SLIDE 1 An I ntroduction to Form Based Codes
Presented by: George J. Proakis, AI CP NNECAPA Portsm outh, NH October 7 , 2 0 1 0
SLIDE 2 Form Based Codes for Form Based Codes for New England New England
Form Follows Regulation
- Tools of Conventional Zoning
Tools of Conventional Zoning
The Form Based Code
- What does it do differently?
What does it do differently?
How is it documented?
How is it administered?
Where is it used?
- What do people say about it?
What do people say about it?
SLIDE 3
Form Follow s Regulation: Form Follow s Regulation:
SLIDE 4
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 5
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 6
Form Follow s Regulation: Form Follow s Regulation:
New England Tow ns New England Tow ns
SLIDE 7
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 8
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 9
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 10
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
Visualizing Density Library Visualizing Density Library
SLIDE 11
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 12
Form Follow s Regulation: Form Follow s Regulation:
I f this is w hat w e w ant? I f this is w hat w e w ant?
SLIDE 13
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
SLIDE 14
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
SLIDE 15
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
SLIDE 16
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
maps.live.com maps.live.com
SLIDE 17
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
maps.live.com maps.live.com
SLIDE 18
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
SLIDE 19
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
maps.live.com maps.live.com
SLIDE 20
Form Follow s Regulation: Form Follow s Regulation:
How do w e m ake sure not to get this instead? How do w e m ake sure not to get this instead?
SLIDE 21 Conventional Zoning Tools: Conventional Zoning Tools:
The Lim itations Of Zoning The Lim itations Of Zoning
- Emphasis on regulation by use
Emphasis on regulation by use
- Density regulations often do not address form or
Density regulations often do not address form or design design
- Design is often covered in a
Design is often covered in a ‘ ‘guideline guideline’ ’ that is not that is not clearly defined clearly defined
- Administration rarely balances certainty and
Administration rarely balances certainty and flexibility flexibility
- Difficult to build pubic support for regulatory
Difficult to build pubic support for regulatory changes because it is difficult to answer the changes because it is difficult to answer the ‘ ‘what what will it look like will it look like’ ’ question question
SLIDE 22 Conventional Zoning Tools: Conventional Zoning Tools:
Other Land Use Regulation Other Land Use Regulation
- Subdivision, street standards, etc.
Subdivision, street standards, etc.
- State and local wetlands laws
State and local wetlands laws
Flood plain regulations
- Building codes, fire codes, etc.
Building codes, fire codes, etc.
Health codes
- Design and historic review
Design and historic review
SLIDE 23 Conventional Zoning Tools: Conventional Zoning Tools:
The Lim itations Of Zoning: Existing Tools The Lim itations Of Zoning: Existing Tools
Setbacks
Open space
Parking requirements
- Subdivision / street standards
Subdivision / street standards
Density
Regulation of uses
SLIDE 24
Zoning Tools: Zoning Tools: Setbacks Setbacks
SLIDE 25
Zoning Tools: Zoning Tools: Setbacks Setbacks
SLIDE 26
Zoning Tools: Zoning Tools: Open Space Open Space
SLIDE 27
Zoning Tools: Zoning Tools: Open Space Open Space
Baconsrebellion.com Baconsrebellion.com
SLIDE 28
Zoning Tools: Zoning Tools: Parking Requirem ents Parking Requirem ents
maps.live.com maps.live.com
SLIDE 29
Zoning Tools: Zoning Tools: Street Standards Street Standards
SLIDE 30
Zoning Tools: Zoning Tools: Density Density
Shaker Heights: 3.9: Visualizing Density Library Shaker Heights: 3.9: Visualizing Density Library
SLIDE 31
Zoning Tools: Zoning Tools: Density Density
Shaker Heights: 15: Visualizing Density Library Shaker Heights: 15: Visualizing Density Library
SLIDE 32
Zoning Tools: Zoning Tools: Density Density
Boston: 23: Visualizing Density Library Boston: 23: Visualizing Density Library
SLIDE 33
Zoning Tools: Zoning Tools: Density Density
Brooksville: 4.0: Visualizing Density Library Brooksville: 4.0: Visualizing Density Library
SLIDE 34
Zoning Tools: Zoning Tools: Density Density
Tampa: 15: Visualizing Density Library Tampa: 15: Visualizing Density Library
SLIDE 35
Zoning Tools: Zoning Tools: Density Density
Tampa: 19: Visualizing Density Library Tampa: 19: Visualizing Density Library
SLIDE 36 Zoning Tools: Zoning Tools: Regulation of Allow ed Uses Regulation of Allow ed Uses
19. 19. Baths, Turkish Baths, Turkish 25. 25. Boxing arena Boxing arena 28. 28. Chinchillas, retail sales Chinchillas, retail sales 41. 41. Eleemosynary institutions Eleemosynary institutions 42. 42. Embalming business Embalming business 95. 95. Physical culture institution Physical culture institution
- 109. Potato chip manufacturing
- 109. Potato chip manufacturing
- 127. Tombstones, retail sales
- 127. Tombstones, retail sales
- 135. Turkish Baths
- 135. Turkish Baths
Paul Crawford, AICP
SLIDE 37
SLIDE 38
Coalition for Smarter Growth Coalition for Smarter Growth
SLIDE 39
SLIDE 40
SLIDE 41
Can a land use regulation system reflect what a Can a land use regulation system reflect what a community wants, rather than just prohibit community wants, rather than just prohibit what a community does not want? what a community does not want? Can a land use regulation system reflect Can a land use regulation system reflect community character? community character?
