SLIDE 1 Kaizer Rangwala, AICP, Rangwala Associates Mark Wyckoff, FAICP, The Planning & Zoning Center @ MSU Rick Neumann, Richard Neumann Architects Lynée Wells, AICP, Principal + Urban Planner, Williams & Works
Form-Based Code
2014 MAP Conference Intensive Hands-On Workshop
Photo by Rick Neumann
SLIDE 2 “
Why are Codes necessary?
Regulatory oversight is essential for us to feel free. Practically everything we do is dependent on people we don’t know.”
— Philip Howard
“
Laws that aspires to completeness doesn’t leave room for questions of priority
— Philip Howard “
If you make ten thousand regulations you destroy all respect for the law.”
— Winston Churchill
Flexibility Predictability
SLIDE 3 Why are Conventional Codes Ineffective?
Land Use
General Plan
Transportation
Zoning
Nothing about places
SLIDE 4 “
Definition of FBC
Form-Based Codes foster predictable built results & 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
SLIDE 5 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.”
Public Realm
Private Realm Pedestrian Realm Vehicular Realm
Public Realm
Pocket Park John Nolen’s 1913 plan for Green Garden Terrace, Erie, PA
Image Courtesy of Dover Kohl Image Courtesy of Dover Kohl
SLIDE 6 Why use-based system does not work?
Mixed-uses Singular use
Use Mgmt
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
SLIDE 7 Why not design guidelines?
subjective interpretation;
discretionary review bodies, leading to a politicized planning process that can cost time & money.
Design guidelines
CERTAINTY
the end result will be
administer
- Developers/property
- wners – easier
process, more
Regulations
R-40 R-40
Image by Peter Katz & Steve Price
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.”
SLIDE 8 Two Different Types of Zones Cannot be Combined!
FBCs default to walkable urbanism
Form-Based Zones
Lower parking requirements
(More walking, access to transit) Public realm = public space Blended density (variety of types) Mixed-use environments
Conventional Zones
Higher parking requirements
(less walking & access to transit) “Podded” densities & uses Larger public and private open space required due to isolation Uses more flexible based on
- perational characteristics
Specific uses allowed
Walkable Urban Areas Drivable Suburban Areas 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.”
SLIDE 9 FBCs Essentials
If the code does not cover an entire jurisdiction, is it structured to allow for future geographic expansion?
SLIDE 10 Has the code been framed with the cooperation of all appropriate city departments?
FBCs Essentials
Image altered from source www.made.org.uk
SLIDE 11 Is the Code easy to navigate?
FBCs Essentials
SLIDE 12 Is the Code graphically clear?
a b d c
Alley Front Side
45’ 40’
Property Line Encroachment Line Setback Line
2 Westview An Urban Village
24W.200.030 T4.11 (Urban Neighborhood Zone)
- A. Building Placement
- 1. Primary and accessory buildings
A primary building shall be placed on a lot in compliance with the following requirements, within the shaded area as shown in the diagram above, unless specifj ed
- therwise by the standards for an allowed building type
in Section 24W.205 (Building Type Standards). An accessory building shall be placed on a lot in compliance with the following requirements, within the shaded area shown in Diagram C (Parking Placement). Setback Primary Accessory a Front 5’ min.; 10’ max. N/A b Side Street 5’ min.; 10’ max. Within 50% of rear lot depth c Side Yard 5’ min. 5’ min. d Rear 10’ min. 5’ min.
- 2. Architectural Encroachments
Patios, uncovered stoops, roof overhangs, and awnings may encroach 8’ maximum into the required setbacks, as may be further limited by the UBC.
le and Frontage
Each structure shall comply with the following height limits.
- a. Maximum Height: 3 stories to parapet or ridgeline
for primary building. For fm at roof, the maximum height of the parapet cannot exceed 40’; and for sloping roof, the maximum height of the roof ridge cannot exceed 45’.
- b. Minimum Floor to Floor: 15’ minimum for a pri-
mary non-residential building ground fm
for nonresidential use.
- c. Accessory Buildings: 24’ maximum to eave.
