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What is a Regulating Plan? |
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A Regulating Plan is the key to the Form-Based Code. It provides specific information on the permitted development for each lot or parcel, particularly as the lots relate to the public spaces (streets, squares, parks, etc.) and surrounding properties. In some ways, it is comparable to a zoning map.
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| Q. |
What are Building Envelope Standards?
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| A. |
Building Envelope Standards (BES) are one component of the Form-Based Code. They regulate future building in three dimensions, with criteria for height, siting, building elements (such as windows, doors, balconies, etc.), and uses.
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| Q. |
What is a Required Building Line?
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A Required Building Line (RBL) is the location on each property/parcel near the street right-of-way where building fronts are placed. It is used to develop a traditional main street or urban neighborhood with buildings that front sidewalks and help to create a pedestrian environment.
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| Q. |
How tall will the buildings be?
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| A. |
A Form-Based Code will typically provide both minimum and maximum building heights, which will vary in throughout the target areas. A range of appropriate heights - and many other elements - will largely be made by the citizens and stakeholders during the public input process. The Vision Metcalf Plan set the basis for initial input into building heights.
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| Q. |
Where will everyone park?
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| A. |
Parking can be provided throughout the District in a variety of ways, including on-street parking and structured parking, with a particular emphasis on creating shared and publicly available parking facilities rather than requiring each property to provide private parking on-site. The City's vision for the area is a pedestrian-oriented "park once" environment.
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| Q. |
How tightly can land uses be controlled in a form-based coding environment?
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| A. |
Land uses can be controlled as strictly in a form-based environment as in the conventional zoning system; however, in the target areas we have chosen to regulate primarily through the building form, while providing broader parameters for permitted uses (that will include specific prohibitions for undesirable or inappropriate uses for the target areas.) Other issues will be addressed through management and/or special use permits.
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| Q. |
Are there any examples where form-based codes have been successfully implemented?
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| A. |
Historically in the United States, many towns have regulated development through systems which are primarily form-based. (Two well-known examples are Chicago and Old Town Alexandria in Virginia.) More recently, form-based regulations have been used most frequently in developing new planned communities, but are increasing in popularity for existing cities, particularly those that encourage traditional infill redevelopment or are concerned about protecting/enhancing the existing form and character of the community (or a specific district.) Some of these locations are: Arlington, Virginia; Contra Costa County, California; Iowa City, Iowa; Hercules, California; Fayetteville, Arkansas; and Woodford County, Kentucky.
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| Q. |
Will adoption of a form-based code require changing existing zoning?
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Form-Based Codes can be adopted under a variety of scenarios, including changing/replacing the existing zoning, creating a special district, or an optional overlay district. In Overland Park, we anticipate that the Form-Based Code will become the new zoning.
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| Q. |
Can the form-based approach be applied citywide, particularly in existing residential neighborhoods with single-family residences?
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The form-based coding approach can be applied at a citywide scale; however, the Form-Based Code should not be thought of as a "one-size-fits-all" document. Different parts of Overland Park have different character, play different roles, and function differently. Because a form-based code is created/written to result in the development (or maintenance) of a physical place, it is necessary to have a clear vision of that desired place to inform/produce the Code for each specific area (although clearly some base similarity would be expected between city neighborhoods and districts.)
Form-based codes are proving to be particularly adept at regulating new infill development in existing residential areas to respect the existing character/context and prevent new out-of-scale development.
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| Q. |
How does form-based coding mitigate conflicting noise, glare, etc. between different uses?
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Many of the issues of conflict between adjacent uses are mitigated through regulating the building form (in 3 dimensions.) Simply put, many urban building types (multi-story, main street shopfronts, etc.) do not lend themselves to particular noxious uses. Additional issues, such as glare, are addressed through both the Building Envelope Standards and the Architectural Standards, where elements such as lighting and signage are regulated. Finally, items of concern that are not mitigated through the Code itself can be regulated/managed specifically through special use permits.
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