SLIDE 42 The Appliance and The Grid The Appliance and The Grid
“ “ If we know what the appliance is . . . . If we know what the appliance is . . . .
Christopher Alexander
SLIDE 43 The Appliance and The Grid The Appliance and The Grid
“ “ If we know what the appliance is . . . . If we know what the appliance is . . . . We need to find the plugs to connect it to the existing power We need to find the plugs to connect it to the existing power grids. grids.” ”
Christopher Alexander
SLIDE 44 The Appliance and The Grid The Appliance and The Grid
Sustainable Sustainable New England Com m unities New England Com m unities
Town Meetings
Zoning Boards of Appeals
Planning Boards
Conservation Commissions
Town Engineers
Fire Departments
State Regulators
Etc. “ “ If we know what the appliance is . . . . If we know what the appliance is . . . . We need to find the plugs to connect it to the existing power We need to find the plugs to connect it to the existing power grids. grids.” ”
Christopher Alexander
SLIDE 45
The Form Based Code The Form Based Code
SLIDE 46 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 administered?
Where is it used?
- What do people say about it?
What do people say about it?
SLIDE 47 The Form Based Code The Form Based Code
- W hat does it do differently?
W hat does it do differently?
How is it documented?
How is it administered?
Where is it used?
- What do people say about it?
What do people say about it?
SLIDE 48 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
SLIDE 49
- Primarily works to define and create a
Primarily works to define and create a “ “ place place” ”
- Regulatory focus on form instead of density and
Regulatory focus on form instead of density and use use
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 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?
SLIDE 50
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
SLIDE 51 The Form Based Code The Form Based Code
W hat Does I t Do Differently? W hat Does I t Do Differently? 1.
- 1. Prescriptive not proscriptive
Prescriptive not proscriptive 2.
Public can see ‘ ‘what happens where what happens where’ ’ 3.
- 3. Regulate development on a lot by lot basis
Regulate development on a lot by lot basis 4.
- 4. Reflect a diversity of architecture within a
Reflect a diversity of architecture within a community vision and legal framework community vision and legal framework 5.
- 5. Define and codify a neighborhood
Define and codify a neighborhood ‘ ‘DNA DNA’ ’ 6.
- 6. Concise, organized, and written for non
Concise, organized, and written for non-
planners to understand 7.
Reduce the need for ‘ ‘design guidelines design guidelines’ ’ and and replace them with more enforceable regulation replace them with more enforceable regulation 8.
- 8. Less oversight of individual projects by review
Less oversight of individual projects by review bodies bodies
By Peter Katz: Form Based Codes Institute By Peter Katz: Form Based Codes Institute
SLIDE 52 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 administered?
Where is it used?
- What do people say about it?
What do people say about it?
SLIDE 53 Tools of Traditional Zoning: Tools of Traditional Zoning:
Regulation of uses
Setbacks
Open space
Parking requirements
Subdivision standards
Density
Site plan review
Special permits
Design guidelines
The Form Based Code: The Form Based Code:
How is I t Docum ented? How is I t Docum ented?
