Does Brandon's zoning codes help or hinder our downtown redevelopment? Zoning codes were initially written to reflect the new suburban ideal of the automobile and wide open spaces. They don't work well with a downtown's density. Front, rear, and sideyard setbacks, parking restrictions and other suburban zoning codes fail to take into consideration attached, multi-story buildings with no setbacks which are the norm downtown. The need to seek special permits and variances and other municipal approvals add to the cost and complexity of development and may discourage potential developers. The requirement for parking is also a deterrent and is creating a sea of asphalt and interrupting the walkability of our streets.
Our civic leaders need to take a close look at our zoning regulations and codes to ensure that they are supporting not impeding downtown development.
Many cities are creating unique zoning codes for their downtowns that are easy to use and understand. Austin, Texas and Albuquerque, New Mexico are two of those cities that are thinking outside the box in order to address some of the unique needs of downtown development. They have introduced "form-based" codes. Unlike traditional zoning codes that focus on allowed uses, form-based codes focus on form, namely, how the bulding envelopes and ultimately whole blocks, address the street. They do not mandate parking ratios, making the assumption that developers and property owners are better able to decide what makes market sense. The for-based code is simple and allows for greater flexibility and certainty in obtaining building permits.
"The Form-Based Zones implement the goals and policies of (Austin's) Comprehensive Plan and Planned Growth Strategy by guiding development that is pedestrian friendly, has a mix of uses and is more compact than the more vehicular oriented building patters prevalent since the 1940"s. The Form-Based Zones:
- identify a variety of building types and establish requirements for how the buildings must relate to the street, recognizing that their relationship to streets that are pedestrian oriented is different that their relationship to streets that are more vehicle-oriented (eg: setbakcs, access and location of parking),
- regulate the way buildings relate to their surrounding environment (eg: massing, solar access, building setbacks),
- regulate building design which is in scale to the pedestrian.
- ACCESSIBILITY: Encourages development that offers retail goods and services within walking, biking, or short transit distance of places to live and work.
- FLEXIBILITY: Provides a variety of building forms, some of which support the mixture of a variety of uses and bring residents closer to businesses.
- SERVING NEIGHBOURS: Allows some areas of the community that are finer grained- where we develop in an integrated fashion, not in large scale, single use parcels. Such development is more likely to be able to accommodate local businesses and smaller businesses, which in turn become critical quality of life elements for nearby residential areas.
- SUPPORTIVE OF TRANSIT: Encourages development that is shaped by and utilizes a functioning transit system.
- MULTI-MODAL STREETS: Accommodates cars, but is not dominated by them. Buildings are easily accessible by foot traffic and transit. This means buildings are close to the street and its sidewalk, entrances are clearly identified architecturally, and parking is most often behind buildings or in structures.
- SUSTAINABILITY: Gives developers and neighbourhoods the opportunity to create something that fits with our times and our values.
- ECONOMIC VIABILITY: Provides market incentives for the development or redevelopment of neglected property.
This post is part of a series looking at aspects of downtown development. I welcome your comments at shariformayor@gmail.com. Photo is by 1993 ImageCraft/Glenn Smith
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