- 2. Allowed Frontage Types
Only the following frontage types are allowed within the T4.11 zone, except in the Shopfront Overlay. In the Shopfront Overlay; only the Shopfront Awning type is
e street facing facade of each primary build- ing shall be designed as one of the following frontage types, in compliance with Section 24W.204 (Frontage Type Standards).
- a. Common yard
- b. Porch and fence
- c. Dooryard
- d. Stoop
- e. Forecourt
- f. Lightcourt
- g. Shopfront Awning
- h. Gallery
- i. Arcade
Diagram A: Building Placement Diagram B: Building Profj le
i ii iv iii
Alley Front Side Urban Standards 3
- C. Parking and Services
- 1. Parking and Services Placement
- a. Ofg
- street parking and services shall be placed on a
lot in compliance with the following requirements, within the shaded area shown on the diagram above, unless subterranean. i Front setback 50% of lot depth ii Side street setback 10’ minimum iii Side yard setback 5’ minimum iv Rear setback 5’ minimum
- b. Subterranean parking shall not extend beyond build-
ing footprint, and may extend to a height of 3’ maxi- mum above fj nished grade, provided that garage perimeter wall either aligns with face or building or becomes part of a Stoop or Door Yard frontage type.
Each site shall be provided ofg
lows, designed in compliance with the requirements in Zoning Ordinance Chapter 24.415.
- a. Residential uses
- i. Minimum of 1 covered parking space per dwelling
unit.
- ii. Minimum 1 guest parking space for every 10
- units. Guest parking may be waived if on-street
parking is available.
- iii. Minimum of 1 bicycle rack space for every 20
parking spaces required.
- iv. Minimum 1 shared automobile and 2 shared
bicycles required for every 75 units.
- b. Non-Residential
- i. Minimium of 1 parking space per 300 square feet
- f gross fm
- or area.
- D. Building Types
Only the building types shown in the table above are allowed in the T4.11 Urban Neighborhood Zone, on lots of the minimum widths shown. Each allowed building type shall be designed in compliance with Section 24W.205 (Building Type Standards).
Only a land use identifj ed as permitted or conditional by Section 24W.203, Table 1 (Land Use Table) shall be estab- lished on a lot in the T4.11 Urban Neighborhood Zone, in compliance with the planning permit requirements of Section 24W.203.020 Building Type Allowed Lot Widths 25’ 35’ 50’ 75’ 100’ 125’ 150’ Duplex/Triplex/Quad Villa Bungalow Court Row house Live/work Side court housing Courtyard housing Stacked dwelling Only allowed as part of mixed-type projects. Commercial block Diagram C: Parking Placement Allowed Building Type Table
Lot Private Frontage R.O.W Public Frontage Lot Private Frontage R.O.W Public Frontage
2 Westview An Urban Village Common Yard: A frontage wherein the facade is set back sub- stantially from the frontage line. Ti e front yard created remains unfenced and is visually continuous with adjacent yards, support- ing a common landscape. Ti e setback can be densely landscaped to bufg er from the higher speed thoroughfares. Dooryard: A frontage wherein the facade is set back from the frontage line with an elevated garden or terrace permitted to
is type can efg ectively bufg er residential quarters from the sidewalk, while removing the private yard from public
e terrace is also suitable for cafes. Stoop: A frontage wherein the facade is aligned close to the frontage line with the fj rst story elevated from the sidewalk suf- fj ciently to secure privacy for the windows. Ti e entrance is usu- ally an exterior stair and landing. Ti is type is recommended for ground-fm
Forecourt: A frontage wherein a portion of the facade is close to the frontage line and the central portion is set back. Ti e fore- court with a large tree ofg ers visual and environmental variety to the urban street streetscape. Ti e forecourt may accommodate a vehicular drop-ofg . Lightcourt: A frontage wherein the facade is setback from the frontage line by a sunken lightcourt. Ti is type bufg ers residential use from urban sidewalks and removes the private yard from public encroachment. Shopfront and Awning: A frontage wherein the facade is aligned close to the frontage line with the building entrance at sidewalk grade. Ti is type is conventional for retail use. It has substantial glazing on the sidewalk level and an awning that may
- verlap the sidewalk to the maximum extent possible.
