Form-Based Codes and Walkable How and why … · Form-Based Codes and Walkable Urbanism: How and...
Transcript of Form-Based Codes and Walkable How and why … · Form-Based Codes and Walkable Urbanism: How and...
Form-Based Codes
and Walkable
Urbanism: How and why communities are making decisions about zoning reform
Daniel ParolekPrincipal, Opticos Design, [email protected]
New Partners for Smart Growth ConferenceSeattle, WAFebruary 6, 2010
Use
Ground Floor Se
Re
Pu
Upper Floor(s) Re
*See Table 4.1 for specific uses. G
terfront shall be nonresidential an
garages, or similar uses.
Height
Building Min. 22
Building Max. 2.5
Max. to Eave/Top of Parapet 35
Ancillary Building Max. 2 s
Finish Ground Floor Level 6"
First Floor Ceiling Height 12
Upper Floor(s) Ceiling Height 8'
NI
KOJ
M
Property Line Street
L
Compare Types
with
19 units
Urban Mid-rise Subdivision Difference
Acres 0.2 39 20,173.68
Annual Resouce Use
Miles Driven 90,000 514,286 471.43
Gasoline Used 4,114 23,143 462.50
Kw Utlities Consumed 252,000 450,000 78.57
Lbs. Of CO2 Created 167,143 630,000 276.92
Local Taxes Pd $174,857 $167,143 -4.41
*ignored extra cost to government for water, sewer, fire, police, roads.
Form-Based Codes Dollars and Sense of Zoning Reform
Created by Joe Minicozzi, AICP
* Florida Department of Community Affairs Study, by James Duncan AICP & Associates
Public Infrastructure Cost Per Dwelling Unit*
The $12,086 difference in costs means more tax dollars spent on suburban households
result is less money for public green space, schools, transportation networks, and basic services
$ 28,042 $ 15,956 Linear/Suburban Downtown/Urban
Form-Based Codes Dollars and Sense of Zoning Reform
Created by Joe Minicozzi, AICP
Form-Based Codes Dollars and Sense of Zoning Reform
Presentations Overview:
1. How and why communities are making decisions about code
reform
2. Refining mixed use application
3. Common mistakes
Form-Based Codes Dollars and Sense of Zoning Reform
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 Dollars and Sense of Zoning Reform
his Code is regulated by
us street types are related
archical manner. When
, the primary street
d by its higher order in the
of a building and its main
e primary street frontage.
Four-Lane Avenue (p. **)
Two-Lane Avenue (p. **)
Main Street (p. **)
Town Center Street (p. **)
Neighborhood Street (p. **)
Neighborhood Lane (p. **)
Two-Way Edge Drive (p. **)
One-Way Edge Drive (p. **)
Regulating Compact Dev. & Blended Density
Tuck under sf
15 du/acre
Duplexes
20 du/acre
Hercules, CA
Several Complete Neighborhoods Built!New walkable neighborhood16 du/acre
Form-Based Codes Dollars and Sense of Zoning Reform
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
Livermore Development Code Update & Form-Based Code
Opticos Design, Inc. with Lisa Wise Consulting and Jacobson & Wack
Form-Based Codes Dollars and Sense of Zoning Reform
Livermore, CA
• Alameda County
• City area of 24.1 sq mi
• City population of 73,345
Form-Based Codes Dollars and Sense of Zoning Reform
CalTrans Grant: Community Based
Transportation Planning Grant
“The City would like to build on the innovation of the updated General Plan
and on the success of the Downtown Specific Plan by updating the Zoning
Code..
These documents focus on accommodating and guiding development to
ensure compact, high quality projects that allow for higher densities, and
have created a solid foundation for smart growth policies and practices within
the City. The code will be a hybrid in that it will incorporate the principals and
philosophies of the Smart Code and Form-Based Code models.”
CIty of Livermore Grant Proposal
Form-Based Codes Dollars and Sense of Zoning Reform
Reinforcing Community Character: Flagstaff, AZ
T1
T2
T3
T4
T5
T6
BUILT ENVIRONMENTPUBLIC SPACESBICYCLE AND FUTS TRAILS
Flagstaff, Arizona Development Code Update: Opticos Design
T5
T4
T3
T2
T1Rural
Urban
T6
9
Commercial Zones C-2-E, C-3-E, C-4-E
Large Lot Surface Parking
Description
General office building with separate parking structure on a large lot (250' x 136') with non-residential neighbors.
Limiting Factor
The FAR and heigh standards are the limiting factors, when the structured parking is used.
