From my experience, the largest challenge is changing our dominant social paradigm of creating single-use, auto-oriented development.

Zoning has certainly played a role in establishing the modern form of development that we’re accustomed to today. But it seems that Fort Wayne has created the tools necessary to create a gradual shift away from promoting asphalt wastelands. For example, you are correct to state that ordinances often seek to address the “worst case scenario” by requiring large numbers of parking spaces to accommodate the busiest times of the year. Yet Fort Wayne has taken a step forward by allowing the use of permeable pavers for at least a portion of the site. I’d have to check with the City of Fort Wayne but I’m guessing that using these pavers might reduce the stormwater fees for a particular site since water can penetrate through the openings. So why aren’t they being used? I think it goes back to stepping out of the mold and trying something different.

Developers believe, and often rightfully so, that in order to market retail space to a variety of users the capture area must be larger than of what most people to and from. In this particular situation it seems that providing adequate parking is necessary for most businesses to attract passing motorists. I think that you are right to point out that parking should have been addressed in a different manner…especially for this area. (It’s also too bad that the property on the corner wasn’t included in this development.)

I can’t address your question regarding whether or not requesting a waiver adds to the overall cost / time frame of development with absolute certainty. It seems that requesting a waiver could run concurrent with any other approvals that might be necessary to build on the site, especially since the approval comes from city staff and not a board or commission.

I enjoy reading your posts regarding urban development and appreciate your perspective. You definitely have the mindset of a formally trained urban planner. Keep up the good work.

Thank you for the correction! Yes, the question is whether or not developers are choosing to exercise these options.

So,why would a developer not exercise this option? Is it cheaper or easier to just build parking to code instead of seeking a waiver? Does it cost a developer time and/or money to seek a waiver?

Maybe I’m wrong, but it seems the city makes it easy to build the way I criticized, but required some sort of exception to do otherwise. Sounds like a developer could come up with an alternate plan, but have it turned down, since the 1 space per 800 sq.ft. guideline is the only one actually spelled out in the law. Or am I reading this wrong?

Thanks for your clarification.

The standards established by the Fort Wayne Zoning Code do in fact distinguish between varying commercial uses. For example, a movie theatre requires 1 space for every 6 seats whereas a museum requires 1 for every 800 sq. ft. There are 4 pages (97-100) of different uses within the code.

Additionally, section 157.141(F) of the ordinance does allow for Parking Credits “in order to accomplish the Comprehensive Plan’s objectives of urban revitalization, enhancing the
pedestrian environment, and encouraging the use of
transit.” For example, developers have the ability to substitute bike racks for parking spaces or use pervious or grid pavers instead of asphalt.

Also, the Zoning Administrator has the ability to waive parking standards upon request:

157.141(G) “To allow for flexibility concerning parking standards in order to accomplish the Comprehensive Plan’s objectives of allowing for mixed uses, encouraging new construction that is compatible with existing structures and
development patterns, encouraging the provision of
parking situations more suitable for higher density urban
areas, and enhancing the pedestrian environment, the
Zoning Administrator may grant waivers of required offstreet
parking spaces, as part of its review of a Site Plan
Routing project or Improvement Location Permit
application.”

The question is whether or not developers are choosing to exercise these options.

For additional information be sure to take a look at pages 93-101 of this ordinance:

http://www.cityoffortwayne.org/images/stories/community_development/land_use_zoning/files/12_31_07_zoning_ord.pdf