Gallery: A frontage wherein the facade is aligned close to the frontage line with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. Ti is type is conventional for retail use. Ti e gallery shall be no less than 10 feet wide and may
- verlap the whole width of the sidewalk to within 2 feet of the
- curb. Notwithstanding the graphic, encroachments will not be
permitted. Arcade: A frontage wherein the facade is a colonnade that
- verlaps the sidewalk, while the facade at sidewalk level remains
at the frontage line. Ti is type is conventional for retail use. Ti e arcade shall be no less than 12 feet wide and may overlap the whole width of the sidewalk to within 2 feet of the curb. Not- withstanding the graphic, encroachments will not be permitted. Porch & Fence: A frontage wherein the facade is set back from the frontageline with an attached porch permitted to encroach. A fence at the frontage line maintains the demarcation of the yard while not blocking view into the front yard. Ti e porches shall be no less than 8 feet deep.
Table 2: Private Frontages
Vince Street Lewis Street Flint Street Warner Street Barnett Street Rosewood Street Olive Street Riverside Street
Two or more detached two- or three-story dwellings with zero side yard setbacks located upon a qualifying lot in the T4.11 zone. A Rowhouse may be used for non-residential purposes where allowed in T4.11 zone. Ti e following text provides performance standards for Rowhouses.
e main entrance to each dwelling shall be accessed directly from and face the street. [E]
- 2. Parking and services shall be accessed from an alley or
subterranean garage in a Mixed Type Development. Ti is type is not allowed on a lot without an alley or
- utside of a Mixed Type Development. [E]
- C. Parking and Services
- 1. One parking space for each dwelling unit shall be
within a garage. [E]
- 2. Corner lots shall not have garages that face the side
- street. [E]
- 3. Services, above ground equipment and trash container
areas shall be located on the alley. [W]
- D. Open Space
- 1. Front yards are defj
ned by the street build-to line and frontage type requirements of the applicable zone. [DR]
- 2. One usable, outdoor space shall be provided behind the
rowhouse at no less than 15% of the lot area and of a regular geometry (e.g.: rectangular) with a minimum dimension of 20’. [E]
24W.205.080 Rowhouse
Allowed lots (if qualifj ed by size) Building Type Diagram
SW Parking Travel Travel Parking Parkway Setback Setback SW 10’ 4’ 8’ 12’ 12’ 59’ 64’ Existing r.o.w. 8’ 9’ 10’ 6’ V i n c e S t r e e t F l i n t S t r e e t O l i v e S t r e e t R i v e r s i d e S t r e e t
Street Type Standards 3 Movement Slow Speed 20 mph Pedestrian Crossing Time 10 seconds R.O.W. Width 59’ (pavement width 40’) Traffjc Lanes 2; 1 each way Bulbouts End of block,and at paseo crossing Parking Parallel both sides (limited perpendicular) Sidewalk width 4’ and 6’ Planter 9’ one side, continuous Planting Trees 40’ on center Tree Species See Section 208 Street lighting 14’ tall poles at 35’ to 75’ on center
24W.207.030A Vince, Flint, and Riverside Streets
Tie streets will be narrowed, perpendicular parking will be limited to the open space and civic areas, and bulb-outs at paseo crossings will slow down the traffjc. Only one-side of the street will be pulled in -- the exist- ing curb and sidewalk on the other side will not change. Existing condition: Vince Street looking east Mature trees and visual termination of the east west streets by the hills on either side are defjning features of Westview Village streets. Existing condition: Riverside Street looking south Existing condition: Flint Street looking east
See Westview Village FBC at www.rangwalaassoc.com
FBCs Essentials
SLIDE 13 Does the Code regulate the form of the right-of- ways?
with Moule & Polyzoides
FBCs Essentials
SLIDE 14 Source: Suzaane Schultz, Planning Director, City of Grand Rapids
SLIDE 15 Does the Code have all essential FBC ingredients?