S T R E E T
A L L E Y
Z o n i n g A n a l y s i s : D e v e l o p m e n t C o d e R e w r i t e | F l a g s t a f f , A ZO p t i c o s D e s i g n , I n c . & L i s a W i s e C o n s u l t i n g
C-3-E: Worst-Case Build Out-250’ x 136’
Form-Based Codes Dollars and Sense of Zoning Reform
Flagstaff, Arizona Development Code Update: Opticos Design
SD
SD
SD
SD
SD
SD
T5
T5
T3N
T5
C
C
T5
T5
T5
T5
T3N
T5
T4N
T4N
T3N
T3N
CT3N
T3N
C
C
T6T6
T5
T4N
T5
T5
T4N
T5
T6
T3N
T5
T6
T5
T6
T5 T5
T4N
T3NT5
T6T6
T5 T5 T5
T6
T5
T6
T6
T5
T5
T4N
T5
T5T5
T4N
T4N
T6
T4N-O
T5
T4N
T5T5
T3N
T3N
T3N
T3N
T3N
C
T5
C
T3N
T3N
T4N
T4N-O
T5
T3N
T4N
T4N
T4N
T4N
T4N
T4N
T4NT3N
T4N
T4N T4N
T4N
T3N
T3N
T4N
T4N
T4NT4N
T3N
T4N
T3N
T4N
T4N
T3N
T3N
T4NT4N
T3N
T3N
T4N
T4N
T3N
T4N T4N
T3N
T4N
T4N
T4N
T3N
T3N
T4N
T3N
T3N
T3N
T4N
T3N
T3N
T4N
T4N
T3N T3N
T4N
T4N
T4N
T4N
T3N T3N
T3N
T3N
T4N
T3N
T3N
T3N
T4N
T4N
T4NT4N
T4N T4N
T4NT4NT3N
T4N
T4N
T4N
T4N
T3N
T3N
T4NT3N
T3N
T3N
T3N
T4N
T4N
T6
T4N
T4N
T4N-O
T3N
T4N
T6
T6
T6
T6 T6T6
T4N
T6
T3N
T6T6T6
T3N
T6
T4N
T4N
T4N-O
T4N-OT4N-O
T4N-O
T4N
T4N-O
T4N-O
T4N
T4N
T4N
T4N
T4N
T4N
T4N-O
T4N-O
T4N T4N
T4N T4N
T4N
T4N
T4N
T4N
T4N T4N
T4N
T4NT4N
T4N
T4N
T4N T4N
T4N
T4N
T4N-O
T4N
T4N
T4N
T4N
T4N
T4N-O
T4N
T4N
T4N
T4N
T4N
T4N
T4N
T4N-O
T4N
T4N
T4N-O
T4N
T4N-O
T4N-O
T4N
T4N-O
T4N
T4N-O
T4NT4N-O
T4N-O
T4NT4N-O
T4N-O
T4N-O
T4N-O T4N-O
T4N-O
T4N-O
T4N-O
T4N-O
T4N
T4N-O
T4N-O
T4N-O
T4N-OT4N-O
T4N-O
T4N-O
T4N-O
T4N
T4N
N
BE
AV
ER
S
T
E ROUTE 66
E BUTLER AVE
S
MIL
TO
N
RD
N
LE
RO
UX
S
T
W BIRCH AVE
N THORPE RD
N
BO
NIT
O
ST
N
NA
VA
JO
D
R
N
AZ
TE
C
ST
W ASPEN AVE
W CHERRY AVE
N
SWITZER
C
ANYO
N
DR
N
P
E DAVID DR
W BEAL RD
N
HU
MP
HR
EY
S
ST
N
FO
RT
V
AL
LE
Y
RD
S
O'L
EA
RY
S
T
S
BE
AV
ER
S
T
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
N
KE
ND
RIC
K
ST
N
AG
AS
SIZ
S
T
S
LE
RO
UX
S
T
W C
OC
ON
INO
AVE
E SAWMILL RD
N
PA
RK
S
T
E BIRCH AVE
W SANTA FE AVE
E
PO
ND
ER
OSA
PKW
Y
W PHOENIX AVE
W
LOW
ER
C
OC
ON
INO
AVE
N
VE
RD
E
ST
W DALE AVE
N BERTRAND ST
N
SIT
GR
EA
VE
S
ST
N
RO
CK
RID
GE
R
D
E ASPEN AVE
N
MO
GO
LL
ON
S
T
W BUTLER AVE
E ELM AVE
W
CH
ATEA
U
DR
W NAVAJO RD
W DUPONT AVE
S
WIN
DS
OR
L
N
N
EL
DE
N
ST
N
HO
PI
DR
W FINE AVE
E BRANNEN AVE
E DALE AVE
N
RIM
D
R
W HUNT AVE
S
ELL
IOT
ST
W
MAR
S H
ILL R
D
S
MIK
ES
P
IKE
S
SP
RIN
G
ST
E COTTAGE AVE
N
KIN
LA
NI
RD
S
AG
AS
SIZ
S
T
E ELLERY AVE
W SULLIVAN AVE
N FOREST VIEW DR
S
VE
RD
E
ST
N JAMES ST
W
GR
AND
C
ANYO
N AVE
W BENTON AVE
E PHOENIX AVE
N
MO
RIA
H
DR
W PIUTE RD
S
N WIL
LIAM
RD
W TUCSON AVE
W APACHE RD
S
PA
RK
S
T
E DUPONT AVE
W TOMBSTONE AVE
W HAVASUPAI RD
W
SUM
MIT
AVE
W COTTAGE AVE
E FINE AVE
E JACKSON DR
S
CA
MB
RID
GE
L
N
DESILVA AVE
S
EL
DE
N
ST
S
HU
MP
HR
EY
S
ST
N
TO
LT
EC
S
T
S
BL
AC
KB
IRD
S
MA
LP
AIS
L
N
E HILLTOP AVE
S
SY
CA
MO
RE
S
T
E
TE
RR
AC
E
AV
E
S
