4.0. PCSR 02-08-2005 - Laserfiche WebLink

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1 S Planning November 2004 FBCs: The Advallta~es c, Because they are prescriptive (they state what you want), rather than proscriptive (what you don't want), FBCs can achieve a more predictable pl1ysical result. The elements controlled by FBCs are those that are most important to shaping a high- quality built environment. FBCs encourage public participation because they allow citizens to see what will happen where -leading to a higher comfort level about greater density, for instance. Because they can regulate development at the scale of an individual building or lot, FBCs en- courage independent development by mulriple property owners. This eliminates the need for large land assemblies and the megaprojects that are frequently proposed for such parcels. The built resulrs of FBCs often reflect a diver- sity of ,lrchitecture, materials, uses, and owner- ship that can only come from the acrions of many independent players operating within a commu- nally agreed-upon vision and legal framework. FBCs work well in established communities because they etTectively define and codify a neighborhood's existing "DNA." Vernacular build- ing types can be easily replicated, promoting infill rhat is compatible with surrounding structures. Nonprofessionals find FBCs easier co use than conventional zoning ordinances because they are much shorter, more concise, and organized for visual access and readability. This feature makes it easier for nonplanners to determine whether the codes have been complied with. FBCs obviate the need for design guiddines, which are diHicult to apply consistently, offer roo much room for subjective interpretation, and can be difficult to enforce. They also require less oversight by discretionary review bodies, leading to a less politicized planning process that can deliver huge savings in time and money and reduce the risk of takings challenges. The stated purpose of FBCs is the shaping of a high-quality public realm (a presumed public good) that, in turn, promotes healthy civic inter- action. For that reason, the codes can be enforced not on the basis of aesthetics but because non- compliance would diminish the good that is sought. While enforceability of development regula- tions has not been a major problem in new growth areas where aesrhetic concerns are usually addressed in private covenants, such matters have created problems for local governments in al- ready-urbanized areas. Because they have the potential to level rhe regulawry playing field between city and suburb, form-based codes could playa major role in rhe recovery of vast areas of America's urban landscape, ~ 1. '" c: A series Ifbuilding types (~d)()ve), from DUiIll)' PLater-ZJlberk';' downtown nuzster-pLan for W'est P,:dm Beac/;, FLorida, which specifies a range ofp'lrametenftr each type. One parameter, height, can be measured either by number ofjloors 01" height to em'e, as in the diagram beLow, which indicates nUlc,imurn and minimum height. The row of,'torefi-onts with Lofts dbove, seen in the computtT simuliuion at right, shows the resuLt offollowing an FBCs build-to line in a ChiCiJgo neighborhood. ~ i ~ :3