Who Approved That?

With significant downtown financing tools and various sector plans being assembled, it's now time for downtown zoning to evolve so that it encourages developers to invest and develop our downtown while supporting the downtown vision--a dense, pedestrian-oriented and charming area.

By reverting to Form-Based Codes (FBC) in specific areas of downtown, this vision can be achieved much quicker. Gone could be the days of the public saying "who approved that ugly building?"; developers lamenting "why is it so hard to do business?"; followed up by everyone saying "oh well, I guess we will learn for next time."

FBC's are a new North American downtown urban planning response that clearly demonstrates to the development community what the city's expectations and vision are. FBC's are also a response the modern challenges of urban sprawl, deterioration of historic downtowns, and building designs that do not capitalize on the character of existing streets or areas.

The Form-Based Codes Institute best explain FBC's as "providing greater predictability about the look and feel of development and why it functions as a place than a conventional zoning ordinance. They offer developers a clearer understanding of what the community seeks. In addition, FBCs can make it easier for citizens to help create the physical development they want, which will more likely lead to the acceptance of new developments and the street infrastructure investments needed to support the community vision."

The need for FBC's could not have been more apparent than when the Rubin Spletzer's plan to build an apartment complex on Assiniboine Avenue--after graciously passing on his preferred site, the future home of the Upper Fort Garry interpretive centre. With all the talk about the need for more affordable downtown housing, you would think the city would have grabbed at this proposal--a 24-story tower with 12 townhouse units. Instead, Mr. Spletzer and his architect were sent back to the drawing board, costing them thousands more, to bring back a second design that would best achieve the downtown vision.

Mr. Spletzer's initial design was declined for a few reasons such as it wasn't pedestrian friendly and would have lead to a stark, unfriendly sidewalk that felt unsafe. The townhouse units, that were included to extend active uses and eyes on the street, had no direct connection to the sidewalk, located 20 feet above grade (on the third story).

While the planners involved should be applauded for knowing a good design will indeed lead to a better and safer space, more entrepreneurial planning departments are starting understand that the time to address that issue is before any design is created in the first place, allowing the community to play a role in setting the standards.

If these design guidelines are critical for this specific area, why not make them a part of the area's zoning laws, so developers know what is expected of them up front?

It's time to let our young planners loose and encourage them to change this confrontational approach and move towards a system that not only tells the developers upfront what the city will expect from a design standard, but clearly points to the vision of our downtown, street by street. Building downtown is not the same as building in the suburbs.

Other cities have already moved in this direction, so we don't need to worry about being pioneering and making mistakes. The mistakes have already been made by someone else and cities like Winnipeg can not only learn from them but also tailor our FBC's to suit our downtown.

Being clear and upfront with developers planning to invest millions in our downtown by making them aware of already agreed upon design standards, will only make our city more business friendly, create less confusion, save everyone time and money, and will lead us more quickly to our vision.