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

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CONFUSING BUILDING TYPES WITH FORM - BASED ZONE STANDARDS The most effective FBCs replace use -based zones with form -based zones. The develop- ment standards for the form -based zones, often called building form standards, include prescriptive requirements for building location, height, size and massing, and parking location. In addition to defining a maximum develop- ment envelope on a lot, building form stan- dards regulate how the buildings relate to one another to create a certain type of place. In contrast, building types standards, if used in an FBC, are typically supplemental to the zone standards and define a set of allowed building types for each zone (typically more than one building type per zone). Each build- ing type will then typically have type -specific design standards such as minimum size ofa courtyard for a courtyard building type. Build- ing types are a great way to articulate the ways that new development can complement an existing pattern to be reinforced or protected. While conventional zoning standards such as density and floor -area ratio (FAR) fail to acknowledge the patterns that make up the physical character of a community, the FBC applies components such as building types to recognize and address this character. NOT SAYING NO TO PROJECTS THAT DO NOT MEET THE CODE Your FBC can only work if your decision makers support it and use it as intended. Political pres- sure to compromise may come from a national drugstore or fast-food chain that petitions for an exception to the FBC's standards. Local of- ficials must be willing to say no to projects that do not meet the community's vision and the code's intent. An important aspect of getting to this point is carefully integrating decision mak- ers throughout the visioning process to enable them to have their say, to educate them on the intent, and to ultimately understand the long- term benefits of saying no. TIPS FOR CREATING AN EFFECTIVE FBC The final portion of this article focuses on tips for creating an effective FBC and includes guid- ance to help communities select a knowledge- able consultant. Conduct a Community -Character Analysis The most important step in creating an effective FBC is the community -character analysis, which establishes an understanding of a community's n T2 T3 T4 Ts E. T6 0 BICYCLE AND FUTS TRAILS PUBLIC SPACES BUILT ENVIRONMENT Q Extensive photo documentation of Flagstaffs unique community character informed the FBC effort. unique DNA and makes it the foundation for the new zoning code. This analysis provides the missing link in zoning back to the unique aspects of a community. This step is also likely the most important differentiator between a conventional approach to zoning and a form -based coding ap- proach. Instead of using the existing regulations as the foundation for the new regulations, the community character analysis enables the FBC to use the local character as the foundation and then compares it to the preexisting regulations to ensure that the code is not downzoning, ignoring policy direction previously made by the city, or potentially causing other legal issues. The community character analysis typi- cally includes both macro -scale (citywide) and micro -scale (block, lot, and building) work, involving extensive mapping, photographing, and often measuring specific characteristics of a range of prototypical places within a commu- nity. The mapping will typically include trans- portation networks, building footprints, natural features, public spaces, neighborhood bound- aries (ideally based on a quarter -mile walk ZONINGPRACTICE 6.13 AMERICAN PLANNING ASSOCIATION 1 page 4