ER
NE
ST
S
S
FL
OR
EN
CE
S
T
E KENSINGTON DR
E BENTON AVE
E APPLE WAY
W ELLERY AVE
E HUTCHESON DR
MIL
LA
N
RD
S
WA
LN
UT
ST
PINON CT
TORMEY AVE
E PICCADILLY DR
E CRESTVIEW DR
S
WIL
SO
N
LN
S
KIN
GM
AN
S
T
W COLUMBUS AVE
S
SE
VIL
LE
L
N
N CHARLES RD
N
MA
NZ
AN
ITA
W
AY
N CLARK CIR
E ASHURST AVE
E
SH
ER
WO
OD
LN
DR
N
OT
TO
D
R
N
GE
OR
GE
S
T
N
CA
NY
ON
T
ER
RA
CE
D
R
S
RE
GE
NT
S
T
W M
ONTVALE AVE
S
BU
CK
ING
HA
M
LN
N CIRCLE DR
E HUNT AVE
MC
MU
LL
EN
C
IR
S
GL
OB
E
ST
N
CO
NIF
ER
R
D
N
HIL
LS
IDE
S
T
S
KE
ND
RIC
K
ST
W MCMULLEN CIR
S
LU
MB
ER
S
T
S
CO
LO
RA
DO
S
T
E BARROW AVE
E COLUMBUS AVE
E ASTRO LN
S
CA
RR
IAG
E
LN
W
RO
UT
E
66
N
AZ
TE
C
ST
0.50.25Miles
400 8000Feet
ones_Dissolve1
es
er values>
ames Form-Based Codes Dollars and Sense of Zoning Reform
Historic Neighborhoods and Downtown
Flagstaff, Arizona Development Code Update: Opticos Design
Form-Based Codes Dollars and Sense of Zoning Reform
Flagstaff, Arizona Development Code Update: Opticos Design
Alternative Energy Applications Along The Transect
Form-Based Codes Dollars and Sense of Zoning Reform
Flagstaff, Arizona Development Code Update: Opticos Design
• T3 Surface Drainage with High
Infiltration Potential – In this
lower density area where little to
no underground stormwater
infrastructure exists, Best
Management Practices (BMPs)
can be used to provide
opportunities to reduce
stormwater runoff, promote
infiltration and provide for
stormwater runoff treatment.
Appropriate practices may
include infiltration gardens,
bioretention areas, vegetated
swales, infiltration trenches and/
or level spreaders.
Stormwater Regulations: Detailed Application
Form-Based Codes Dollars and Sense of Zoning Reform
Flagstaff, Arizona Development Code Update: Opticos Design
Stormwater Applications Along The Transect
five: a framework for growth
COMPLETE FRAMEWORK INCORPORATING THE ENTIRE URBAN GROWTH BOUNDARY
Form-Based Codes Dollars and Sense of Zoning Reform
Beaufort County, SC: One to Watch
Northern Beaufort County Regional Plan - 0 -
Form-Based Codes Dollars and Sense of Zoning Reform
2-55-010 Purpose.
The purposes of the NM district are:
A. To designate areas for the location of a mix-
ture of neighborhood-serving businesses and resi-
dential uses;
B. To provide options for housing with ready
access to neighborhood shops;
C. To offer flexibility in subdivision design and
development;
D. To encourage a variety of housing types; and
E. To ensure that densities shall not exceed
those conforming to the general plan. In order to
achieve these goals and to enable the city to zone in
conformance with general plan densities, the NM
district is divided into the NM-1, NM-2, and NM-
3 zones. (Ord. 1736 § 2, 2004)
“Vertical mixed use is permitted and encouraged on site.”
