2. HRSR 09-13-2005 - Laserfiche WebLink

Home Browse Search

18 Planning Nwembu _'D04 t~ t3c~: ~~ n~:.~a~ ~~~~c<<~~~ ~. Because they are prescriptive (they state what you w;uit), rather chap. proscriptive (what you don't want), FBCs can achievea more predictable physical result. The elements controlled by FBCs are those chat are most important to shapin~~ a high- dualin'built environment. FBCs encourage public participation because they- allo~~ citizens co see what will happen where -leading to a higher comfort level about greater densirv, For instance. Because d~ev can regulate development at the scale of an individual building or lot, FBCs en- courage independent development by multiple property o«mers. This eliminates the need Eor large land assemblies and the megaprojects drat are fi•equently proposed for such parcels. The built results of FBCs oFten reflect a diver- sity of architecture, materials, uses, and owner- ship that can only come from the actions of many independent players operating within a commu- na11y agreed-upon vision and legal framework. FBCs work well in established communities because Chey effectivel}' define and codifi~ a neighbor}iood's existing "DNA." Vernacular build- ing types can be easily replicated, promoting infill that is compatible with surrounding structures. Nonprofessionals find FBCs easier to 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 whedter the codes have been complied with. FBCs obviate the need for design guidelines, which are difficult to apply consistently, offer too much room forsubjective 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 delivu• huge savings in time and money and reduce the risk of takings challenges. The stated purpose of FBCs is the shaping of ahigh-quality public realm (a presumed public good) that, in ttu n, 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 tliat is sought. ~7,'/hilc enforceability of development regula- tions has not been a major problem in new gro~~~th areas where aesthetic concerns are usually addressed in private covenants, such matters have creared problems For local governments in al- ready-urbanized areas. Because they have the potential to level the re~tilaton~ playing field between city and suburb, form-based codes could plan a major role in d1e recovery of vast areas of America's urban landscape. A series of G1LZiLlt7Yg I~1prs f:ZbOLFI, f~•nrn Datarty nL:trer-Zphrrk's dnu~t:tnu~n master plan for 6l~'est f'rz/.m 13earh, Fh~rid~z, tahich. spec f rs ~~ range u fprlr~tmrtrrs fur rash t}-pr. Onr ~ctr:zrueter•, /-~ei~f~t, cart Ge r~zrcutrred either 6y nttrnbrr of floors nr /.~c•i~Tht tv e~tv~, as in the dZQgl-~7;I1 17NG011', which iudicsrrs nz;tvitnu;n and mirtfrr~zu~rt Height. T,be rozt~ oJ`~tnre%;-ortzs with lofts ~.rbovc, se~rt in the c•otrtprut~r ;zrnullttron .at right, shnzes the result o_f foliowing art FbCJ Ylzttld-tu lute tYAd (U7LCtTgO 12 e:ghODrl~ood. ~;~.' - j ~L~~~~1.~ n 1 t ~~ - ~ - ~ ~~ - ,~-, 44 - '~ ' ~~~hs~ s . G `~~~, mss , r _ - • ~w - "~ - - a ~~. {,~ ~ - ?• Y - Y ,ekY~ ~ ~ - - :~~