Subdivision
FBCs Essentials
Downtown Specific Plan, Ventura, CA. Moule & Polyzoides
Art of place- making
Source: Leon Krier
SLIDE 16 with Ferrell Madden
Regulatory Plan
SLIDE 17 with Ferrell Madden
Public Realm (open space)
SLIDE 18 Height Siting Elements Use
with Ferrell Madden
Building Form Standards
SLIDE 19 Height Frontage Types Setbacks Parking
Santa Ana Transit Code, Moule & Polyzoides
Urban Standards
SLIDE 20 Santa Ana Transit Code, Moule & Polyzoides
Building Types
SLIDE 21 Lot Private Frontage R.O.W Public Frontage Lot Private Frontage R.O.W Public Frontage
Common Yard: A frontage wherein the facade is set back sub- stantially from the frontage line. Ti e front yard created remains unfenced and is visually continuous with adjacent yards, support- ing a common landscape. Ti e setback can be densely landscaped to bufg er from the higher speed thoroughfares. Dooryard: A frontage wherein the facade is set back from the frontage line with an elevated garden or terrace permitted to
is type can efg ectively bufg er residential quarters from the sidewalk, while removing the private yard from public
e terrace is also suitable for cafes. Stoop: A frontage wherein the facade is aligned close to the frontage line with the fj rst story elevated from the sidewalk suf- fj ciently to secure privacy for the windows. Ti e entrance is usu- ally an exterior stair and landing. Ti is type is recommended for ground-fm
Forecourt: A frontage wherein a portion of the facade is close to the frontage line and the central portion is set back. Ti e fore- court with a large tree ofg ers visual and environmental variety to the urban street streetscape. Ti e forecourt may accommodate a vehicular drop-ofg . Lightcourt: A frontage wherein the facade is setback from the frontage line by a sunken lightcourt. Ti is type bufg ers residential use from urban sidewalks and removes the private yard from public encroachment. Shopfront and Awning: A frontage wherein the facade is aligned close to the frontage line with the building entrance at sidewalk grade. Ti is type is conventional for retail use. It has substantial glazing on the sidewalk level and an awning that may
- verlap the sidewalk to the maximum extent possible.
Gallery: A frontage wherein the facade is aligned close to the frontage line with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. Ti is type is conventional for retail use. Ti e gallery shall be no less than 10 feet wide and may
- verlap the whole width of the sidewalk to within 2 feet of the
- curb. Notwithstanding the graphic, encroachments will not be
permitted. Arcade: A frontage wherein the facade is a colonnade that
- verlaps the sidewalk, while the facade at sidewalk level remains
at the frontage line. Ti is type is conventional for retail use. Ti e arcade shall be no less than 12 feet wide and may overlap the whole width of the sidewalk to within 2 feet of the curb. Not- withstanding the graphic, encroachments will not be permitted. Porch & Fence: A frontage wherein the facade is set back from the frontageline with an attached porch permitted to encroach. A fence at the frontage line maintains the demarcation of the yard while not blocking view into the front yard. Ti e porches shall be no less than 8 feet deep.
Table 2: Private Frontages
Lot Private Frontage R.O.W Public Frontage Lot Private Frontage R.O.W Public Frontage
Dooryards are elevated gardens or terraces that are set back from the frontage line. Ti is type can efg ectively bufg er residential quar- ters from the sidewalk, while removing the private yard from public
e terrace is also suitable for restaurants and cafes as the eye of the sitter is level with that of the standing passerby.
- B. Design Standards
- 1. A retaining wall may be built around the dooryard or terrace.
- 2. Ti
e retaining wall may not be higher than structurally necessary.
e retaining wall may be constructed of stucco, brick, or stone, alone or in combination.