Tools of the Form Tools of the Form -
Based Code:
Regulating plan
Open Space Standards
Thoroughfare Standards
- Public Open Space Standards
Public Open Space Standards
- Private Open Space Standards
Private Open Space Standards
- Functional Design Standards
Functional Design Standards
Building Form Standards
Site Configuration
Building Configuration
Building Elements
Uses
Administrative Process
- Architectural standards (optional)
Architectural standards (optional)
SLIDE 54
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 Farmer’ ’s Branch, TX s Branch, TX
SLIDE 55
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: Transect Transect Based Based
SLIDE 56
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?
Regulating Regulating Plan: Plan: Lot Lot Based Based
SLIDE 57
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
SLIDE 58
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
SLIDE 59
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
SLIDE 60 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
SLIDE 61 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
SLIDE 62 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
SLIDE 63 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
SLIDE 64 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
SLIDE 65 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
SLIDE 66 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
SLIDE 67
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
SLIDE 68 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 adm inistered?
Where is it used?
- What do people say about it?
What do people say about it?
SLIDE 69 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
- Special development districts
Special development districts
SLIDE 70 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
SLIDE 71 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 administered?
W here is it used?
- What do people say about it?
What do people say about it?
SLIDE 72 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
- 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
- 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
- St. Lucie County, Florida
- St. Lucie County, Florida
- New England Examples . . .
New England Examples . . .
SLIDE 73
- Southfield, Weymouth / Abington / Rockland, MA
Southfield, Weymouth / Abington / Rockland, MA
- Hamilton Canal District, Lowell, MA
Hamilton Canal District, Lowell, MA
I -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jamestown RI
Hamden, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 74
- 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 -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jamestown RI
Hamden, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 75
Form Based Codes in New England Form Based Codes in New England Southfield Southfield
SLIDE 76 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-
None None
Form Based Codes in New England Form Based Codes in New England Southfield Southfield
SLIDE 77
Form Based Codes in New England Form Based Codes in New England Southfield: Master Plan Southfield: Master Plan
SLIDE 78
Form Based Codes in New England Form Based Codes in New England Southfield: Regulating Plan Southfield: Regulating Plan
SLIDE 79
Form Based Codes in New England Form Based Codes in New England Southfield: Street Standards Southfield: Street Standards
SLIDE 80
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
SLIDE 81
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
SLIDE 82
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
SLIDE 83
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
SLIDE 84
Form Based Codes in New England Form Based Codes in New England Southfield: Building Form Standards Southfield: Building Form Standards
SLIDE 85
Form Based Codes in New England Form Based Codes in New England Southfield: Use and Form Table Southfield: Use and Form Table
SLIDE 86 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 construction of a mega-
mall.
- Public outcry about the mall brought about the mixed
Public outcry about the mall brought about the mixed-
use alternative. alternative.
- Code adopted with master developer
Code adopted with master developer’ ’s assistance s assistance 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 Development Plans submitted to the Tri-
Town Development 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-
- 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 Southfield
SLIDE 87
- 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 -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jamestown RI
Hamden, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 88
Form Based Codes in New England Form Based Codes in New England Ham ilton Canal District Ham ilton Canal District
SLIDE 89 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-
First building under construction First building under construction
Form Based Codes in New England Form Based Codes in New England Ham ilton Canal District Ham ilton Canal District
SLIDE 90
Advantages to the Advantages to the Charrette Charrette & 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
SLIDE 91 Advantages to the Advantages to the Charrette Charrette / Form Based Codes Process: / Form Based Codes Process:
Risk Reduction: Public Public-
- private partnership that limits the risk to both the
private partnership that limits the risk to both the city and the developer. city and the developer.
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.
Cohesiveness: Decisions on disposition and use of the entire site are made 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 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 shor Project will reach the highest use of taxable land in the shortest test period of time. period of time.
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 time and money in the approval process and limiting reviews time and money in the approval process and limiting reviews
- Achievement of Objectives:
Achievement of Objectives: The process is designed to ensure that the site The process is designed to ensure that the site achieves all of the project objectives. achieves all of the project objectives.