Livermore, CA: Neighborhood MU Zone
• Min 25% of sites floor area
shall be commercial. Can be
100%.
• Commercial uses in conjunction
with residential development
shall comprise a minimum floor
area of 20 percent of the total
floor area up to a maximum of
30 percent.
• 1 space/ 500 sf
• Base densities: 1-3 du/acre to
24-38 du/acre
• No min. front setback. Max 20’
• Open space: 200 sf common,
100 sf private
Preserving the Historic Character While Allowing Evolution
Downtown Benicia Master Plan and Form-Based CodeBenicia, CaliforniaOpticos Design with CMCAWinner of the 2008 Richard Driehaus Form-Based Code Award
Form-Based Codes Dollars and Sense of Zoning Reform
Benicia, California
• San Francisco Bay Area
• Population: 27,000
• Solano County
• State Capital in 1853
• Downtown has struggled since military arsenal closed in 1963
Form-Based Codes Dollars and Sense of Zoning Reform
Refining the Definition of Mixed Use
General Plan Definition: Downtown Mixed Use:
This category includes residential, retail, office, public, and quasi-public uses…
How would this make you feel as a home owner in the neighborhood?
Its purpose is to encourage a mix of compatible uses adjacent to the Downtown, upgrading of existing buildings, preservation and adaptive reuse of historic buildings
Mixed use as the answer to everyone’s problems
“Mixed Use” includes the mixing of permitted activities within the same building or within separate buildings on the same site or on a contiguous site.
Form-Based Codes Dollars and Sense of Zoning Reform
Town Core (TC)
Form
Use
Mixed
Use
Shop front
Commercial ground floor, Residential or Commercial above
Vertical mixed use
Form-Based Codes Dollars and Sense of Zoning Reform
Town Core-Open (TC-O)
Form
Use
Mixed
Use
Shop front
Commercial or Residential on all floors
Flexible use
Form-Based Codes Dollars and Sense of Zoning Reform
Neighborhood general (NG)
Form
Use
Mixed
Use
Residential
Residential
Additional units to rear, workshops, ancillary office spaces off alley
Form-Based Codes Dollars and Sense of Zoning Reform
Neighborhood General-Open (NG-O)
Form
Use
Mixed
Use
Residential
Residential
Additional units to rear, workshops, ancillary office spaces off alley
Form-Based Codes Dollars and Sense of Zoning Reform
9 Common Mistakes to Avoid
1. Thinking guidelines will achieve results without code reform
2. Doing a hybrid Form-Based Codes vs hybrid codes
3. Not lowering parking requirements for walkable urban areas
4. Not addressing street design and connectivity standards
5. Not refining land use tables
6. Using use as the Organizing Principle not physical form
7. Keeping Level of service (LOS) thresholds for urban areas
8. Trying to regulate walkable urban areas the same as
drivable suburban areas
9. Being too vague with mixed use application
FBC Resources
Form-Based Codes
A Guide for Planners, Urban Designers, Municipalities, and Developers
Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICPForewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
“Form-Based Codes”
available at opticos or amazon
Opticos FBCs:
www.opticosdesign.com
Form-Based Code Institute
www.formbasedcodes.org
FBCs 201:
February 18-19, Ventura, CA
ABCs of Form-Based Codes
March 24, Kansas City, MO
SmartCode:
Smartcodecentral.com
I will be signing books and answering questions at the book store 15 minutes after this presentation is over.
Daniel ParolekPrincipal, Opticos Design, [email protected]
New Partners for Smart Growth ConferenceSeattle, WAFebruary 6, 2010
Form-Based Codes Dollars and Sense of Zoning Reform
“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
Getting to Compact Development & Lower VMT
Form-Based Codes Dollars and Sense of Zoning Reform
The Missing Middle
“Purpose..is to provide areas for the location of low density, multiple-family
residential dwellings..It is the intent that the district be used in the higher
density areas designated in the general plan..”
Form-Based Codes Dollars and Sense of Zoning Reform
Form-Based Codes
"As global society swings into
action to reduce carbon
emissions, the data ever more
clearly points to the need to
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
Code can ensure such an
urbanism.”
Form-Based Codes
A Guide for Planners, Urban Designers, Municipalities, and Developers
Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICPForewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
Elizabeth Plater-Zyberk
Form-Based Codes Dollars and Sense of Zoning Reform
“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.”