2. PCSR 09-13-2005 - Laserfiche WebLink

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18 Plal1[1in~ Nuvember 2004 FBCs: The Advalltag:e~ ~o ; i Because they are prescriptive (they st:ltc what you W,em), rather than proscriptive (what you don't want), FBCs can achieve:l more predicra.ble physic:1l result. The elemeIHs controlled by FBCs are those that are most imporunt to shaping a high- qu.uity built environment. FECs encollr:lge public participation because the)' allow citizens to see what will happen where -leading to a higher comfort level about greater density, for instance. Because they c,m regulate development at the scale of an individual building or lot, FBCs en- COUl'age independent development by multiple property owners. This eliminates the need For large land assemblies and the megaprojects that are frequently proposed for such parcels. The built results ofFBCs often reflect a diver- sity of ,uchitecture, materials, uses, and ownet- ship that can o~ly come from the actions of many independent players operating within a commu- nally agreed-upon vision and legal framework. FBCs work well in established communities because they effectively define and codify a neighborhood's existing "DNA. " Vernacular build- ing types can be easily replicated, promoting infill that is compatible with sutrounding structures. Nonprofessionals find FBCs easier co use than convenrio nal 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 whetl1er the codes have been complied with. FBCs obviate the need for design guidelines, which are difficult to apply consistendy, offer roo much roo m for subjective interpretation, and can be difficult co 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 stared purpose of FBCs is the shaping of a high-quality public re.um (a presumed public good) that, in turn, promotes healthy civic imer- action. For that reason, the codes can be enforced not on rhe basis of aesthetics bue because non- compliance would diminish the good Chat is sought. While enforceability of development regula- tions has not been a major problem in new growth areas where aesthetic concerns are usually addressed in private covenants, such maners have cre~ued problems For local governments in al- ready-urbanized areas. Because they have the potential to level the ["egulawry playing field between city and suburb, form-based codes could playa major role in the recovery of vast areas of Americ:l's urban landscape. : i '" c cO: -" ~ ~ A serit,s ufhuilding types (;1hove), from DU'Zll)' PLuer-Z)'berk OJ' downtown TI1.zster plan for W'est P,;Z!m Beach, Flm'id..1, which Jpecifw tl range a/pari/meters/ur ead) f)'PI'. One ptlrilinete7', height, c.1I1 be me.lsured either by number affloors or ht'ight to edueo' as in the diagra;o-tl below, which indicates m.lximum and mini/l'luln height. The ]'OU' ofitorefronts with lofts ",bOlle, seen in the computt'7' simu/.ltion at right, shows the result o/folfoUling ,171 FECs budd-!() line in a Chi.Ct.lgo neighborhuod.