Form Based Code in Low ell: Form Based Code in Low ell:
The Ham ilton Canal District The Ham ilton Canal District
SLIDE 92
SLIDE 93
SLIDE 94
SLIDE 95
SLIDE 96
SLIDE 97
SLIDE 98
SLIDE 99
SLIDE 100 Functional Design Standards Functional Design Standards
Access
Loading/ Service
Parking Garage Entries
Parking Location
Fenestration
Rooftop Equipment
Mechanical Penthouse
Utility Equipment
Trash and Recycling
Snow Removal
Signs
Illumination
Security
Ground Floor Treatments
Setback Areas
- Multiple Buildings on a Parcel
Multiple Buildings on a Parcel
Accessory Buildings
- Rooftop Rainwater Retention and Clean Energy
Rooftop Rainwater Retention and Clean Energy
SLIDE 101
SLIDE 102
SLIDE 103
SLIDE 104
SLIDE 105
SLIDE 106
- Southfield, Weymouth / Abington / Rockland, MA
Southfield, Weymouth / Abington / Rockland, MA
- Hamilton Canal District, Lowell, MA
Hamilton Canal District, Lowell, MA
I -
9 3 Tri-
tow n Developm ent Area Andover / Tew ksbury / W ilm ington, MA Andover / Tew ksbury / W ilm ington, MA
Jamestown, RI
Hamden, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 107 Form Based Codes in New England Form Based Codes in New England I I -
9 3 I nterchange Area
SLIDE 108 Site: Site: Mainly undeveloped near highway Mainly undeveloped near highway Size: Size: 700 acres across three towns 700 acres across three towns Project: Project: New development New development Developed by: Developed by: Consultants with town planners Consultants with town planners Type of code: Type of code: Floating Floating Frontage Based Code Frontage Based Code Project approval body: Project approval body: Local Planning Boards Local Planning Boards Adopted: Adopted: not yet adopted not yet adopted
Form Based Codes in New England Form Based Codes in New England I I -
9 3 I nterchange Area
SLIDE 109 Form Based Codes in New England Form Based Codes in New England I I -
9 3 I nterchange Area
SLIDE 110 Code Development Process: Code Development Process:
- Public involvement / participation process in three
Public involvement / participation process in three towns towns Project Review Process: Project Review Process:
- Code is applied by local Planning Board Review
Code is applied by local Planning Board Review Interesting details: Interesting details:
Challenges include:
- Competing visions in three towns
Competing visions in three towns
- Greenfield site with environmental constraints
Greenfield site with environmental constraints
- Highway infrastructure location unsettled
Highway infrastructure location unsettled
Form Based Codes in New England Form Based Codes in New England I I -
9 3 I nterchange Area
SLIDE 111
- Southfield, Weymouth / Abington / Rockland, MA
Southfield, Weymouth / Abington / Rockland, MA
- Hamilton Canal District, Lowell, MA
Hamilton Canal District, Lowell, MA
I -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jam estow n, RI
Hamden, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 112
Form Based Codes in New England Form Based Codes in New England Jam estow n Jam estow n
SLIDE 113
Site: Site: Small downtown Small downtown Size: Size: Island Community of 5,600 Island Community of 5,600 9 sq miles of land area 9 sq miles of land area Project: Project: Protection / infill downtown Protection / infill downtown Developed by: Developed by: Town planner w/ consultants Town planner w/ consultants Type of code: Type of code: Mandatory / Modified Mandatory / Modified Smartcode Smartcode Modified Transect Based Code Modified Transect Based Code Project approval body: Project approval body: Planner / Plan Review Committee Planner / Plan Review Committee Adopted: Adopted: October 22, 2009 October 22, 2009
Form Based Codes in New England Form Based Codes in New England Jam estow n Jam estow n
SLIDE 114
Form Based Codes in New England Form Based Codes in New England Jam estow n: Master Plan Jam estow n: Master Plan
SLIDE 115
Form Based Codes in New England Form Based Codes in New England Jam estow n: Regulating Plan Jam estow n: Regulating Plan
SLIDE 116
Form Based Codes in New England Form Based Codes in New England Jam estow n: Regulating Plan Jam estow n: Regulating Plan
SLIDE 117
Form Based Codes in New England Form Based Codes in New England Jam estow n: Building Placem ent Jam estow n: Building Placem ent
SLIDE 118
Form Based Codes in New England Form Based Codes in New England Jam estow n: Private Frontages Jam estow n: Private Frontages
SLIDE 119
Form Based Codes in New England Form Based Codes in New England Jam estow n: Pattern Book Jam estow n: Pattern Book
SLIDE 120
Form Based Codes in New England Form Based Codes in New England Jam estow n: Pattern Book Jam estow n: Pattern Book
SLIDE 121 Code Development Process: Code Development Process:
Interactive charrette charrette followed by code drafting followed by code drafting Project Review Process: Project Review Process:
- Major development review by Plan Review Committee
Major development review by Plan Review Committee
- All projects reviewed by Town Planner
All projects reviewed by Town Planner Interesting details: Interesting details:
- Zones and review system simplified between
Zones and review system simplified between completion of consultant report and approval of zoning completion of consultant report and approval of zoning
- Pattern book provides guidelines for project review
Pattern book provides guidelines for project review
Smartcode in Jamestown approved on the same day in Jamestown approved on the same day that Miami, FL approved their citywide that Miami, FL approved their citywide smartcode smartcode. .
