Form-Based Codes have proven to be highly effective tools for enabling communities to implement their sustainability goals in many aspects ranging from reducing carbon emission by promoting compact development to promoting green infrastructure, stormwater management, and the integration of agriculture into projects. In addition, the Organizing Principle of the Transect is being used to create systems and standards for everything from complete streets and sustainable infrastructure to standards that address complex environmental thresholds at a regional scale. This session will discuss how these tools are being utilized to effectively implement various aspects of sustainability.
AUDIENCE THEORY -CULTIVATION THEORY - GERBNER.pptx
Achieving Sustainability Using Form-Based Codes and the Transect - Parolek CNU 17
1. ACHIEVING SUSTAINABILITY USING
FORM-BASED CODES
AND
THE TRANSECT
Daniel Parolek
Principal, Opticos Design, Inc.
Bry Sarte,
Principal, Sherwood Design Engineers
Roger Eastman
Community Code Administrator, Flagstaff, AZ
Leslie Oberholtzer
Dir. of Planning, Farr Associates
Congress for the New Urbanism 2009
June 11th, 2009
Denver, CO
daniel.parolek@opticosdesign.com
2. “Top 20 Ways to Make a Green, Smart City”
#2 Replace Your Euclidean Zoning with Form-Based
Codes
Rob Dixon, Albuquerque developer in his keynote
presentation at the New Partners for Smart Growth
Conference, January 2009
Form-Based Codes Implementing Sustainable Urbanism
3. Agenda
1. Introduction: why are you here?
2. Dan Parolek
3. 5-10 min. of Q&A
4. Bry Sarte
5. 5-10 min. of Q&A
6. Roger Eastman
7. Leslie Oberholtzer
8. 1-20 min. of Q&A
Form-Based Codes Implementing Sustainable Urbanism
4. D
BTL, Property Line
Form-Based Codes: J O
Rethinking Zoning to G H
Side Street
C B
Make Walkable/ A F
I N
M
Sustainable Urbanism BTL, Property Line Sidewalk E
the Default
Primary Street
: Form-Based Code Property Line
Key
Core (TC) Standards Property Line Setback Line
Build-to Line (BTL) Building Area
Building Placement Use
Daniel Parolek
Build-to Line (Distance from Property Line) Ground Floor Ser
Principal, Opticos Design, Inc. Front 0' A Re
Congress for the New Urbanism 2009 Side Street 0' B Pu
D
June 11th, 2009 Setback (Distance from Property Line) Upper Floor(s) Re
Denver, CO
BTL, Property Line
Side 0' C *See Table 4.1 for specific uses. G
daniel.parolek@opticosdesign.com Rear terfront shall be nonresidential an
J O K
Adjacent to NG Zone 8' D garages, or similar uses.
Adjacent to any other Zone 5' D
G H
Building Form L Height
Side Street
C B Primary Street Façade built to BTL 80% min.* E Building Min. 22'
Side Street Façade built to BTL 30% min.* F Building Max. 2.5
Lot Width
I N 125' max. Max. to Eave/Top of Parapet 35'
G
A F M
Lot Depth 100' max. H Ancillary Building Max. 2s
*Street façades must be built to BTL along first 30' from every corner. Finish Ground Floor Level 6"
ty Line Sidewalk E
Notes First Floor Ceiling Height 12'
Primary Street All floors must have a primary ground-floor entrance that
Property Line Street Upper Floor(s) Ceiling Height 8' m
5. Areas for Addressing Sustainability
1. Greenhouse Gas Emissions: Walkability, Vehicle Miles Traveled
(VMT)=Walkable, urban development
2. Energy Conservation
1. Renewable Energy
2. Energy Conservation
3. Water Conservation
4. Stormwater Management
5. Green Infrastructure and Low Impact Development
6. Food Production
7. Solid Waste
Form-Based Codes Implementing Sustainable Urbanism
6. Areas for Addressing Sustainability
1. Greenhouse Gas Emissions: Walkability, Vehicle Miles Traveled
(VMT)=Walkable, urban development
2. Energy Conservation
1. Renewable Energy
2. Energy Conservation
3. Water Conservation
4. Stormwater Management
5. Green Infrastructure and Low Impact Development
6. Food Production
7. Solid Waste
Form-Based Codes Implementing Sustainable Urbanism
7. Areas for Addressing Sustainability
1. Greenhouse Gas Emissions: Walkability, Vehicle Miles Traveled
(VMT)=Walkable, urban development
2. Energy Conservation
1. Renewable Energy
2. Energy Conservation
3. Water Conservation
4. Stormwater Management
5. Green Infrastructure and Low Impact Development
6. Food Production
7. Solid Waste
Form-Based Codes Implementing Sustainable Urbanism
8. Areas for Addressing Sustainability
1. Greenhouse Gas Emissions: Walkability, Vehicle Miles Traveled
(VMT)=Walkable, urban development
2. Energy Conservation
1. Renewable Energy
2. Energy Conservation
3. Water Conservation
4. Stormwater Management
5. Green Infrastructure and Low Impact Development
6. Food Production
7. Solid Waste
Form-Based Codes Implementing Sustainable Urbanism
9. Applications to Create Walkable Urban Places:
A Growing List
1. Downtown Master Plans
2. Transit-Oriented Development
3. Corridor Revitalization Plans
4. Neighborhood Revitalization Plans
5. Specific Plan Development Standards
6. Regional Plan Implementation
7. General Plan Implementation
8. Historic Resource Preservation Planning
9. Greyfield Redevelopment
10. University/Community Interface Plans
11. Subdivision Ordinances
12. Complete Development Code Updates
13. Model Codes
14. Regional Plan Implementation
Form-Based Codes Implementing Sustainable Urbanism
10. Presentation Outline
1. Why zoning reform is necessary and why Form-Based Codes
2. Creating effective mixed-use zones: Getting to complete
neighborhoods
3. Small footprint density and walkable neighborhoods
4. Sustainable Cities and Regions with Form-Based Codes
Form-Based Codes Implementing Sustainable Urbanism
13. Getting to Compact Development & Lower VMT
“The key to substantial greenhouse gas (GHG)
reductions is to get all policies, funding, incentives,
practices, rules, codes, and regulations pointing in
the same direction to create the right conditions for
smart growth.”
