The Form Based Code: The Form Based Code: W hat Does I t Do Differently? W hat Does I t Do Differently? Ferrell Madden Associates
The Form Based Code: The Form Based Code: W hat Does I t Do Differently? W hat Does I t Do Differently? • Primarily works to define and create a “ “ place place” ” • Primarily works to define and create a • Regulatory focus on form instead of density and • Regulatory focus on form instead of density and use use • Emphasize mixed uses • Emphasize mixed uses • Greater attention to streetscape, design, public • Greater attention to streetscape, design, public realm and role of individual buildings in shaping realm and role of individual buildings in shaping public realm public realm • Up- - front public participation during creation of front public participation during creation of • Up the code limits the need for discretionary the code limits the need for discretionary individual project review individual project review
The Form Based Code: The Form Based Code: W hat Does I t Do Differently? W hat Does I t Do Differently? The The Charrette Charrette
The Form Based Code The Form Based Code W hat Does I t Do Differently? W hat Does I t Do Differently? 1. Prescriptive not proscriptive Prescriptive not proscriptive 1. 2. Public can see Public can see ‘ ‘what happens where what happens where’ ’ 2. 3. Regulate development on a lot by lot basis Regulate development on a lot by lot basis 3. 4. Reflect a diversity of architecture within a Reflect a diversity of architecture within a 4. community vision and legal framework community vision and legal framework 5. Define and codify a neighborhood Define and codify a neighborhood ‘ ‘DNA DNA’ ’ 5. 6. Concise, organized, and written for non Concise, organized, and written for non- - 6. planners to understand planners to understand 7. Reduce the need for Reduce the need for ‘ ‘design guidelines design guidelines’ ’ and and 7. replace them with more enforceable regulation replace them with more enforceable regulation 8. Less oversight of individual projects by review Less oversight of individual projects by review 8. bodies bodies By Peter Katz: Form Based Codes Institute By Peter Katz: Form Based Codes Institute
The Form Based Code The Form Based Code • What does it do differently? • What does it do differently? • How is it docum ented? • How is it docum ented? • How is it administered? • How is it administered? • • Where is it used? Where is it used? • What do people say about it? • What do people say about it?
The Form Based Code: The Form Based Code: How is I t Docum ented? How is I t Docum ented? Tools of Traditional Zoning: Tools of Traditional Zoning: Tools of the Form - Tools of the Form - Based Code: Based Code: • • Regulation of uses Regulation of uses • • Regulating plan Regulating plan • • Setbacks Setbacks • • Open Space Standards Open Space Standards • • Open space Open space • • Thoroughfare Standards Thoroughfare Standards • • Parking requirements Parking requirements • • Public Open Space Standards Public Open Space Standards • • Subdivision standards Subdivision standards • • Private Open Space Standards Private Open Space Standards • • Density Density • • Functional Design Standards Functional Design Standards • • Site plan review Site plan review • • Building Form Standards Building Form Standards • • Special permits Special permits • • Site Configuration Site Configuration • • Design guidelines Design guidelines • • Building Configuration Building Configuration • • Building Elements Building Elements • • Uses Uses • • Administrative Process Administrative Process • • Architectural standards (optional) Architectural standards (optional)
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Regulating Regulating Plan: Plan: Frontage Frontage Based Based Farmer’ ’s Branch, TX s Branch, TX Farmer
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Regulating Regulating Plan: Plan: Transect Transect Based Based Fort Worth, TX Fort Worth, TX
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Regulating Regulating Plan: Plan: Lot Lot Based Based Benicia, CA Benicia, CA
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Public Public Spaces: Spaces: Thoroughfare Thoroughfare Standards Standards Benicia, CA Benicia, CA
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Public Public Spaces: Spaces: Open Space Open Space Standards Standards Winter Springs, FL Winter Springs, FL
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Public Public Spaces: Spaces: Open Space Open Space Standards Standards Benicia, CA Benicia, CA
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Functional Functional Design Design Standards Standards City of Fort Worth
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Building Building Form Form Standards Standards Ferrell Madden Associates
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Building Building Form Form Standards Standards Ferrell Madden Associates
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Building Building Form Form Standards Standards Benicia, CA, Opticos Design
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Building Building Form Form Standards Standards Benicia, CA, Opticos Design
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Optional Optional Architectural Architectural Standards Standards Opticos Design, Inc.
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Optional Optional Architectural Architectural Standards Standards Opticos Design, Inc.
The Form Based Code: The Form Based Code: How I s I t Docum ented? How I s I t Docum ented? Optional Optional Architectural Architectural Standards Standards
The Form Based Code The Form Based Code • What does it do differently? • What does it do differently? • How is it documented? • How is it documented? • • How is it adm inistered? How is it adm inistered? • • Where is it used? Where is it used? • What do people say about it? • What do people say about it?