Form Based Codes in New England Form Based Codes in New England Jam estow n Jam estow n
SLIDE 122
- Southfield, Weymouth / Abington / Rockland, MA
Southfield, Weymouth / Abington / Rockland, MA
- Hamilton Canal District, Lowell, MA
Hamilton Canal District, Lowell, MA
I -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jamestown, RI
Ham den, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 123
Form Based Codes in New England Form Based Codes in New England Ham den Ham den
SLIDE 124
Site: Site: Small downtown Small downtown Size: Size: Suburban town 58,000 Suburban town 58,000 32 sq miles of land area 32 sq miles of land area Project: Project: Protection / infill downtown Protection / infill downtown Developed by: Developed by: Town planner w/ consultants Town planner w/ consultants Type of code: Type of code: Mandatory / Integrated / Mandatory / Integrated / Smartcode Smartcode Modified Transect Modified Transect Project approval body: Project approval body: Planning Commission Planning Commission Adopted: Adopted: December 7, 2009 December 7, 2009
Form Based Codes in New England Form Based Codes in New England Ham den Ham den
SLIDE 125
Form Based Codes in New England Form Based Codes in New England Ham den: Ham den: Charrette Charrette
SLIDE 126
Form Based Codes in New England Form Based Codes in New England Ham den: Zoning Map / Regulating Plan Ham den: Zoning Map / Regulating Plan
SLIDE 127
Form Based Codes in New England Form Based Codes in New England Ham den: Transect Descriptions Ham den: Transect Descriptions
SLIDE 128
Form Based Codes in New England Form Based Codes in New England Ham den: Building Form Standards Ham den: Building Form Standards
SLIDE 129
Form Based Codes in New England Form Based Codes in New England Ham den: Use Table Ham den: Use Table
SLIDE 130
Form Based Codes in New England Form Based Codes in New England Ham den: Other Graphical Standards Ham den: Other Graphical Standards
SLIDE 131 Code Development Process: Code Development Process:
Charrette followed by extensive followed by extensive townwide townwide review review process process Project Review Process: Project Review Process:
- Residential and very small projects by right
Residential and very small projects by right
- Most development requires Planning Commission
Most development requires Planning Commission Special Permit Special Permit Interesting details: Interesting details:
Town-
- wide rezoning included transect districts
wide rezoning included transect districts regulated by FBC and residential districts regulated by regulated by FBC and residential districts regulated by conventional zoning regulations conventional zoning regulations
Form Based Codes in New England Form Based Codes in New England Ham den Ham den
SLIDE 132
- Southfield, Weymouth / Abington / Rockland, MA
Southfield, Weymouth / Abington / Rockland, MA
- Hamilton Canal District, Lowell, MA
Hamilton Canal District, Lowell, MA
I -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jamestown, RI
Hamden, CT
Dover, NH
Newport, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 133
Form Based Codes in New England Form Based Codes in New England Dover Dover
SLIDE 134 Site: Site: Small downtown Small downtown Size: Size: Community of 27,000, 29 sq miles Community of 27,000, 29 sq miles Project: Project: Protection / infill downtown Protection / infill downtown Developed by: Developed by: Town planner w/ consultant Town planner w/ consultant Type of code: Type of code: Mandatory / Integrated Mandatory / Integrated Frontage Frontage-
Based Code Project approval body: Project approval body: Planning Board Planning Board Adopted: Adopted: December 9, 2009 December 9, 2009
Form Based Codes in New England Form Based Codes in New England Dover Dover
SLIDE 135 Code Development Process: Code Development Process:
Charrette followed by additional public review followed by additional public review Project Review Process: Project Review Process:
- Varies: most projects require Planning Board Site Plan
Varies: most projects require Planning Board Site Plan Review Review Interesting details: Interesting details:
- Won Plan NH 2010 Merit Award and NH Planners
Won Plan NH 2010 Merit Award and NH Planners Association 2009 Project of the Year Award Association 2009 Project of the Year Award
Form Based Codes in New England Form Based Codes in New England Dover Dover
SLIDE 136
- Southfield, Weymouth / Abington / Rockland, MA
Southfield, Weymouth / Abington / Rockland, MA
- Hamilton Canal District, Lowell, MA
Hamilton Canal District, Lowell, MA
I -
93 Tri-
