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Proposed development standards are mostly well-received

08/11/2010 | 

ZCC Regular Session 

Owen Franklin of Portfolio Associates presented a report of the civic engagement activities related to Module 3 – Development Standards. The findings are based on responses at four neighborhoods meetings, an online survey, and written testimony. Participants were asked if they think particular changes will improve the code and whether the changes support overall goals to make the code easy to understand, improve development processes, encourage high-quality development, protect existing neighborhoods, and involve the public in development decisions. In general, proposed development standards received more positive than negative feedback. New form and design controls, open space requirements, and floor area bonuses generated the most comments.

Based on community feedback, the biggest issue for the public is the need for contextual zoning. Commissioner Greg Pastore agreed. “The draft code is insufficient in addressing infill issues,” he said. “We need more contextual zoning or we will continue to send cases to the ZBA.” Lead consultant Don Elliott of Clarion Associates explained that there is an inherent tension in developing such form and design regulations. “Too little means you don’t care about design,” he said, “and too much may not fit each case.” ZCC chairman Alan Greenberger cautioned that design controls can limit creativity and add points of review. He reminded members that opportunities to address context currently exist in the form of neighborhood conservation districts and historic districts. Mr. Elliott reiterated that there are no easy answers. “Height is controversial across the country, for example” he said. “The law says the limit is 35 feet, but because none of the neighbors ever bothered to build a third story, nobody can.” Consultants plan to continue discussing this topic with the work plan committee and consider how some contextuality requirements could be incorporated into the new code.

Public reaction to new open space requirements included recommendations for stronger design guidelines to reduce the risk of creating uninviting or underused plazas and a fee-in-lieu if open space option. Public input over open space design and issues related to public access were also raised. ZCC members want the code to clarify that the new open space requirements address the private needs of residents/users of that particular development. Public open space is addressed as an amenity eligible for floor area bonuses, which also triggered a fair amount of public discussion at neighborhood meetings. Comments ranged from suggestions for additional amenities to allowing amenities to be provided off-site and providing bonuses in areas outside Center City. The current list of bonuses is being evaluated for feasibility, aiming for a 20 percent return on the investment. Two bonuses are being considered for areas outside downtown.

Comments on Module 3 – Development Standards may still be submitted by taking an online survey at http://www.surveymonkey.com/s/zcc_module3

View presentation on civic engagement.

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