The Form Based Code The Form Based Code Types of Districts Types of Districts • Downtown and village centers • Downtown and village centers • Neighborhood or town- - wide applications wide applications • Neighborhood or town • • Special development districts Special development districts
The Form Based Code The Form Based Code Adm inistration Process Adm inistration Process • Major public review of project objectives will occur at the • Major public review of project objectives will occur at the code development level, with less of a need for scrutinizing code development level, with less of a need for scrutinizing individual project applications individual project applications • Site development projects require simpler review for a • Site development projects require simpler review for a consistency with the code consistency with the code • Variances, special permits and even site plan review can be • Variances, special permits and even site plan review can be limited or eliminated from the process if appropriate. limited or eliminated from the process if appropriate. • Special permits may be appropriate for deviation from the • Special permits may be appropriate for deviation from the code code
The Form Based Code The Form Based Code • What does it do differently? • What does it do differently? • How is it documented? • How is it documented? • How is it administered? • How is it administered? • • W here is it used? W here is it used? • What do people say about it? • What do people say about it?
The Form Based Code The Form Based Code W here I s I t Used? W here I s I t Used? • New towns: Kentlands Kentlands, Seaside, South Main , Seaside, South Main • New towns: • California towns: Benicia, Petaluma, Azusa, Ventura • California towns: Benicia, Petaluma, Azusa, Ventura • Arlington, VA, on Columbia Pike • Arlington, VA, on Columbia Pike • Peoria, IL, downtown • Peoria, IL, downtown • Fort Worth, TX, near south side district • Fort Worth, TX, near south side district • Farmers Branch, TX, transit station area • Farmers Branch, TX, transit station area • • Woodford, Kentucky Woodford, Kentucky • St. Lucie County, Florida • St. Lucie County, Florida • New England Examples . . . • New England Examples . . .
Form Based Codes in New England Form Based Codes in New England • • Southfield, Weymouth / Abington / Rockland, MA Southfield, Weymouth / Abington / Rockland, MA • • Hamilton Canal District, Lowell, MA Hamilton Canal District, Lowell, MA • • I - I - 93 Tri 93 Tri- - town Development Area town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA • • Jamestown RI Jamestown RI • • Hamden, CT Hamden, CT • • Dover, NH Dover, NH • • Newport, VT Newport, VT
Form Based Codes in New England Form Based Codes in New England • • Southfield, W eym outh / Abington / Rockland, MA Southfield, W eym outh / Abington / Rockland, MA • • Hamilton Canal District, Lowell, MA Hamilton Canal District, Lowell, MA • • I - I - 93 Tri 93 Tri- - town Development Area town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA • • Jamestown RI Jamestown RI • • Hamden, CT Hamden, CT • • Dover, NH Dover, NH • • Newport, VT Newport, VT
Form Based Codes in New England Form Based Codes in New England Southfield Southfield
Form Based Codes in New England Form Based Codes in New England Southfield Southfield Site: Site: Brownfield, on Commuter Rail Brownfield, on Commuter Rail Former navy air station Former navy air station Size: Size: 1000+ acres 1000+ acres Project: Project: Mixed use center / biotech Mixed use center / biotech Developed by: Developed by: Towns, consultants, developer Towns, consultants, developer Type of code: Type of code: Floating but Mandatory Floating but Mandatory Transect Based Transect Based Approval body: Approval body: Tri- Tri - town Development Corporation town Development Corporation Adopted: Adopted: June / July 2005 June / July 2005 Build- Build - out to date: out to date: None None
Form Based Codes in New England Form Based Codes in New England Southfield: Master Plan Southfield: Master Plan
Form Based Codes in New England Form Based Codes in New England Southfield: Regulating Plan Southfield: Regulating Plan
Form Based Codes in New England Form Based Codes in New England Southfield: Street Standards Southfield: Street Standards
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
Form Based Codes in New England Form Based Codes in New England Southfield: Use and Form Table Southfield: Use and Form Table
Form Based Codes in New England Form Based Codes in New England Southfield Southfield Code Development Process: Code Development Process: Code adapted from a zoning code originally developed for • • Code adapted from a zoning code originally developed for construction of a mega- - mall. mall. construction of a mega Public outcry about the mall brought about the mixed- - use use • Public outcry about the mall brought about the mixed • alternative. alternative. Code adopted with master developer’ ’s assistance s assistance • • Code adopted with master developer Project Review Process: Project Review Process: • Zoning is applied to sites of 20+ acres as they are approved in Zoning is applied to sites of 20+ acres as they are approved in • Development Plans submitted to the Tri- - Town Development Town Development Development Plans submitted to the Tri Corporation. Corporation. Smaller developments subject to site plan review or Zoning • Smaller developments subject to site plan review or Zoning • Administrator review Administrator review Perimeter area project subject to local Planning Board review • • Perimeter area project subject to local Planning Board review Interesting details: Interesting details: • Tri- Tri - Town Development Corporation is not limited by Mass Zoning Town Development Corporation is not limited by Mass Zoning • Act Act Architectural standards and guidelines adopted after the FBC • • Architectural standards and guidelines adopted after the FBC passed, as a separate document passed, as a separate document • Allowed to mix subdivision / zoning in the document Allowed to mix subdivision / zoning in the document • Biotech forms are actually suburban forms • • Biotech forms are actually suburban forms
