Timeless Principles in Form Based Codes

Timeless Principles in
Form-Based Codes

Photo: Arcadia Realty
Focus North Texas
Symposium
January 28, 2011

Dennis Wilson, FAICP, CNU-A

Timeless Principles TOWNSCAPE

People are attracted to places that “feel good”,
are comfortable and provide the opportunity
for commerce and social interaction.


1. Creating unique zones
and amenities
2. Alternative
transportation Modes
3. Re-Use of Buildings
4. Variety of housing types,
size and affordability
5. Civic Architecture/
Landmarks


Identify Development Zones (T-Zones)
Ensure Uniqueness of Zones
Take Advantage of local views and topography
Proximity of Open Space, trails, schools, retail services


Source: James Wassell


Transects

Source: James Wassell


Source: DPZ

Proximity to
 Open Space
 Trails
 Retail Services
 Schools
 Transit


 Properties within 100 feet of public open space have a 23% Premium.
 There is a measurable premium for up to a quarter mile.
 Three Minute Walk Accounts for 85% of Total Premium.

41%
63%
76%
85% 91%

Source: Valuing Open Space: Land Economics and Neighborhood Parks
Massachusetts Institute of Technology Center For Real Estate, and School Of Architecture
Based on MLS Data for 3,400 Home Re-sales Near 15 Neighborhood Parks Across DFW


 Open Space
& Trails
 Mix of Unit
Types
 Housing
Tree
 Elementary
School

The Homestead
at Mills Branch
Arcadia Realty


Conventional (21 Lots)
Layout

Cluster Design (21 Lots) Source: Randall Arendt


Pedestrians
Bicycles
Autos
Transit
Street Design


 Create centers
 Connected by OS,
trails, roads and
transit


Create blocks for ease of
circulation for
pedestrians and vehicles


Street Design
 Roadway
 Parking
 Amenity Zone
 Sidewalk
 Building Face

Little Elm Downtown


 Opportunities to
“Meet and Greet”
 Classic Elements
~ Windows at grade
along all street faces
~ Windows above to be
oriented vertically
~ Trees and awnings to
provide shade
~ Brick, stone and stucco
construction


 Bulb-outs at
crossings
 Special paving at
crosswalks
 On-street parking
and street trees
 Pedestrian-
oriented signage


Shade for Pedestrians, Vehicles
and Paved Surfaces
 Lawrence-Livermore Labs:
7-11 degrees cooler ambient
40 degrees cooler on surface


Quality Materials and Construction
Flex Space
Building Expression


 Buildings must be flexible
for different uses over time
 Parking lots that can be
turned into Structured
parking with lined
buildings
 Parking structures with flat
floor plates that can be
used for other uses when
no longer needed


 Required Flex Space at
Grade
 Quality Materials
16’ min. Ceiling Ht.
 Building Expression Firewall Separation

~ Tripartite
~ Articulation


Flex Buildings –
Industrial/Lofts/Offices


Historic District

N. Goliad St.
N. Alamo St.

San Jacinto.

Fannin St.
Interurban

205 R
Kaufman St.

San Augustine
R
Rusk St.
66
66

pedestrian
R R R
Washington St.

R

Dennison St.
City Hall 66

Life Cycle Needs
Changing Demographics and Preferences
Changing Work Patterns & Job Creation


DFW in 2005
Traditional Families:
 26% of all Households
are single persons
2000 = 27% 2010 = 20%
 47% of Mortgagees are
singles
People Living Alone : DMN Sept 26, 2005

2000 = 27% 2010 = 33%

The Metroplex will add about 4 million people “For the first time in
over the next 25 years; going from 5 million in history - there are now
more people living alone
2000, to 9.1m in 2030.
in households than there
are traditional families of
a husband, wife and
child.”
Source: William Frey,
Brookings Institute

Source: The Implications of Changing US Demographics for
Housing Choice, 2001, Martha Farnsworth Riche

Ensuring a Mix of Housing:
 Require mix of unit types on
larger properties
 Require range of apartment size
in multi-family


Office Building Types
 Home Office
 Live-Work
 Mixed Use Centers
 Flexible loft space


Creating a distinctive destination
Compactness
Background Architecture, Landmark and Civic


Characteristics
 Min/max Stories, with
transition to adjacent single
family areas
 Street trees and pedestrian
lighting
 “Build-to” lines for all
buildings
 Public space for community
events and festivals
 Classic architectural
elements


Buildings
 Tripartite architecture/Bay
Rhythm/Expression
 Ground floor must be constructed
of durable materials Expression Line
Between Ground Floor
 Retail at-grade and upper Floors

~ Canopies on south, east and Top

west sides
Middle
~ Clear glass
Base
 Maximum leasable area for non-
residential of X s.f.
Bay Rhythm
 Windows at grade to be between
30% and 70% of façade


Residential At Grade Retail At Grade


Rockwall Downtown


Initial Value
Long Term Value
Sustainability


Initial Value
 Meets an immediate market need or
opportunity
 Benefits from being New

Long Term Value
 Attracts re-investment and infill
 Sustained Value


Lifecycle Analysis

Compact, Pedestrian-
oriented Mixed Use
Development

Typical Suburban
Auto-oriented
Development


Medium to
Small Lots
Large Lots

628 Lots Min. 1,200 s.f.
Apartments
TOTAL SITE: 283.6 ac.

Source: Arcadia Development


Impact:
 18 additional
lots
 Smallest Lot
Value $5,000
more than
largest lot on Avg Lot size 9,131 s.f.
other Plan Open Space Per Lot 4,300 s.f.
 65% Fewer Net Effective Lot Size 13,431 s.f.
Children

TOTAL SITE: 283.6 ac. Source: Arcadia Development


Vs.

Estimated Initial Value Added Tax Base $18-20 Million


Transit Proximity Premiums
 Properties near DART light rail stations
recorded valuation increases about 25%
greater than neighborhoods in a control
group not served by DART between 1994
and 1998.
 Between 1997 and 2001, median values of
residential properties increased 32.1%
near DART stations compared to 19.5% in
non-DART areas.
 Median values of office buildings near DART/LRT
DART stations increased 24.7% versus
11.5% for non-DART properties.
Source: UNT Center for Economic Development and Research,
DART Light Rail’s Effect on Taxable Property Valuations and
Transit-Oriented Development, January 2003:


 Mixture of Uses
Providing Sustainability  Variety of unit size & type
 Quality Flexible
Infrastructure of
Buildings, Parks, Streets
and Trails
 Travel Options – walk,
cycle, transit
 Shade paved areas
 Connected to walkways,
transit, open space and
services
 Reduced parking
footprint

Timeless Principles in Form Based Codes

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