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Rather than merely pursuing the highest
<br />and best use, which would likely comprise
<br />trendy boutiques and real estate offices, the city
<br />and Obermeyer decided to pursue a mixed-use
<br />proiect' that preserved the cdtica[ service com-
<br />mercial uses being priced out of Aspen, avoid-
<br />in§ the inevitable move to more affordable loca-
<br />tions 3o miles "down valley" toward
<br />Carbondale, which would increase traffic con-
<br />§estion and inconvenience residents.
<br /> The project qualified for the COWOP process,
<br />ultimately requiring [5 meetings and involving =o
<br />decision makers on the task force. These included
<br />representatives of the existing commercial tenants,
<br />the housing office, histodc preservation commis-
<br />sion, and a cross section of all approval groups
<br />and city. department. Eady on. says Belinski, the
<br />process 8ave confidence to the Obermeyer §roup
<br />that they had a bankable project. Spedficaily, the
<br />early clarification of §Dais and criteda for definin~.[
<br />success, the cib/s willingness to adiust formulas,
<br />and the development ~roup's openness to new
<br />ideas, produced a project that "was better than
<br />just on our own," says Belinski.
<br />
<br />CONCLUSION
<br />In unique ways reflectin§ their geographi-
<br />cal, political, and cultural contexts,
<br />
<br /> ity of Milwaukee ' --'
<br /> Department of City Oevelopment
<br /> 4~4-~86-59oo
<br /> Development Center
<br />
<br /> wwvv.mkedcd.org.
<br />
<br /> City of Irvine
<br /> Department of Community Development
<br /> 949'7~4'647o
<br /> Oevelopment Assistance Center
<br /> 949-724-63o8
<br /> www. ci.irvine,ca.us
<br />
<br /> City of Aspen
<br /> Oepartment of Community Development
<br /> 97o-9;zo-5o9o
<br /> city.aspenpitkin.com/index.cfm
<br />
<br /> The ~o,:?.'/Mem~[ain Land Use ~nstitute
<br /> 3o3-87t-63'~9
<br /> www. iaw. du.edu/rmluJ
<br />
<br /> Specifically, see presentations on' Aspen's
<br /> COWOP process, and "Removing Road-
<br /> blocks to Faster Development Approvals,"
<br /> by Joyce Allgaier, Atcp, and Don Elliott.
<br />
<br />~, Colorado Revised Statutes 3t-233ot.
<br />
<br /> This legislation sets the lo§at foundation for a varied land use.
<br />
<br />· Dalton, Linde, Charles J. Hoch, and Frank So, ods. t986. The Practice of Local Government
<br /> Planning, Third Edit/on.'lnternational City/County Mana§ement Association.
<br />
<br /> The pi.arming, profession's bible, the ~'green book" devotes a mere paragraph to the devel-
<br /> opment review process.
<br />
<br />~ "Denver's Development Review Process: Can it be Fixed?" :~o03. Unpublished paper.
<br /> Oenver Chapter of the American Institute of Architects.
<br />
<br /> This paper describes a system, which, in the view of the architect community, unintention-
<br /> ally produces mediocre development and discourages high-quality architecture.
<br />
<br />· Hoch, Charles J. t994, What Planners Do: Power, Poi/t/cs, .and Persuasion. Chicago:
<br /> Planners Press.
<br />
<br />· McClendon, Bruce. t99t. "Customer Service: a New Philosophy Towards Effective City
<br /> Ptannin§. Journal of the American Ptonning Association, 57, no. 2 (spring):
<br />
<br /> The author provides a compellin§ ar§ument for viewinB'.developers as one of the publics
<br /> served by planners.
<br />
<br />· Osbourne, Oavid, and Ted Gaebler. ~.99'). Reinventing Government. Plume-Penguin
<br /> Group.
<br />
<br />· Peters, Tom. 2003. ~e-lmagine/Business Excellence in o Disruptive Age. London: DorlinB'
<br /> Kindersely.
<br />
<br />· Porter, Douglas. tp82. "Heipin§ Your Community Streamline the Development Process,"
<br /> Urban Land, May, t8-z5.
<br />
<br />Milwaukee, Irvine, and Aspen illustrate how
<br />excellence 'is achieved by meetin§ multiple
<br />community objectives. They lead the way in
<br />demonstratin~ how a cultural shift, a cus-
<br />tomer-centered approach, and collabora-
<br />lion at a citywide level build a foundation
<br />for excellence. Reinforcing and flowing, from
<br />this chang.e are the functions of a stream'-
<br />lined, reasonable, fair, and clear develop-
<br />ment review process. Getting to this point
<br />requires polished mana§ement skirls,
<br />knowing, what codes and procedures to give
<br />up, a willing.ness to abandon turf and share
<br />control, a clear understanding of commu-
<br />nity goats, and an intelligent and creative
<br />code toolbox.
<br /> The ~tanner's role in this noble
<br />endeavor is thai of a pra§matic, option-
<br />exploring facilitator who lubricates the dia-
<br />Iogue among the full array of pubiic interests
<br />to arrive at solutions. Not eve,'one gets his
<br />way, but everyone participates and is recog-
<br />nized and heard. Because trust is built among
<br />the.various parties, greater success results for
<br />all parties. UIQmatety, those involved achieve
<br />an excellent res~it at both the project and
<br />community levers.
<br />
<br /> NEWS BRIEFS
<br />
<br />CALIFORNIA ENACTS FORM-BASED ZONING
<br />LEGISLATION
<br />By Rebecca Re~zlol~, AIC,~
<br />
<br />Legislation institutionalizing form-based zoning.
<br />and encouraging mixed land uses and housing'
<br />b/pos in California went into effect on January t,
<br />zoosi Governor Arnold $chwarzenegger signed
<br />the bill (A,B. ~z68) on luly ~o, ~oo4,
<br />
<br /> The bill added new lan§uage to Section
<br />653oz.4 of the California Government Code,
<br />concerning land usa, as follows',
<br /> The text and diagrams in the land-use ele-
<br />ment that address the location and extent of
<br />land uses, and the zoning ordinances that
<br />implement these provisions, may also express
<br />community intentions regarding urban form and
<br />design. These expressiofis may differentiate
<br />neighborhoods, districts, and corridors, provide
<br />for a mixt~Fe of land uses and housing types
<br />within each, and provide specific measures for
<br />regulating, relationships between buildings, and
<br />between buildings and outdoor public areas,
<br />including streets,
<br />
<br />136
<br />
<br />ZONING PRACTIC5 01.05
<br />AMERICAN PLANNING ASSOCIATION j page ~0
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