24W.204.040 Dooryard (Terrace)
Illustrative photo of commercial Dooryard Illustrative photo of residential Dooryard Diagram of residential Dooryard Diagram of commercial Dooryard Section and plan of Dooryard
Westview Village, Ventura, CA
Frontages
SLIDE 22 Ferrell Madden
Streets
SLIDE 23 Table 2: Land Use (continued) DP Director Permit Required Land Use Types (1) P Permitted Uses UP Use Permit Required — Not Allowed Pemit Required by Zone Additonal Regulations SD:H1 P&OS
Services – Business, Financial, Professional
Bank, fjnancial services p — Business support service p — Medical/Dental p — Offjce p —
Services – General
Catering service P (3) — Day care P — Drive-through service — — Lodging P — Mortuary, funeral home — — Personal service P — Safety service P —
Transportation, Communications, Infrastructure
Helicopter landing Service UP — Parking facility (public or commercial) P — Wireless telecommunications facility P — ZO 24.497 (4) Transit station or terminal P — Utility or equipment substation P —
Parks and Open Space
Outdoor dining P P Outdoor sports/recreation facilities — DP Outdoor entertainment — DP Farmer’s market DP DP
SD:H1 Hospital District Zone P&OS Parks & Open Space Zone Notes 1 Defnition of land uses are listed in Section 24SD:H1.300. 2 Excluding sanitariums, nursing homes, convalescent homes, maternity homes, or rest homes. 3 Use not allowed on ground fmoor where Frontage Overlays occur (see regulating plan, Section 24SD: H1.102). 4 Use permit as may be required by Zoning Ordinance (ZO 24.497: Standards for Wireless Telecommunication Facilities).
Table 2: Land Use
DP Director Permit Required Land Use Types (1) P Permitted Uses UP Use Permit Required — Not Allowed Pemit Required by Zone Additonal Regulations SD:H1 P&OS
Hospital
General hospital P(2) — Helicopter landing services UP — Ambulance services (medical equipment, supplies) DP —
Industry, Manufacturing, Processing, & Wholesaling
Laboratory (medical, analytical) P(3) — Printing and publishing P(3) — Research and development P —
Recreation, Education, & Public Safety
Adult business — — Community meeting facility P P ZO 24.480 Health/fjtness facility/indoor sports & recreation P — Library, museum P — Public parks and playgrounds P P School (public or private) UP — Studio (art, dance, martial arts, music) P —
Residential
Dwelling (multi-unit) P — Dwelling (single-dwelling, accessory, carriage house) — — Home occupation P — Live/work P — Special residence P —
Retail
Bar, tavern, night club UP — ZO.24 460 Gas station — — General Retail, except with any of the following features: P — Alcoholic beverage sales UP — ZO.24.460 Auto- or motor-vehicle related sales or services — — Drive-through facilities — — Floor area over 20,000 square feet — — Restaurant P —
Community Memorial Hospital District, Ventura
Land Use
SLIDE 24 Ferrell Madden
Architecture
SLIDE 25 C H A P T E R 5 : T H E D E V E L O P M E N T C O D E 5.6 - Sign Standards
- A. Purpose. This section provides sign regulations that are in addition to those
in Zoning Code Chapter 21.19 (Signs) in order to help generate the vibrant, mixed-use, pedestrian environment envisioned in Chapter 2 (Form and Character) of this Specific Plan.
- B. Applicability
- 1. Signs regulated. These sign regulations, as described and illustrated in
Tables 5.6.1 (Allowed Sign Types) and 5.6.2 (Allowed Sign Locations by Frontage Type), apply to all building-mounted signs in the T-3F, T4-NC, T4-F, TC-1, and TC-2 zones. All other signs, including banner signs, inflatable signs, monument signs, real estate directional signs, and win- ery directional signs, and billboards shall instead comply with Zoning Code Requirements (Chapter 21.19).
- 2. Applicability to sign content. The provisions of this Section do not regu-
late the message content of a sign (sign copy), regardless of whether the message content is commercial or noncommercial.
- C. Specified standards for signs.
- 1. Calculating maximum allowable sign area. The maximum allowable
sign area for building-mounted signs shall be regulated by Table 5.6.1 (Allowed Sign Types).
- 2. Design. Building-mounted signs shall be designed with a pedestrian
scale in mind and shall also be subject to the following restrictions:
- a. The maximum number of letter styles permitted is three, although
two is preferred.
- b. Flat surface signs shall be painted in such a manner as to create the
appearance of depth.
- c. Borders around signs are encouraged.
- d. Sign panel materials shall be compatible with façade materials. The
use of wood or metal is encouraged.