“Growing Cooler” -Reid Ewing
Form-Based Codes Implementing Sustainable Urbanism
14. Walkable Urban vs Drivable Sub-Urban Places
“..these two kinds of places appear to perform
fundamentally differently in how they lay out on the
ground and how they perform regarding market
acceptance, financial performance, rental rates/
sales prices, tax revenue generation, and
environmental sustainability. Finally, infrastructure
investment, particularly in rail transit, and revised
zoning regulations should be seriously considered
by metropolitan area governments that are not
seeing growth in this type of development pattern. ”
“Option for Urbanism” -Chris Leinberger
Form-Based Codes Implementing Sustainable Urbanism
15. Form-Based Codes as The Effective, Proven
Alternative
Form-Based Codes Implementing Sustainable Urbanism
16. “Top 20 Ways to Make a Green, Smart City”
#2 Replace Your Euclidean Zoning with Form-Based
Codes
Rob Dixon, Albuquerque developer in his keynote
presentation at the New Partners for Smart Growth
Conference, January 2009
Form-Based Codes Implementing Sustainable Urbanism
17. Form-Based Codes
"As global society swings into
action to reduce carbon
emissions, the data ever more
clearly points to the need to Form-Based Codes
reduce dependence on vehicular
mobility, and to remake the built
environment as transit- and
pedestrian-friendly places of
dense economic and social
interaction. Only the Form-Based A Guide for Planners, Urban Designers,
Municipalities, and Developers
Code can ensure such an
urbanism.”
Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
Elizabeth Plater-Zyberk
Form-Based Codes Implementing Sustainable Urbanism
18. “Sustainable Urbanism” Tools for Implementation
“By relating buildings back
to the street and open
spaces, rather than on
parking lots or private yards,
public spaces are redefined
from the conventional
automobile-oriented scale to
the human or pedestrian-
oriented scale. This focus
allows form-based codes to
guide the creation of active,
sustainable neighborhoods.”
Form-Based Codes Implementing Sustainable Urbanism
19. Role of FBCs in Lowering Carbon Emissions (GHG)
1. They provide a complete toolkit for regulating high-quality
compact, walkable, development
2. The public outreach aspect provides needed education and
community buy-in
3. They regulate for predictable results
4. They provide a predictable entitlements process for developers
doing the right thing
5. They have proven to be effective in all of the above
Form-Based Codes Implementing Sustainable Urbanism
20. Old Definition
A method of regulating development to achieve a specific
urban form.
Form-Based Codes create a predictable public realm by
controlling physical form primarily, with a lesser focus on
land use, through city or county regulations.
Form-Based Code Institute
Form-Based Codes Implementing Sustainable Urbanism
21. New Definition
"Form-based codes foster predictable built results and a
high-quality public realm by using physical form (rather
than separation of uses) as the organizing principle for the
code. They are regulations, not mere guidelines. They are
adopted into city or county law. Form-based codes are an
alternative to conventional zoning."
Form-Based Code Institute
Form-Based Codes Implementing Sustainable Urbanism
22. 'N' ST
Regulating Plan EAST MILITARY
Regulating Places Not Uses EAST
W. 2ND ST
Downtown Mixed Use Master Plan Area and Parcels South of B Street
SOLANO SQUARE
LIBRARY
WEST MILITARY 'L' ST
E. 5TH ST
POST
CIVIC
Zoning Districts
CITY
ELEMENTARY
CENTER
PARK
PARK CITY HALL SCHOOL
OFFICE Town Core 'K' ST
K Street 'K' ST
Town Core-Open
YAC POOL
Neighborhood General
B.U.S.D. OFFICES
PRIORY 'J' ST
Neighborhood General - Open
SCHOOL
J Street 'J' ST
E. 6TH ST
E. 7TH ST
Public & Semi-Public 'I' ST
E. 4TH ST
ST
ST
E. 3RD ST
1ST
W. 2ND
E. 2ND ST
I Street 'I' ST
'H' ST
MARIA FIELD
FITZGERALD
W. 2nd Street
E. 2nd Street
FIELD
'G' ST
1st Street
RIBERO FIELD
H Street
E. 5TH ST
'H' ST
BENICIA
SEMPLE CROSSING G Street 'G' ST TURNBULL WASTE WATER
PARK TREATMENT
SEMPLE CT
E. 2ND ST
PLANT
F Street 'F' ST
BENICIA CITY LIMITS
'E' ST
E Street 'E' ST MARINA CONDOMIUMS
Form-Based Codes
ST
Implementing Sustainable Urbanism
1ST
SOUTHAMPTON
BAY
D Street 'D' ST BENICIA
MARINA
23. orm-Based Code
Core (TC) Standards Components (min.)
Form-Based Code
1. Building Form Standards
2. Regulating Plan (Non-land use
D
Organizing Principle)
BTL, Property Line
3. Frontage Types Standards J O K
4. Block and H
Subdivision Standards
L
5. Public Space Standards: Civic
C B
Side Street
Spaces and Thoroughfares I N
A F M
6. Building Types Standards
ine Sidewalk E
(Optional)
Primary Street Property Line Street
Line Setback Line
Form-Based Codes 1" = 15'-0"
Implementing Sustainable Urbanism
Line (BTL) Building Area
24. Two Completely Different Types of Zones: Do Not
Try to Combine!
