Reexamining Our Zoning Direction

If you watch Lee TV and view the Zoning hearings you will start to notice that there is a consistent pattern of non consistence from staff's findings and recommendations to the BOCC. I believe it is called "political pandering". Staff should only be reviewing projects to make sure a project fits into one of the zoning cubbie holes that have been created in the Comprehensive Plan and the Land Use Maps by staff. Instead their findings tend to reflect what the higher ups in Community Development believe the BOCC growth leanings are at the moment. As I have stated in the past and have been told by staff, "...they are just reading the Tea Leaves" or maybe putting their finger in the air to see which way the wind is blowing. THIS IS NOT THE WAY WE SHOULD BE ZONING OUR PROPERTY. It is another form of TAXING the residents of the county. Remember who pays the bills for all the wasted time, energy and consultant fees...the rsidents each time the use, rent or purchase anything that has gone through the zoning process. In the end, you must ask, "Are you happy with the results from these zoning shenanigans??? If the answer is no, maybe the BOCC should sunset the process and a new form of zoning approved. I believe FORM BASED ZONING may be a better direction for the county.

If you go the the Form Based Codes Institute you will find a wealth of information and links to give you a through understanding of the process and why it is better than the arbitrary and arcane system we now have in place.

Definition of a Form-Based Code
Draft Date: June 27, 2006

A method of regulating development to achieve a specific urban form. Form-based codes create a predictable public realm by controlling physical form primarily, with a lesser focus on land use, through city or county regulations.

Form-based codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. The regulations and standards in form-based codes, presented in both diagrams and words, are keyed to a regulating plan that designates the appropriate form and scale (and therefore, character) of development rather than only distinctions in land-use types. This is in contrast to conventional zoning's focus on the segregation of land-use types, permissible property uses, and the control of development intensity through simple numerical parameters (e.g., FAR, dwellings per acre, height limits, setbacks, parking ratios). Not to be confused with design guidelines or general statements of policy, form-based codes are regulatory, not advisory.

Form-based codes are drafted to achieve a community vision based on time-tested forms of urbanism. Ultimately, a form-based code is a tool; the quality of development outcomes is dependent on the quality and objectives of the community plan that a code implements.

Form-based codes commonly include the following elements:

•	Regulating Plan. A plan or map of the regulated area designating the locations where different building form standards apply, based on clear community intentions regarding the physical character of the area being coded.
•	Building Form Standards. Regulations controlling the configuration, features, and functions of buildings that define and shape the public realm.
•	Public Space/Street Standards. Specifications for the elements within the public realm (e.g., sidewalks, travel lanes, street trees, street furniture, etc.).
•	Administration. A clearly defined application and project review process.
•	Definitions. A glossary to ensure the precise use of technical terms.

Form-based codes also sometimes include:

•	Architectural Standards. Regulations controlling external architectural materials and quality.
•	Annotation. Text and illustrations explaining the intentions of specific code provisions.