small. This Building Type is a medium structure that consists of 3-6 side -by -side and/or stacked dwelling units, typically with one shared entry or individual entries along the front. This Type has the appearance of a medium-sized family home and is appropriately scaled to fit sparingly within primarily single-family neighborhoods or into medium -density neighborhoods. This Type enables appropriately -scaled, well -designed higher densities and is important for providing a broad choice of housing types and promoting walkability. Multi-piex: Large. This Building Type is a medium- to large -sized structure that consists of 7-18 side -by -side and/or stacked dwelling units, typically with one shared entry. This Type is appropriately scaled to fit in within medium -density neighborhoods or sparingly within large lot predominantly single-family neighborhoods. This Type enables appropriately -scaled, well -designed higher densities and is important for providing a broad choice of housing types and promoting walkability. 'Transect Zones' FT3EJ T3N TSMS LTSN.J [ T6C rT3E1[ T3N T5MSI TS 2 [T6C J I T3E I[T3Nj 1_14N.il [T5MSIF5.1 TSN:2' T6C I ZONING PRACTICE 6.13 AMERICAN PLANNING ASSOCIATION l page 3