Form-Based Zones/ Special Districts/Auto
Transect Dependent
Low-carbon zones High-carbon zones
Lower parking requirements Higher parking requirements
(More walking, access to transit) (Less walking and access to transit)
Public realm = Public space Larger public and private open
space required due to isolation
Blended density (variety of types)
“Podded” densities and uses
Mixed use environments
Specific Uses allowed
Uses more flexible based on
operational characteristics
Form-Based Codes Implementing Sustainable Urbanism
25. The Transect: A Shared Methodology
Form-Based Codes Implementing Sustainable Urbanism
26. Urban to Rural Transect
l. TRANSECT ZONES
DPZ: SmartCode
Form-Based Codes Implementing Sustainable Urbanism
27. Modified Transect-Based
Form-Based Code T2 Rural T3 Sub-Urban T4 General Urban T5 Urban Center T6 Urban Core Other
Whittier Uptown U-E: Uptown Edge U-G: Uptown General U-CT: Uptown Center
Specific Plan
City of Grass Valley NG-2: Neighborhood NG-3: Neighborhood General-3 TC: Town Core
Development Code General-2 NC: Neighborhood Center
NC-Flex: Neighborhood Center-Flex
Miami 21 T3: Sub-Urban, with Re- T4: Urban General, with Restricted, Lim- T5: Urban Center, with T6: Urban Core, with Restricted, CI: Civic Institutional
stricted, Limited, and ited, and Open subsets Restricted, Limited, and Limited, and Open subsets, and T6-8, DI: Work Place District
Open subsets Open subsets -12, -24, -36, and -48 subzones based D2: Industrial District
on allowable number of floors
Santa Ana Renaissance UN-1: Urban UN-1: Urban Neighborhood-1 UC: Urban Center RR: Rail Station Zone R/I: Resident/Industrial
Specific Plan Neighborhood-1 CDR: Corridor
Benicia Downtown NG: Neighborhood NG-O: Neighborhood General-Open TC: Town Core
Form-Based Code General TC-O: Town Core-Open
Montgomery T2: Rural T3: Sub-Urban T4: General Urban T5: Urban Center T6: Urban Core T1: Natural
SmartCode
Sarasota County Edge General Core Preserve
Peoria Development West Main-Local Sheridan Triangle-Neighborhood Center Warehouse District-
Code Prospect Road-Neighborhood Center General
West Main-Neighborhood Center Warehouse District-
West Main-Local Commerce Local
St. Lucie County Edge General Center Core Countryside: Rural Fringe
Leander SmartCode T3: Sub-Urban T4: Neighborhood General T5: Neighborhood Center T6: Urban Core
Downtown Ventura T4.1: Urban General T5.1: Neighborhood Center T6.1: Urban Core
Specific Plan T4.2: Urban General 2
T4.3: Urban General 3
T4.4: Thompson Corridor
Blue Springs, MO Down- T3: Sub-Urban T4: General Urban T5: Urban Center CS: Civic Space
town Development Code
Form-Based Codes Implementing Sustainable Urbanism
28. Modified Transect-Based
Form-Based Code T2 Rural T3 Sub-Urban T4 General Urban T5 Urban Center T6 Urban Core
Whittier Uptown U-E: Uptown Edge U-G: Uptown General U-CT: Uptown Center
Specific Plan
City of Grass Valley NG-2: Neighborhood NG-3: Neighborhood General-3 TC: Town Core
Development Code General-2 NC: Neighborhood Center
NC-Flex: Neighborhood Center-Flex
Miami 21 T3: Sub-Urban, with Re- T4: Urban General, with Restricted, Lim- T5: Urban Center, with T6: Urban Core, with Restrict
stricted, Limited, and ited, and Open subsets Restricted, Limited, and Limited, and Open subsets,
Open subsets Open subsets -12, -24, -36, and -48 subzon
on allowable number of floo
Santa Ana Renaissance UN-1: Urban UN-1: Urban Neighborhood-1 UC: Urban Center RR: Rail Station Zone
Specific Plan Neighborhood-1 CDR: Corridor
Benicia Downtown NG: Neighborhood NG-O: Neighborhood General-Open TC: Town Core
Form-Based Code General TC-O: Town Core-Open
Montgomery T2: Rural T3: Sub-Urban T4: General Urban T5: Urban Center T6: Urban Core
SmartCode
Sarasota County Edge General Core
Peoria Development West Main-Local Sheridan Triangle-Neighborhood Center Warehouse District-
Code Prospect Road-Neighborhood Center General
West Main-Neighborhood Center Warehouse District-
West Main-Local Commerce Local
St. Lucie County Edge General Center Core
Leander SmartCode T3: Sub-Urban T4: Neighborhood General T5: Neighborhood Center T6: Urban Core
Downtown Ventura
Specific Plan
Form-Based Codes
T4.1: Urban General
T4.2: Urban General 2
Implementing Center T6.1: Urban Core
T5.1: Neighborhood Sustainable Urbanism
T4.3: Urban General 3
31. Assessing City Application of Form-Based Zones
1. Downtowns: Mandatory
• Preserve, evolve or transform
2. Neighborhood Main Streets: Mandatory
• Preserve, evolve or transform
3. Historic Neighborhoods: Mandatory
• Preserve, evolve or transform
4. Aging strip corridors and greyfield sites: Optional or mandatory
• Evolve or transform
5. Other large opportunity sites: Optional or mandatory
6. New growth areas: Optional or mandatory
Form-Based Codes Implementing Sustainable Urbanism
32. Testing Grounds:
• City of Grass Valley (Adopted April 10, 2007)
http://www.cityofgrassvalley.com/services/departments/cdd/pub_rev_docs.php#DC
• Livermore, CA Development Code Update (Begun July 08)
www.ci.livermore.ca.us/CDD/Planning/zoning_code_update.html
• Flagstaff, AZ Development Code Update (Begun January 09)
http://az-flagstaff2.civicplus.com/index.asp?NID=1416
Non-Opticos Codes:
• City of Miami (Public Review Draft)
http://www.miami21.org/
• Peoria, IL (Adopted June 17, 2007)
http://www.heartofpeoria.com/code.html
• City of Denver, CO (In progress)
Form-Based Codes Implementing Sustainable Urbanism
33. Assessing Where to Apply Form-Based Codes
at a City-Wide Scale
Form-Based Codes Implementing Sustainable Urbanism
39. Short Term Convert Underutilized Commercial
Legend
<all other values>
ZONING
OS-F
Form-Based Codes Implementing Sustainable Urbanism
40. Mid Term Convert Auto-Oriented
Neighborhood Commercial
Legend
<all other values>
ZONING
OS-F
Form-Based Codes Implementing Sustainable Urbanism
41. Very Long Term: Increase Connectivity, Strategically
Insert New Neighborhood Main Streets
Legend
<all other values>
ZONING
OS-F
Form-Based Codes Implementing Sustainable Urbanism
42. Long Term Potential Walkability: FBC Focus Areas
Legend
<all other values>
ZONING
OS-F
Form-Based Codes Implementing Sustainable Urbanism
44. .
