entitlement process - rail~volution

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

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UrbanAdvantage

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UrbanAdvantage

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UrbanAdvantage

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UrbanAdvantage

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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”)

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A Common Problem

If you’re not happy with the results of your Code . . .

REVISE THE CODE !

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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

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Some Better Examples

DenverMain Street zoning

Dallas Cherokee multi-station agreementTrinity River planned development

Sarasota CountyRedevelopment area planned development

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Main Street Zoning

Placement Height

Transparency Screening

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Planned Mixed Use Infill

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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

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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

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Timing/Extent of Involvement

Neighbors?Up front during planning

Policy-makersConfirmation of planning

Technical StaffThroughout, including application approval following planning stage

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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

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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

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Contact Information

Lee D. Einsweiler, AICPC O D E S T U D I O

(512) 478-2200lee@code-studio.com