town Development Area Andover / Tewksbury / Wilmington, MA Andover / Tewksbury / Wilmington, MA
Jamestown, RI
Hamden, CT
Dover, NH
New port, VT
Form Based Codes in New England Form Based Codes in New England
SLIDE 137
Form Based Codes in New England Form Based Codes in New England New port New port
SLIDE 138
Site: Site: Small downtown Small downtown Size: Size: Town of 5,000 near Canada Town of 5,000 near Canada 7.6 sq miles of land area 7.6 sq miles of land area Project: Project: Protection / infill downtown Protection / infill downtown Developed by: Developed by: Town planner w/ volunteers Town planner w/ volunteers Type of code: Type of code: Mandatory / Integrated Mandatory / Integrated Frontage and Transect Based Frontage and Transect Based Project approval body: Project approval body: not yet completed not yet completed Adopted: Adopted: not yet adopted not yet adopted
Form Based Codes in New England Form Based Codes in New England New port New port
SLIDE 139
Form Based Codes in New England Form Based Codes in New England New port: Regulating Plan New port: Regulating Plan
SLIDE 140
Form Based Codes in New England Form Based Codes in New England New port: Regulating Plan New port: Regulating Plan
SLIDE 141
Form Based Codes in New England Form Based Codes in New England New port: Regulating Plan New port: Regulating Plan
SLIDE 142 Code Development Process: Code Development Process:
- 2009 Rural Urban Design Assistance Team (RUDAT)
2009 Rural Urban Design Assistance Team (RUDAT) from AIA led the initial community discussions about from AIA led the initial community discussions about future of downtown future of downtown
- Town planner used local students to catalog existing
Town planner used local students to catalog existing conditions and draft information for standards conditions and draft information for standards Project Review Process: Project Review Process:
- Code administrative process still being developed
Code administrative process still being developed Interesting details: Interesting details:
- Local planner is seeking to complete the form based
Local planner is seeking to complete the form based code on a $15,000 consulting budget code on a $15,000 consulting budget
- Vermont state government seeking to replicate the
Vermont state government seeking to replicate the model if it is successful in Newport model if it is successful in Newport
Form Based Codes in New England Form Based Codes in New England New port New port
SLIDE 143 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 administered?
Where is it used?
- W hat do people say about it?
W hat do people say about it?
SLIDE 144 “ “ It shortens the review time for projects and gives It shortens the review time for projects and gives developers a better idea of what the city developers a better idea of what the city requires requires” ” Mike Moore, City of Petaluma, CA Mike Moore, City of Petaluma, CA
The Form Based Code The Form Based Code
W hat Do People Say About I t? W hat Do People Say About I t?
From: Form Based Codes Institute
SLIDE 145 “ “ (Form Based Codes) will provide a consistency of (Form Based Codes) will provide a consistency of how neighboring properties will be improved. how neighboring properties will be improved.” ” Michael Arendt, Luther Burbank Savings Bank Michael Arendt, Luther Burbank Savings Bank
The Form Based Code The Form Based Code
W hat Do People Say About I t? W hat Do People Say About I t?
From: Form Based Codes Institute
SLIDE 146 “ “ The easiest way to facilitate . . . projects is for The easiest way to facilitate . . . projects is for municipalities to conduct and complete the municipalities to conduct and complete the environmental review, establish the desired land environmental review, establish the desired land use, proscribe design guidelines and expedite the use, proscribe design guidelines and expedite the application review. application review.” ” Frank Denney, Home Builders Assoc. of Northern CA Frank Denney, Home Builders Assoc. of Northern CA
The Form Based Code The Form Based Code
W hat Do People Say About I t? W hat Do People Say About I t?
From: Form Based Codes Institute
SLIDE 147 “ “ We can We can’ ’t tell if the (form t tell if the (form -
- based code) is a radical,
based code) is a radical, green left green left -
- wing document or a developer
wing document or a developer-
- friendly, market based right
friendly, market based right -
wing one” ” Jose Sanchez, Santa Rosa Press Jose Sanchez, Santa Rosa Press-
Democrat
The Form Based Code The Form Based Code
W hat Do People Say About I t? W hat Do People Say About I t?
From: Form Based Codes Institute
SLIDE 148