Figure 1
Lake Tahoe Regional Plan
Draft Land Use Map
Lake Tahoe
M ar
let te
Lake
y
Washoe County
Ba
Carson City
d
al
er
Lake
Em Tahoe Douglas County
e
ak
Placer County
eL
El Dorado County
d
ca
se
Ca
e ra
ld
Ba
y
South Lake Tahoe
Em
ke
La
de
ca
se
ke
Ca
a f La
ke
af La
n Le
F alle
n Le
Land Use
Wilderness (T1)
F alle
Roadless Area (T2)
General Conservation (T3)
Recreation (T4)
Developed Recreation (T5)
LDR (T6)
HDR (T7)
Mixed Use (T8)
Town Center (T9)
Tourist (T10) 1:260,000
Special Districts (T11) 0 2 4 8 Miles
Form-Based Codes Implementing Sustainable Urbanism
45. .
Figure 1
Draft Land Use Map
Lake Tahoe Regional Plan:
Transforming Auto-
Dependent Development
M ar
let te
Lake
Washoe County
Carson City
Land Use and Transportation Lake
Tahoe
policies:
Douglas County
• Walkable, more compact / higher-
Placer County
El Dorado County
density, mixed-use development
• Bicycle and pedestrian paths
• Expansion of mass transit Em
e ra
ld
Ba
y
ke
La
de
ca
• Advanced technologies for
se
Ca
ke
af La
automobiles
n Le
F alle
Land Use
Wilderness (T1)
Roadless Area (T2)
General Conservation (T3)
Recreation (T4)
Developed Recreation (T5)
LDR (T6)
HDR (T7)
Mixed Use (T8)
Town Center (T9)
http://www.trpa.org/default.aspx?tabindex=11&tabid=130 Tourist (T10) 1:260,000
Special Districts (T11) 0 2 4 8 Miles
Form-Based Codes Implementing Sustainable Urbanism
46. Lake Tahoe Regional Plan
TRPA’s Mandate:
Reach/Protect Threshold Standards
• Vegetation • Wildlife/Fisheries
• Recreation • Scenic
• Water Quality Resources
• Air Quality
• Soil
Conservation • Noise
!""!#$%&'()"!*")(!+,-),$%&$.!/0.,!!11!23!,'!/)4&(%!
*-'%-$..!'(!56-$.6'"1!!,,)&(7$(,!
Form-Based Codes Implementing Sustainable Urbanism
49. Proposed Regional Plan Land Use
T1 T2
k General Developed
Wilderness Roadless Area Rural Sub-U
Forest & Park Land Recreation
(W) (RA) (R) (SU
(GF) (DR)
These areas contain ecological, These lands contain ecological, These are areas with value as These are primarily natural These are areas that are These are areas t
geological, and other features of geological, and other features of natural areas, an interface areas with good potential for sparsely settled with large lot single-family hous
scientific, educational, scenic scientific, educational, scenic between primitive and urban intensive outdoor recreation. single-family houses (estates). medium sized lots
and historical value. Permanent and historical value. Permanent areas, with strong environmental Recreation uses are designed to The majority of the land is of the lot is landsc
improvements and mechanized improvements in character with limitations on use, and with a be harmonious with the landscaped or maintained maintained natura
Form-Based Codes
uses are prohibited. the natural landscape and low- potential for dispersed recreation surrounding natural natural environment. Setbacks Setbacks are rela
These lands are managed to
impact motorized recreation are
allowed.
or low intensity resource
management. Vegetation is
Implementing Sustainable Urbanism
environment. They are
accessible via a variety of
are deep and varied. There is
minimum street connectivity, and
varied and garage
prominent on a la
prevent the degradation of managed to ensure public safety transportation options. the areas are isolated. Streets of street elevation
wilderness character. Natural and healthy forest conditions. widths vary and may or may not minimum street co
50. stricts and Transect Zones
T3 T4 T5 T6 SD
n Neighborhood Edge Neighborhood General Neighborhood Center Town Core Special District
(NE) (NG) (NC) (T) (C) (SD)
onsist of These are areas that primarily These are areas that consist of These are mixed-use areas with These are mixed-use areas with These are the most intense These are areas that because of
n large to consist of single-family houses medium density housing types a vibrant public realm that a vibrant public realm that urban form areas that are their unique land use
e majority on medium to small sized lots such as cottage courts, mansion provide services and amentities provide services and amentities generally designated as characteristics require special
or with some existing cottage apartments, duplexes, for residents and visitors. for residents and visitors. community plan areas. These districts. Their form is
ironment. courts and duplexes. The fourplexes, and triplexes on Buildings have shallow or no Buildings have shallow or no are visitor destination areas that dependent upon their purpose.
deep and majority of the lot is still medium to small sized lots. setbacks, but there are regular setbacks, but there are minor have been designated to provide The purpose of this
e landscaped or maintained These types are compatible in breaks in the physical form breaks in the physical form commercial and public services classification is to concentrate
ercentage natural environment. Setbacks scale and form to adjacent lower- along the street edge provided along the street edge provided to the Region or have the such services for public
Form-Based Codes
ere is are relatively deep and varied. intensity residential, but yet by side setbacks and varied varied setbacks and frontages. potential to provide future convenience, separate
ctivity, and
not near
Strong street connectivity is
present, and the areas are
intense enough to support
transit. The lot is an equal
setbacks and frontages. The
built form covers a majority of the
The built form covers a majority
of the site. Strong street
Implementing Sustainable Urbanism
commercial and visitor services
and mix use buildings with
incompatible uses, and allow
other noncommercial uses if
rcial adjacent/proximate to balance of built form site. Strong street connectivity is connectivity is present. Streets commercial and residential they are compatible with the
vary and commercial centers. Streets are andlandscaped or maintained present. Streets are narrow and are narrow and pedestrian- uses.. purpose of this classification
urbs and narrow and may or may not have natural environment. Setbacks pedestrian-oriented,should oriented,should integrate wide and other goals of this Plan.
