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CODE STUDIO | Rail-Volution 2008 Miami Beach 1
Entitlement Process:The Importance of Transparency and Certainty in Development Regulations
Lee D. Einsweiler, AICPC O D E S T U D I O
Austin TX
CODE STUDIO | Rail-Volution 2008 Miami Beach 2
Transparency and Certainty
Doesn’t Exist !Many Politician’s Feel an Obligation to be “Hand’s On” in their Decision-MakingOften Missing Political, Management and/or Technical (Planning) Leadership
As Nancy Reagan Taught Us –Sometimes Ya Gotta “Just Say No!”
CODE STUDIO | Rail-Volution 2008 Miami Beach 3
Typical Conflicts
Zoning and SubdivisionPublic Realm Improvements
Planning and Public WorksThe “Silo” Effect
Short Term and Long TermPhasing, Changing Uses Over Time, Intensification
CODE STUDIO | Rail-Volution 2008 Miami Beach 4
UrbanAdvantage
CODE STUDIO | Rail-Volution 2008 Miami Beach 5
UrbanAdvantage
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UrbanAdvantage
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UrbanAdvantage
CODE STUDIO | Rail-Volution 2008 Miami Beach 8
UrbanAdvantage
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UrbanAdvantage
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Is Walkability Enough?
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Urban? Suburban?
PS – this is a town center!
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A Common Problem
Reliance on One-Time Negotiated Solutions
Planned Development“Waivers and conditions”Variances (especially ones without “hardship”)
CODE STUDIO | Rail-Volution 2008 Miami Beach 13
A Common Problem
If you’re not happy with the results of your Code . . .
REVISE THE CODE !
CODE STUDIO | Rail-Volution 2008 Miami Beach 14
Customized Zoning
Planned DevelopmentIntended to be higher quality, innovative projects that don’t fit existing districtsNOT intended for circumventing requirements or reducing quality of development
Developer Gets What They NeedNeighborhood Has a Hand in Crafting the Solution
CODE STUDIO | Rail-Volution 2008 Miami Beach 15
Customized Zoning
How Could This Possibly be Bad?Fairness and equity questionsConsistent treatment of applicants, situationsDifficulty in enforcement, trackingHard-won compromise not available for all
Street cross-sectionsParking reductions
CODE STUDIO | Rail-Volution 2008 Miami Beach 16
Some Better Examples
DenverMain Street zoning
Dallas Cherokee multi-station agreementTrinity River planned development
Sarasota CountyRedevelopment area planned development
CODE STUDIO | Rail-Volution 2008 Miami Beach 17
Main Street Zoning
Placement Height
Transparency Screening
CODE STUDIO | Rail-Volution 2008 Miami Beach 18
Planned Mixed Use Infill
CODE STUDIO | Rail-Volution 2008 Miami Beach 19
The Problem
Balancing neighborhood interest in protection of perceived character with the need for reinvestment, intensification
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Planning at 30,000 Feet
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Planning at 20,000 Feet
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Planning at 10,000 Feet
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Code Approaches
USE SEPARATIONOriginal Euclidean Codes
PERFORMANCEImpact mitigation
FORMLong-term view of mixed use
ARCHITECTUREDesign guidelines, pattern books
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Coded Outcome
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Form Standards
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Public Realm Improvements
CODE STUDIO | Rail-Volution 2008 Miami Beach 27
Floor Area Ratio
“Pat of Butter”
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Form versus Incentives
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Theory versus Reality
Plans Often Cover Too Large an AreaPlans (and even Codes) Sometimes Do Not Include Adequate Public InvolvementSimple Planning Concepts Often Get Complex When Forced to Deal With:
Property rightsState and federal legislation
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Theory versus Reality
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Zoning “Value”
DownzoningAppearance versus reality
Zoning can create value while protecting character
Historic districtsMcMansion ordinances
CODE STUDIO | Rail-Volution 2008 Miami Beach 32
Timing/Extent of Involvement
Neighbors?Up front during planning
Policy-makersConfirmation of planning
Technical StaffThroughout, including application approval following planning stage
CODE STUDIO | Rail-Volution 2008 Miami Beach 33
Preparing New Zoning
Need to Model Outcomes: in 3-D, if possible
Height, building placement, bulk planesFinancial pro formaParking
One Reason All Sides Like Form-Based Codes is Their Detailed Planning of Results – With Codes That Match
CODE STUDIO | Rail-Volution 2008 Miami Beach 34
Pro Forma Testing
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Pro Forma Testing
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Pro Forma Testing
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Common Mistakes
Expecting a Miracle . . .Montgomery County TOD and mixed use zones established in the 70’/80’s – 20+ years ago
Planning Through ZoningZoning should IMPLEMENT plans, not make them
Borrowing Code From OthersGood Code is PLACE-SPECIFIC
CODE STUDIO | Rail-Volution 2008 Miami Beach 38
Contact Information
Lee D. Einsweiler, AICPC O D E S T U D I O
(512) [email protected]