Zoning plan aims for Midtown uniformity

The city has drafted principles for “form-based zoning” that aim to end the segmentation of building designs and property uses in Midtown.

The proposal, discussed last week by the city’s Comprehensive Plan Zoning Subcommittee, has the goals of promoting uniformity among building designs and ensuring pedestrian safety.

“The goals for formbased zoning are for desirable urban form, good pedestrian environments; it’s about building a place for people rather than cars, [and] the preservation or creation of community character,” consultant George Janes said in a presentation to the subcommittee.

Under the plan, zoning regulations would be written with an eye toward “predictable outcomes because of prescriptive rules” rather than “many forms and styles.”

City officials note that much of Midtown already has development that fits the form-based concept — especially on Broadway between Brewster and Henry streets — and Janes said the concept has been implemented successfully in other cities.

“When you think about a New York City street ... the idea is that you have what’s called ‘street wall,’” he said. “A street wall [is] where you have things to look at as you’re walking along — shop windows to look at, things to see.”

Examples of development that are contrary to form-based zoning include the Rite Aid drugstore and the former Planet Wings restaurant on Broadway because both properties have their parking lots in front of the buildings.

Form-based zoning includes not having vehicles cross pedestrian paths to reach parking lots.

“The idea is that you can’t put your parking lot in front of your building, especially facing Broadway,” Janes said. “You’ve got to put it in the back. Your driveway is going to have to be off a side street.”

Consultant Dan Shuster said the form-based zoning proposal, if implemented, would apply only to new projects.

“Existing uses and structures are allowed to continue and normal repair and maintenance is encouraged,” he said.

Other aspects of formbased zoning include architectural consistency among buildings, including the use of similar colors, materials and landscapes. There would also be building height limits, which would range from 25 to 105 feet depending on location.

The subcommittee will review the proposed zoning method before deciding whether to recommend it to the Common Council.