52. Lack of Clarity of Intent in Mixed-Use Zones
What is the intent of the Zone?
Shopfront? Residential Flex? Hybrid?
Form-Based Codes Implementing Sustainable Urbanism
53. 2-55-020 Uses permitted.
2-55-030 Uses permitted with conditional use
Livermore, CA: Neighborhood MU Zone permit approval. e
2-55-040 Minimum lot specifications and lot
• Min 25% of sites floor area development regulations.
shall be commercial. Can be 2-55-010 Purpose.
100%. The purposes of the NM district are: a
A. To designate areas for the location of a mix-
• Commercial uses in conjunction m
ture of neighborhood-serving businesses and resi-
with residential development dential uses;
shall comprise a minimum floor B. To provide options for housing with ready
access to neighborhood shops;
area of 20 percent of the total C. To offer flexibility in subdivision design and d
floor area up to a maximum of development;
g
30 percent. D. To encourage a variety of housing types; and
E. To ensure that densities shall not exceed tr
• 1 spaces/ 500 sf those conforming to the general plan. In order to ro
• Base densities: 1-3 du/acre to achieve these goals and to enable the city to zone in
conformance with general plan densities, the NM
24-38 du/acre district is divided into the NM-1, NM-2, and NM-
• No min. front setback. Max 20’ 3 zones. (Ord. 1736 § 2, 2004) n
• Open space: 200 sf common, 2-55-020 Uses permitted.
100 sf private “Vertical mixed use is permitted and encouraged
The following uses are permitted subject to m
on site.”
approval of a zoning use permit, design review as
required under LPZC 5-05-110, and any other pre- e
requisite permits, and conformance to all applica-
ble regulations set forth in this chapter and in
Form-Based Codes code:
elsewhere in this Implementing Sustainable Urbanism a
A. Commercial Uses. Up to 100 percent of the m
54. Livermore Center: Dying Strip Mall to Main Street
Form-Based Codes Implementing Sustainable Urbanism
55. Livermore Center: Dying Strip Mall to Main Street
Form-Based Codes Implementing Sustainable Urbanism
57. Alternatives to Establish Regulatory Parameters
Minimum Mix of Uses Maximum Mix of Uses
Form-Based Codes Implementing Sustainable Urbanism
58. Urban to Rural Transect as Starting Point
l. TRANSECT ZONES
Form-Based Codes Implementing Sustainable Urbanism
59. Urban to Rural Transect as Starting Point
l. TRANSECT ZONES
T4-N T4-MS
Neighborhood Main Street/Center
Form-Based Codes Implementing Sustainable Urbanism
60. 03.18.08 05.27.08
t
Form-Based Zones: Modified Transect
T3-NG T4-NG T4-NG-O T4-MS T4-MS-O
T3-Neighborhood General T4-Neighborhood General T4-Neighborhood General -Open T4-Main Street T4-Main Street-Open
Desired Form Desired Form Desired Form Desired Form Desired Form
Residential Residential Residential Commercial/Shopfront Commercial/Shopfront
General Use General Use General Use General Use General Use
Residential Residential Open/Flexible: Residential, retail, general Vertical mixed-use: Retail, general Open/Flexible: Residential, retail, general
commercial, services, and public uses commercial, services, and public on the commercial, services, and public uses
mixed vertically and horizontally on a site ground floors with residential or commer- mixed vertically and horizontally on a site
cial uses on upper floors.
Intent Intent Intent Intent Intent
The primary intent of this zone is to The primary intent of this zone is to build To provide an appropriate transition from To integrate vibrant, main street com- To provide an appropriate transition from
protect the integrity and quality of the upon the unique characteristics of Liver- the neighborhood main street into the mercial and retail environment into the neighborhood main street into the
downtown neighborhoods more's downtown neighborhoods, but to residential areas, and to provide flexible neighborhoods that will provide access residential areas, and to provide flexible
allow them to evolve with medium density buildings that can allow the ground floor to day to day amenities within walking ground floor spaces in a commercial form
building types such as bungalow courts, commercial uses to expand as the market distance, reinforce a potential transit stop, that can allow the ground floor "shopfront
duplexes, and mansion apartments, at a desires. and serve as a focal point for the neigh- environment to expand as the market
smaller scale compatible to its context. borhoods desires.
Form-Based Codes Implementing Sustainable Urbanism
61. Subdivision Design and Process Standards
1. Require large sites to be broken down into streets and blocks
2. Prescribe a min. and maximum mix of form-based zones
needed to meet intended goals. City should establish zones.
3. Provide flexible building types to allow commercial uses to
respond to market demand
4. Think carefully about the amount of commercial/retail you
require: HIstoric Centers typically 20,000-40,000
5. Put maximums on parking regulations
6. Review in stages: Do not require all building design up front.
Approve a plan and regulating plan. Allow building review later.
Form-Based Codes Implementing Sustainable Urbanism
64. Zoning by Residential Density is Creating Bad
Places to Live
Form-Based Codes Implementing Sustainable Urbanism
65. How dense can single family get?
1. Wrong building type
2. No street and block framework
(public realm)
Form-Based Codes Implementing Sustainable Urbanism
66. Density Without Amenity
Density without amenity
Form-Based Codes Implementing Sustainable Urbanism
67. Location of density
T1 NATURAL
ZONE T2 RURAL
ZONE T3 SUB-URBAN
ZONE T4 GENERAL URBAN
ZONE T5 URBAN CENTER T6 URBAN CORE
ZONE ZONE SD SPECIAL
DISTRICT
Wrong place for density
SmartCode (Image Credit: DPZ)
Form-Based Codes Implementing Sustainable Urbanism
68. Location of density
T1 NATURAL
ZONE T2 RURAL
ZONE T3 SUB-URBAN
ZONE T4 GENERAL URBAN
ZONE T5 URBAN CENTER T6 URBAN CORE
ZONE ZONE SD SPECIAL
DISTRICT
Right place for density
SmartCode (Image Credit: DPZ)
Form-Based Codes Implementing Sustainable Urbanism
69. Location of density
T1 NATURAL
ZONE T2 RURAL
ZONE T3 SUB-URBAN
ZONE T4 GENERAL URBAN
ZONE T5 URBAN CENTER T6 URBAN CORE
ZONE ZONE SD SPECIAL
DISTRICT
Where Has Zoning Left the Biggest Gap?
