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Dwight
Worden | Seaview
Del
Mar has appointed
a Form Based Code
(“FBC”)
ad hoc committee to
begin implementing a
FBC for the downtown
business district of
Del Mar. Put simply,
under traditional zoning,
like Del Mar’s
current code, standards
are set that apply zone
wide, e.g., height limits,
FAR, parking requirements,
setbacks and the like
are the same for all
properties in the same
zone. Under FBCs, each
lot has zoning requirements
set that are unique
to that lot, so neighboring
lots may have different
height limits, different
FARs, etc. The idea
under FBCs is to allow
development to be tailored
to fit each lot and
thereby to better fit
the community.
Implementing
a FBC approach requires
a detailed analysis
of each lot, identifying
its constraints and
opportunities with
an eye to the needs
and desires of the
owners. All this is
necessary to make
sure the program will
work for each lot.
The Del Mar FBC committee,
with the assistance
of Del Mar staff,
has embarked on this
process of examination
lot by lot.
I
believe the FBC approach
can be good for Del
Mar provided, and
it’s
a big provided, that
in each case a community
impact analysis is done
to identify how the
proposed changes would
benefit, or cause detriment,
to the community as
a whole. If the net
effect of going to a
FBC system is not a
community-wide benefit
then I would not support
the program. So, here
are my thoughts on the
kinds of factors that
should be considered
in undertaking such
a community impact analysis.
1.
Community Serving
Retail
Enhancement: To the
extent the FBC process
leads to more square
footage of retail
services
in the downtown that
serve the needs of
local residents,
this
would be a benefit
to the community.
If the FBC process
simply adds
more retail square
footage or office
space
that is not local
serving
this would not be
a “benefit” to
the community unless
justified on other
grounds, such as
revenue to the City.
2.
Non-Local Serving
Retail
Enhancement: Surprisingly
perhaps, the total
sales tax and business
license fee revenues
generated by Del
Mar’s
downtown are a relatively
small portion of the
City’s
overall revenues. And,
given the Council’s
recent decision to lease
sidewalks for cafes
at $2 per foot per year,
it doesn’t
seem that the City
can expect significant
revenues on this front.
So this looks to me
to be a benefit, but
not a large one.
3.
Community Vitality:
This may be hard
to
quantify, but I recognize
that there is a difference
between a lively,
well-
designed downtown
and
a sleepy, under-utilized
downtown, with the
former being more
attractive
to residents and
visitors
alike. So, I see
some
benefit to improving
community vitality,
aside from revenue,
but recognize it
is
offset by increased
traffic, crowding,
etc.
4.
Community Beauty:
If
the FBC process improves
the physical appearance
of the downtown that
would be a community
benefit, although
there
may not be consensus
on what this “beautification” would
be.
5.
Community Safety:
To
the extent the sidewalks,
access ways, etc.
are
made safer that is
a community benefit.
6.
Improved Traffic
Circulation
and Parking: If the
FBC process results
in traffic improvement
and parking enhancements,
those would be benefits
to the community.
7.
Improved Pedestrian
Orientation: To the
extent the FBC process
improves the pedestrian
orientation of downtown
that would be a benefit.
8.
Mixed Use: To the
extent
the FBC process integrated
affordable living
quarters
into the downtown,
say apartments over
retail, that would
be a benefit to the
community by helping
to meet affordable
housing requirements.
Are
there other issues
we should be looking
at? I would welcome
your comments. Dworden@roadrunner.com
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