Form Based Codes in New England Form Based Codes in New England • • Southfield, Weymouth / Abington / Rockland, MA Southfield, Weymouth / Abington / Rockland, MA • • Ham ilton Canal District, Low ell, MA Ham ilton Canal District, Low ell, MA • • I - I - 93 Tri 93 Tri- - town Development Area town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA • • Jamestown RI Jamestown RI • • Hamden, CT Hamden, CT • • Dover, NH Dover, NH • • Newport, VT Newport, VT
Form Based Codes in New England Form Based Codes in New England Ham ilton Canal District Ham ilton Canal District
Form Based Codes in New England Form Based Codes in New England Ham ilton Canal District Ham ilton Canal District Site: Site: Brownfield, TOD Brownfield, TOD adjacent to downtown adjacent to downtown Size: Size: Community of 100K, 16 sq miles Community of 100K, 16 sq miles Project: Project: New district development New district development Developed by: Developed by: Master Developer & City Master Developer & City Type of code: Type of code: Mandatory – Mandatory – Street Based Street Based Project approval body: Project approval body: HCD Review Group for FBC HCD Review Group for FBC Historic Board for Arch. Review Historic Board for Arch. Review Adopted: Adopted: February 24, 2009 February 24, 2009 Build- Build - out to date: out to date: First building under construction First building under construction
Form Based Code in Low ell: Form Based Code in Low ell: The Ham ilton Canal District The Ham ilton Canal District Advantages to the Charrette Charrette Advantages to the & Form Based Codes Process & Form Based Codes Process Risk Reduction Risk Reduction Site Value Site Value Feasibility Feasibility Cohesiveness Cohesiveness Collaboration Collaboration Efficiency Efficiency Balance Balance Certainty Certainty Achievement of Objectives Achievement of Objectives
Form Based Code in Low ell: Form Based Code in Low ell: The Ham ilton Canal District The Ham ilton Canal District Advantages to the Charrette Charrette / Form Based Codes Process: / Form Based Codes Process: Advantages to the Risk Reduction: Public Public- - private partnership that limits the risk to both the private partnership that limits the risk to both the Risk Reduction: � � city and the developer. city and the developer. Site Value: Site Value: One entity controls adjacent parcels and achieves economies of One entity controls adjacent parcels and achieves economies of � � scale. scale. Feasibility: Project elements are feasible for finance and construction. Project elements are feasible for finance and construction. Feasibility: � � Cohesiveness: Decisions on disposition and use of the entire site are made Cohesiveness: Decisions on disposition and use of the entire site are made � � at one time, at one time, Collaboration: A public participation process that is focused on finding A public participation process that is focused on finding Collaboration: � � negotiated solutions and allowing stakeholders to enter the proc negotiated solutions and allowing stakeholders to enter the process before ess before a development plan is finalized. a development plan is finalized. Efficiency: Project will reach the highest use of taxable land in the shortest test Efficiency: Project will reach the highest use of taxable land in the shor � � period of time. period of time. Balance: Balance: Site designs encourages a balanced mix of uses, providing more Site designs encourages a balanced mix of uses, providing more � � financial stability to both the developer and the city financial stability to both the developer and the city Certainty: The form The form - - based code creates certainty for the developer, saving based code creates certainty for the developer, saving Certainty: � � time and money in the approval process and limiting reviews time and money in the approval process and limiting reviews Achievement of Objectives: The process is designed to ensure that the site Achievement of Objectives: The process is designed to ensure that the site � � achieves all of the project objectives. achieves all of the project objectives.
Functional Design Standards Functional Design Standards Access Access � � Loading/ Service Loading/ Service � � Parking Garage Entries Parking Garage Entries � � Parking Location Parking Location � � Fenestration Fenestration � � Rooftop Equipment Rooftop Equipment � � Mechanical Penthouse Mechanical Penthouse � � Utility Equipment Utility Equipment � � Trash and Recycling Trash and Recycling � � Snow Removal Snow Removal � � Signs Signs � � Illumination Illumination � � Security Security � � Ground Floor Treatments Ground Floor Treatments � � Setback Areas Setback Areas � � Multiple Buildings on a Parcel Multiple Buildings on a Parcel � � Accessory Buildings Accessory Buildings � � Rooftop Rainwater Retention and Clean Energy Rooftop Rainwater Retention and Clean Energy � �
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