SmartCode (Image Credit: DPZ)
Form-Based Codes Implementing Sustainable Urbanism
71. King City, Density: How Do You Do This With Zoning?
Blended CA
Townhouse
18 du/acre
Mews House
15 du/acre
Courtyard
30 du/acre
Single Family
9-13 du/acre
Form-Based Codes Implementing Sustainable Urbanism
73. Hercules, California
• San Francisco Bay Area
• Population: 19,488
• Contra Costa County
• Established as company
housing by the California
Powder Works in 1881
Form-Based Codes Implementing Sustainable Urbanism
74. Regulating Plan and Building Form Standards
3.!Main!Street!
Main Street is lined with mixed-use shopfront A.!Building!Placement:
buildings that are positioned at the front of each
lot. It features angled parking or parallel parking Build-to-line location: 0 ft. from property
and wide sidewalks. Trees in the right-of-way line
Four-Lane Avenue (p. **)
are optional. Colonnades are encouraged, to help Space Between 0 ft. if attached
give the street narrower proportions and better Buildings: 6–10 ft. if detached
Two-Lane Avenue (p. **)
spatial definition.
Main Street (p. **)
Notes:!! B.!Building!Volume:!!
Town Center Street (p. **)
Bldg. Width: 16 ft. minimum
1. Appurtenances may extend beyondNeighborhood Street (p. **)
the
160 ft. maximum
height limit. Neighborhood Lane (p. **)
2. Building fronts are required to provide Bldg. Depth: 125 ft. maximum
Two-Way Edge Drive (p. **)
shelter to the sidewalk by means of at least
Bldg. Height: 3 stories minimum
One-Way Edge Drive (p. **) stories maximum
one of the following: arcade, colonnade,
5
marquee, awning, or second-floor balcony.
55 ft. maximum
3. The alignment of floor-to-floor heights of
The first floor shall be a
abutting buildings is encouraged to allow for
minimum of twelve (12) feet in
shared use of elevators.
height
Development under this Code is regulated by
street type. The various street types are related
to each other in a hierarchical manner. When
Four-Lane Avenue (p. **)
these spaces intersect, the primary street
frontage isTwo-Lane Avenue (p. **) order in the
determined by its higher
hierarchy. Mainfront of a **)
The Street (p. building and its main
entrance must face the Street (p. street frontage.
Town Center primary **)
Neighborhood Street (p. **)
Neighborhood Lane (p. **) !
! !
Two-Way Edge Drive (p. **)
!
One-Way Edge Drive (p. **)
This!illustration!depicts!a!district!of!streets!and!buildings!suited!to!serve!a!fine"grained!mix!of!
A. Hierarchy of Street Types: uses.!The!City!expects!a!mix!of!allowed!uses!to!occur!in!all!neighborhoods!and!blocks.!The!City!
! Four-Lane Avenue will!require!a!mix!of!uses!within!buildings!along!Main!Street!and!the!Four"Lane!Avenue.!The!
(Primary)
! Two-Lane Avenue
Highest
Example: II-6
City!will!not!require!particular!uses!nor!a!particular!distribution!of!uses,!but!will!require!the!
! Main Street This building is located at the intersection of Main July 16, 2001
Street and Town Center Street types. Main Street integration!of!residential!and!commercial!uses.!Uses!allowed!by!right!or!by!permit!or!that!are!
! Town Center Street is higher than Town Center Street in the Hierarchy
prohibited!are!listed!in!Chapter!V!of!this!Code.!!
of Street Types, therefore the building should follow
! Town Center Street B Main Street requirements.
Central Hercules Plan and FBC (Dover, Kohl & Partners)
! Neighborhood Street
(Secondary)
! Neighborhood Lane The!City!will!require!a!variety!of!architectural!styles!along!all!street!types.!However,!along!
Lowest
! Two-Way Edge Drive Main!Street!and!the!Four"Lane!Avenue,!proposals!for!colonnades!will!be!scrutinized!to!ensure!
! One-Way Edge Drive adequate!sight!distance!for!automobile!drivers.!
(Alleys are covered under General Provisions, as they are never fronted by main
structures.)
Form-Based Codes Implementing Sustainable Urbanism
75. Some inspiration!
New walkable neighborhood
16 du/acre
Duplexes
20 du/acre
Tuck under sf
15 du/acre
Form-Based Codes Implementing Sustainable Urbanism
77. VMT Reduction and The Central Hercules Plan
-The Hercules New Town Center will result in VMT reductions of 50
to 70 million miles annually from the business as usual scenario for
2035 (2035 is the project build-out date). Business as usual scenario
means not having a town center in Hercules.
-The long-term effect of the New Town Center will be to reduce VMT
by 50% from an average of 50 miles per household per day to
25 miles per household per day within the New Town Center's
catchment area (catchment area is a 7-minute drive to the New Town
Center).
-Over thirty years, reducing average daily household VMT by 25 miles
will save consumers nearly half a billion dollars in gasoline. This
is approximately $850 a year per household not spent on gas
(assuming a real price of $4/gallon)
Data provided by Joanna Malaczynski
Form-Based Codes Implementing Sustainable Urbanism
78. Other Small Footprint Building Types Regulated
by Form-Based Codes
Form-Based Codes Implementing Sustainable Urbanism
79. East Beach: Norfolk, VA
Mansion Apartment- 32 units/acre
Form-Based Codes Implementing Sustainable Urbanism
80. East Beach: Norfolk, VA
1 space per unit-off street parking
Form-Based Codes Implementing Sustainable Urbanism
81. East Beach: Norfolk, VA
Live-work at neighborhood center
Form-Based Codes Implementing Sustainable Urbanism
82. Summary
1. Refine mixed-use regulations using Form-Based Codes
2. Calibrate all supplementary/supporting regulations or standards
to the transect (urban to rural)
Form-Based Codes Implementing Sustainable Urbanism
84. Code Resources
Resources:
“Form-Based Codes.” Available at
opticosdesign.com
Form-Based Codes
Form-Based Code Institute
www.formbasedcodes.org
Opticos’ FBCs
www.opticosdesign.com
A Guide for Planners, Urban Designers,
Smart Code and Transect Municipalities, and Developers
www.smartcodecentral.com
I will be signing my books at Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
the FBCI booth immediately
after this session until
6:15 pm
85. Sustainability and Zoning Reform
Sustainable Community Development Code
A Code for the 21st Century
Beta Version 1.1 Revised: 12/1/08
Sustainable Community Development Code Beta Version 1.1 Page 1 of 40
Form-Based Codes Implementing Sustainable Urbanism
86. RMLUI Sustainable Community Development Code
4. MOBILITY & TRANSPORTATION
4.1. Transit Oriented Development
Topics 4.2. Mobility Systems
The proposed topics to be covered in the Sustainable Community Development Code are 4.2.1. Complete Streets
listed below. Other topics are under consideration. Background research monologues 4.2.2. Pedestrian and Bicycle Systems.