- 3. Illuminated signs. Illuminated signs designed to be seen from a distance
are inappropriate and are discouraged. The use of most backlit plastic box signs or internally illuminated signs or awnings is discouraged. Backlit cabinet signs with light translucent lettering on dark or opaque background or use of individual plastic letters that are compatible in size and style with the building will be considered on a case-by-case basis.
- 4. Prohibited Materials. The use of fluorescent materials and/or paints is
prohibited on signs in the TC-1 zone.
- 5. Street Furniture. In some instances, street furniture, including portable
signs, may be allowed on city sidewalks. All street furniture shall be regu- lated by Chapter 11.30 of the Zoning Code. (Ord. 889 N.S. § 1 (part), 2004) Yard Sign on posts Projecting Sign Marquee Sign Wall Mounted Sign Awning Sign Hanging Sign
Hanging sign
1
b d a
Wall-mounted sign
4
a b c c
Roof-mounted sign
8
Awning Sign - Mounted
5
a h b d j
Awning Sign - Valence
6
a b d j i
Projecting sign (One sign allowed per tenant space)
3
a b d l a b d k
Yard sign
2
e b f j d a
Marquee sign
7
a d l i n m
TABLE 5.6.1: ALLOWED SIGN TYPES Key Sign Type
Hanging Sign Yard (post) Projecting Wall-Mounted Awning - Mounted Awning -Valence Marquee Roof Width 36" max 36" max 48" max Width of storefront 25’ max 25’ max 6’ max (1) 50’ max Height 24" max 24" max 30" max 30" max 12" max 10" max
Sign Area (wall)
ft per linear ft on store frontage
8’ - 6" min 12’ min 8’ - 6" min
8’ - 6" min 12’ min
- Height
- 5' max
- Space
- 12" max
- Feature
- 6 sq ft max
- Sign Area
- max 75% of ‘a’
max 75% of ‘a’
- Projection
- 12” min
- within 2’ of curb
within 2’ of curb
- within 2’ of curb
- Thick
- 24" max
- 24" max
- Extend
- 10' max
- Alignment
- may align with corner
- r be placed anywhere
- n wall
- Signs Per Building
1 max. hanging sign per building; 1 max 1 per tenant space 1 per storefront 1 per awning 1 per awning 1 max; not allowed with a roof sign 1 max per building, not allowed with a marquee sign. Only allowed in TC-1 Zone and only 2 such signs allowed
Notes:
(1) to within 2’ of curb
1 2 3 4 5 6 7 8
a b g a b c d e f g h i j k l m n
Sign Types
SLIDE 26 Organizing Principles
Applications for:
- 1. Zones
- 2. Frontage-based
- 3. Street-based
- 4. Building types based
Growth & Conservation Greenfield Infill & renewal Preservation
Lee County, FL. Dover Kohl
SLIDE 27 Zones: Transect-based (rural-urban)
Ventura, CA protocode. HDR
SLIDE 28 Benefit of Transect-based codes
The framework applies to most elements of place-making:
Building form Parking placement Use Public spaces Signage Lighting Streets Green building Transit Storm-water mgmt. Many more ...
Source: ITE’s Walkable Thoroughfare Source: SmartCode
SLIDE 29 Modifications allow intuitive & easy to understand zone names further breakdown of 6 transect zones to respond to local characteristics
Zones: Modified Transect-based
Downtown Specific Plan, Ventura, CA. Moule & Polyzoides
SLIDE 30 Frontage-based
Regulations proportional to its necessity & appropriateness to a vital “street-space” Besides streets, also includes form & function of the private building
Station Area Code, Farmers Branch, TX. Ferrell Madden
SLIDE 31 4.!Town!Center!Street!
Parallel parking and wide sidewalks on both sides of the Town Center Street create a safe inviting place for both pedestrians and motorists. 12-ft-wide sidewalks with tree wells are preferred, but 6-ft-wide sidewalks with 6-ft-wide green strips are also acceptable.
Notes:!!
- 1. Appurtenances may extend beyond the
height limit.
