FBCsIII_Peterson

Village of Lake Zurich

Form-Based Regulations: A Municipal Perspective

Daniel A. Peterson Director Building & Zoning, Village of Lake Zurich

Form Based Codes – Lake Zurich Perspective

  How did we get to this point?   1987 Developed first concept plans for

downtown   1998 Established 1st Downtown Master

Plan   2000-04 Project Planning, Design and

Approval Process   2002 - Village established TIF District   2004 Village Unveils Designs for Master

Plan   2004 – May 4th Official Groundbreaking   2007 Project Stalls – Economic

Slowdown/Developer Issues   2008 Restart Planning Process for

Downtown Redevelopment

Summary of Events for Form Based Regulations

  Search for Downtown Developer/Planner Commences – Winter 2008   Firms that made presentations

•  Morningside Equities •  Newport Builders •  Landover Corporation •  Equity Services Group & Torti Gallas & Partners

  Village Board enters into agreement with Equity Services Group to provide planning services related to revisions to downtown master plan – May 2008

Summary of Events for Form Based Regulations

  Village Planning Charrette held week of June 9-13, 2008

  Participants included:   Stakeholder groups of

community leaders and representatives

  Public Officials   Residents

  Two public presentations were held to discuss the planning progress and emerging community vision

  Lake Zurich Planning Charrette Booklet presented to Village on August 26, 2008

Summary of Events for Form Based Regulations

  First copy of Form Based Code received by Village September 3, 2008

  Charrette Booklet and Form Based Code presented to Planning & Development Committee of the Village Board on September 8, 2008

  Joint Meeting of the Village Board, Plan Commission and Zoning Board of Appeals held on September 20, 2008 (Introduction & Training for Forms Based Codes )

  Village hires M|Square Urban Design to assist with the FBR Review

  Plan Commission Process   Discusses FBC Training on October 1, 2008 – Changed name to Forms

Based Regulations (FBR)   Holds Special meeting for Public Hearing on Form Base Codes on October

15, 2008   Public Hearing continued to November 5, 2008   Public Hearing continued at Special Meeting on November 19, 2008   Plan Commission approves and recommends FBR and various amendments

to be forwarded to the Board on November 19, 2008

Summary of Events for Form Based Regulations   Form Based Code Revisions

  First Draft presented on September 3, 2008 •  Used for Training and Introduction of Form Based Codes (FBC)

  Second Draft presented on October 8, 2008 •  Staff initial plan review and public hearing copy •  Change title from FBC to FBR (Form Based Regulation)

  Third Draft presented on November 5, 2008 •  Revised to incorporate plan commission comments, additional staff and public

comments from 10/8/08 public hearing

  Fourth Draft presented on December 8, 2008 •  Revised to incorporate plan commission and staff comments from final public

hearing

  During this process over 500 staff, consultant, attorney and public comments have been addressed and incorporated into FBR.

Establishment of the Downtown FBR Overlay District

Actions Requested: Amend the Zoning Code Text and Zoning Map to:

(i)  Adopt new form-based regulations and other requirements for the portion of downtown that will be the new “FBR Overlay District”

(ii)  Amend the Zoning Map to establish the new form-based regulation overlay area as the new FBR Overlay Zoning District

(iii)  Amend various other provisions of the Zoning Code as necessary to incorporate the new regulations and requirements

Policy Issues that needed Board Directive

  Formally review and adopt the planning Charrette Booklet memorializing the Vision Plan which is the basis of the FBR

  Building Ownership and development coordination of project areas (Blocks) as they relate to the public/private infrastructure that will be integral to the construction of the blocks

  Master parking management plan for both the “Primary Focus Area” and “Extended Planning Area”

  Coordination of the development of a master storm water management and utility plan

Policy Issues that needed Board Directive

  Specific developer responsibilities will need to be established for all public improvements and public spaces

  Developers will need to be responsible for streetscape improvements abutting their developments, including ongoing maintenance

  Development of an economic development plan for the FBR including: ownership, leasing opportunities, marketing and uses, including the Village owned “market shed retail” on the promenade.

  Administrative Approval process to include a “Special Use” approval process to ensure that all they items not specifically identified in the FBR will be addressed in a public format (See proposed Approval Process)

Policy Issues that needed Board Directive

  All structures that are proposed shall be incompliance with International Building & Fire Codes as amended and adopted locally

  This plan is contingent upon the transfer of State Right-of-Way from IDOT for the existing West Main Street to Lake Street and New West Main

  Explore ‘green policies’ and sustainable development practices for all aspects of development within the FBR

  Clarification of lake rights for the properties within the FBR.

Staff B.O/V.A.

Village Architect

Plan Commission

ZBA Village Board

Site Plan Recommend Recommend Recommend Approval/Appeal

Exterior Appearance & Design

Recommend

Approve

Recommend

Recommend

Recommend Approve

Appeal

Special Use Permit Recommend Recommend Approve/Appeal

Variations & Adjustments

Recommend Recommend (as needed)

Recommend (as needed)

Recommend (as needed)

Approve/Appeal

Parcel, Subdivision, Consolidation Maps

Recommend

Approve

Recommend

(as needed)

Approve

Appeal

Map/Text Amendments

Recommend Recommend Recommend Approve

Policy Determination

Recommend Recommend (as needed)

Recommend (as needed)

Approve

Type

of R

evie

w

Level of Review

Levels of Administrative Review for FBR Applications

Lessons Learned

  Charrette Process   Don’t Forget the Under-

represented groups   Teens   Young Adults

  Broaden outreach for stakeholders

  All neighborhoods/groups   Not the usual stakeholders   Look to areas outside of

the planning area

Lessons Learned

  Forms Based Codes Process   Establish time frames, deadlines and target meeting dates in

advance   Ensure documentation is provided to support project development

areas   Don’t hesitate to question, question and question   All staff, commissions, boards should be involved   Utilization of third party experts – Village Architect?   Coordinate with legal staff and create zoning mechanism to

support FBC   Establish plan for publication and distribution of final products –

Who Pays!

Where do we go from here?

  Development Agreements – Consistency with FBC/FBR

  Establish Action Plans for Project Review and Implementation

  Streamlining Approval Process to meet objectives of FBC (Modified Special Use Process)

  Develop private public partnerships for establishing marketing strategy for FBC area

Questions and Answer

Thank You for Listening – Questions are Welcome:

Daniel A. Peterson, Director Building & Zoning Department

Village of Lake Zurich 70 E. Main Street

Lake Zurich, IL 60047 847-540-1698

[email protected] www.volz.org