have been prepared for many of these topics and are available online at .law.du.edu/ . 4.2.3. Public Transit)
Work is continuing on individual sections. 4.3. Parking
1. ENVIRONMENTAL HEALTH AND NATURAL RESOURCES 5. COMMUNITY
1.1. Climate Change 5.1. Community Development
1.2. Low Impact Development and Green Infrastructure 5.2. Public Participation and Community Benefits
1.3. Natural Resource Conservation/Sensitive Lands Protection
1.4. Water Conservation 6. HEALTHY NEIGHBORHOODS, HOUSING, FOOD SECURITY
1.5. Solid waste and recycling 6.1. Community Health
6.2. Affordable Housing
2. NATURAL HAZARDS 6.3. Housing Diversity and Accessibility
2.1. Floodplain Management 6.4. Food Production and Security
2.2. Wildland-Urban Interface/Wildfires
2.3. Coastal Hazards 7. ENERGY
2.4. Steep Slopes 7.1. Renewable Energy: Wind (small- and large-scale)
7.2. Renewable Energy: Solar (including solar access)
3. LAND USE AND COMMUNITY CHARACTER 7.3. Renewable Energy: Small-Scale Hydropower
3.1. Character and Aesthetics 7.4. Energy Efficiency and Conservation
3.2. Urban Form and Density
3.3. Historic Preservation 8. LIVABILITY
8.1. Noise
8.2. Lighting
8.3. visual Elements
Sustainable Community Development Code Beta Version 1.1 Page 3 of 40
Form-Based Codes Implementing Sustainable Urbanism
Editor's Notes
At end of presentation want you to walk away with the idea that it is possible to do a form-based development code update. Tips to ensure it goes well.
Bry Sarte
-Author of soon to be publish John Wiley and Sons book: The Green Infrastructure Guide: Sustainable Engineering-Founder of Sherwood Design Engineers (a national firm, leaders in implementing sustainable civil infrastructure and green building systems) projects that range from the sustainably-oriented site design of LEED-Platinum Berkeley School of Law, to the 5,000 acre ecological master plan for the Great Wall Villages in Northern China-Founder of 2 nonprofits SPACES (promoting emerging Artists) and the Sherwood Institute (tackling global sustainability issues at the nexus of energy and water supply)-Artist, Engineer and Author-Regisered Civic Engineer in 8 states
Roger E. Eastman
-Roger Eastman is currently the Zoning Code Administrator for the City of Flagstaff.
Throughout his career he has been inspired by great historic walkable towns and neighborhoods,
-Traditional Neighborhood District (TND) ordinance based on the SmartCode -SmartCode Sector mapping for Flagstaff's regional plan
-Comprehensive rewrite of the City of Flagstaff&#x2019;s zoning ordinance as an innovative integrated zoning code promoting Smart Growth principles and with form-based code elements within it. .
Leslie Oberholzer
-Principal and Director of Planning at Farr Associates, an architecture, planning, and preservation firm in Chicago. &#xA0;
.-She authored the first form-based code adopted in the State of Illinois and continues to focus on coding as a key implementation tool for sustainable communities.
-A registered landscape architect
-She also serves on the EPA&#x2019;s model code workshop team, --She contributed to the book Sustainable Urbanism and recently co-authored the Sustainable Urbanism modules for the SmartCode.
FBCs are most effective in addressing item #1, FBCs started here
Transect is a necessity for 2-7, plugged into FBCs to make most effective
At end of presentation want you to walk away with the idea that it is possible to do a form-based development code update. Tips to ensure it goes well.
FBCs are most effective in addressing item #1, FBCs started here
Transect is a necessity for 2-7, plugged into FBCs to make most effective
FBCs are most effective in addressing item #1, FBCs started here
Transect is a necessity for 2-7, plugged into FBCs to make most effective
FBCs are most effective in addressing item #1, FBCs started here
Transect is a necessity for 2-7, plugged into FBCs to make most effective
FBCs have proven themselves effective at a project-specific scale
Now moving on to great challenge-Showing similar signs of success
&#xC2;y
Book is defined at N, D, C-Has evovled since then.
This is latest application
Should be done in Comp plan process.
Want you to go away to day with ideas of how you can use FBCs as a tool for your communities or communities you are working in to reduce their ghg
&#xC2;y
&#xC2;y
&#xC2;y
&#xC2;y
&#xC2;y
What exactly does this mean. I never felt good presenting it in presentations and saw it constantly referenced in articles, blogs, etc. Needed to be better.
Not just focus, but rather the entire framework or organizing principle for the code!
Not just focus, but rather the entire framework or organizing principle for the code!
When use:
Columbia Pike, Peoria, IL, Farmer&#x2019;s Branch
When use:
Columbia Pike, Peoria, IL, Farmer&#x2019;s Branch
Book is defined at N, D, C-Has evovled since then.
This is latest application
Should be done in Comp plan process.
These are the most common components we found that identify a successful FBC
&#xC2;y
Grass Valley: Early applic. Hybrid.
Livermore: Promot infill. CalTrans Smart Growth grant
Flagstaff: Translating disfunctional performance based system
Combining these diagrams we can look at how walkable parts of the City are
Walkable Downtown and Schools
With existing ACE stations
at this time bus routes are not shown because the routes run too infrequently - averaging 1 hour between buses
Trail and Bicycle lane network connect the city&#x2019;s parks and open space
This diagram shows those existing areas that are walkable
In the middle of each circle is the use that walkers would go to
Note that Downtown ACE STATION has many centers to walk to
The Vasco road station has fewer things to walk to from the station
So how can we add to the Walkability
If the existing under utilized commercial centers that are zoned Neighborhood mixed use are converted to neighborhood main streets
Examples of these centers
Rincon Center
Nob Hill Center
Converting the auto oriented centers
allow the option of these centers to change over to more walkable centers
Optional FBC application
Need to be addressed in Comp plan.
Change in LU
New streets (cul de sacs) and transformed streets
Medium density housing types around main street
Potential walkability
Still a work in progress
These are the most common components we found that identify a successful FBC
&#xC2;y
&#xC2;y
&#xC2;y
Regional-wide application of the transect
Extremely advanced rural end. Most advanced to date?
They had started this process internally and came to us when they ran in to some road blocks
This scale of mixed use has not been successfully addressed within conventional zoning codes
Trend in past 15-20 years has been to create mixed-use zones. Most I have seen have been ineffective.
Must clarify intent. Conv zoning has been inneffective
Enabling vs. regulating for predictability
ZOnes apply to both existing areas and to new growth/redev. sites
Zones apply to both existing areas and to new growth/redev. sites
Similar to PUD process, but predetermining kit of part in regulations: Streets, zones, civic space
&#xC2;y
Book is defined at N, D, C-Has evovled since then.
This is latest application
Should be done in Comp plan process.
Wrong building type
No street and block or civic space framework
Streets and block
Blending of building types
And also, the Rural-to-Urban Transect.
All of these methods have proven not only viable, but truly successful. Many of the most advanced practitioners are using a combination of the above, as all of these concepts are critical to regulating a good place.
But, of course, today&#x2019;s session is specifically on the Transect.
Many to most of the codes we&#x2019;ve seen use the Transect as either the primary organizing principle, or at least as a base educational concept.
Yesterday, in the session on organizing principles, there was discussion of whether the Transect is a &#x201C;requirement&#x201D; for Form-Based Coding. The simple answer is no. Geoff Ferrell suggested that the Transect is an educational tool, but not necessarily a regulatory tool. But, the reality is that Form-Based Codes have become successful for quite a number of reasons &#x2013; they are able to regulate in a prescriptive matter, they regulate critical issues that relate to making a great place, such as building form, etc., &#x2013; but also because the practitioners that are creating these codes have focused on their usability - making them understandable and easy-to-use. The Transect is a understandable and effective means upon which to organize the regulations and tye them to the Regulating Plan, and, particularly in larger areas - at the citywide and larger scale, for showing how different areas in town relate to one another or don&#x2019;t. It is a system that people &#x201C;get&#x201D; and can be used from the initial public visioning meeting all the way through the final implemented code.
Victor, Geoff, and Dan are going to walk about how they have effectively used this tool in a variety of ever-more complicated situations and Form-Based Codes.
And also, the Rural-to-Urban Transect.
All of these methods have proven not only viable, but truly successful. Many of the most advanced practitioners are using a combination of the above, as all of these concepts are critical to regulating a good place.
But, of course, today&#x2019;s session is specifically on the Transect.
Many to most of the codes we&#x2019;ve seen use the Transect as either the primary organizing principle, or at least as a base educational concept.
Yesterday, in the session on organizing principles, there was discussion of whether the Transect is a &#x201C;requirement&#x201D; for Form-Based Coding. The simple answer is no. Geoff Ferrell suggested that the Transect is an educational tool, but not necessarily a regulatory tool. But, the reality is that Form-Based Codes have become successful for quite a number of reasons &#x2013; they are able to regulate in a prescriptive matter, they regulate critical issues that relate to making a great place, such as building form, etc., &#x2013; but also because the practitioners that are creating these codes have focused on their usability - making them understandable and easy-to-use. The Transect is a understandable and effective means upon which to organize the regulations and tye them to the Regulating Plan, and, particularly in larger areas - at the citywide and larger scale, for showing how different areas in town relate to one another or don&#x2019;t. It is a system that people &#x201C;get&#x201D; and can be used from the initial public visioning meeting all the way through the final implemented code.
Victor, Geoff, and Dan are going to walk about how they have effectively used this tool in a variety of ever-more complicated situations and Form-Based Codes.
And also, the Rural-to-Urban Transect.
All of these methods have proven not only viable, but truly successful. Many of the most advanced practitioners are using a combination of the above, as all of these concepts are critical to regulating a good place.
But, of course, today&#x2019;s session is specifically on the Transect.
Many to most of the codes we&#x2019;ve seen use the Transect as either the primary organizing principle, or at least as a base educational concept.
Yesterday, in the session on organizing principles, there was discussion of whether the Transect is a &#x201C;requirement&#x201D; for Form-Based Coding. The simple answer is no. Geoff Ferrell suggested that the Transect is an educational tool, but not necessarily a regulatory tool. But, the reality is that Form-Based Codes have become successful for quite a number of reasons &#x2013; they are able to regulate in a prescriptive matter, they regulate critical issues that relate to making a great place, such as building form, etc., &#x2013; but also because the practitioners that are creating these codes have focused on their usability - making them understandable and easy-to-use. The Transect is a understandable and effective means upon which to organize the regulations and tye them to the Regulating Plan, and, particularly in larger areas - at the citywide and larger scale, for showing how different areas in town relate to one another or don&#x2019;t. It is a system that people &#x201C;get&#x201D; and can be used from the initial public visioning meeting all the way through the final implemented code.
Victor, Geoff, and Dan are going to walk about how they have effectively used this tool in a variety of ever-more complicated situations and Form-Based Codes.
Streets and block
Blending of building types: Thouses, mews houses, range of sf, courtyard
Pedestrian Mews as exception
Streets and block
Blending of building types: Thouses, mews houses, range of sf, courtyard
Pedestrian Mews as exception