- 2. Building fronts are required to provide
shelter to the sidewalk by means of at least
- ne of the following: arcade, colonnade,
marquee, awning, or second-floor balcony.
- 3. The alignment of floor-to-floor heights of
abutting buildings is encouraged to allow for shared use of elevators.
A.!Building!Placement:
Build-to-line location: 0 ft. from property line Space Between Buildings: 0 ft. if attached 6–10 ft. if detached
B.!Building!Volume:!!
16 ft. minimum 160 ft. maximum
125 ft. maximum
2 stories minimum 4 stories maximum The first floor shall be a minimum of twelve (12) feet in height
!
The Regulating Code is divided into 8 distinct street types.
Focus on streets, flexibility in building types Requires skilled administration
Central Hercules Code, CA Dover Kohl
Street-based
SLIDE 32 Building type based
Primarily ties regulation to building types Tie regulation to zone first Only use building types in FBC if you are completely confident in your ability to refine content Typically used for small planning areas where detailed planning will be done
Source: Towns & Town Making Principles
SLIDE 33 Is the Code
regulating plan that assigns development intensity on a lot- to-lot basis?
High-level of context sensitivity & high-degree of detail
FBCs Essentials
SLIDE 34 Are the boundaries of the Code properly chosen at the scale of Neighborhoods, Districts, Corridors?
FBCs Essentials
SLIDE 35 Was the Code developed under an open participatory public process?
Image Source IAP2 Best Practice for Public Participation Image Courtesy of Mary Madden
FBCs Essentials
SLIDE 36 Is the Code based on a community generated vision?
FBCs Essentials
SLIDE 37 Administration
FBCs Concerns
Training & Outreach
SLIDE 38 Triggers depends on political will & existing conditions
Non-conformities
allowing additions that bring the structure closer to compliance strong position of no additions allowing allowing interim uses
Image Source: Jana Ecker, Planning Director, Birmingham
SLIDE 39 We are getting better at technical stuff
Skewed funding priorities -- some progress Jurisdictional boundaries -- diplomacy, politics, getting to yes Institutional & cultural barriers -- be a generalist (urbanist)
SLIDE 40 “
Jana Ecker says
Work with Road Authorities
▪ Many Michigan roads are not under authority
▪ Need to work with MDOT or County Road
Commission
▪ Involve road authorities in the creation of the
FBC from the early planning stages
▪ Include on Steering Committee ▪ Request feedback during draft reviews ▪ Result: Context sensitive solutions
Image Source: crainsdetroit.com
SLIDE 41 Act Now!
http://betterblock.org/
Image source: NACTO Urban Design Guide Overview
Power of demonstration project
SLIDE 42 Distinction between urban form & style
FBCs will limit creative expression — Architectural Style
Important aspects of the urban form are controlled with clear & precise standards. Once the context is established, the community’s architectural character (style) preferences are codified as guidelines.
Moule & Polyzoides
SLIDE 43 Clear vision (alignment of
investments and policies)
Culture of removing barriers & creating incentives (Form-Based
Codes)
Renewal partnership (public-
private sharing of resources, risks, and rewards)
Don’t oversell as a cure all — for best results
Kick Start the FBC
▪ Purchase key properties ▪ Provide incentives to build
(bistro, economic development licenses)
▪ Establish CIA or DDA ▪ Make public investments
(art, green spaces, branding, streetscape etc.)
Source: Jana Ecker, Planning Director, Birmingham
SLIDE 44 Deploying FBCs
1.Mandatory 2.Parallel/Option 3.Floating
Methods
Birmingham, MI
SLIDE 45 Birmingham
Source: Jana Ecker, Planning Director, Birmingham
Triangle District Urban Design Plan
SLIDE 46 Source: Jana Ecker
SLIDE 47 Source: Jana Ecker Source: JPRA Architects
SLIDE 48 Ventura Downtown Form-based Code
WorkingArtistsVentura
- $57 Million
- 54 Affordable Units for Artists
- 15 Supportive Housing Units
- 13 Market Rate
- Gallery/Theater Space
- 6100 sq. ft. Retail
SLIDE 49 Resources
Jana Ecker, AICP,
Planning Director, City of Birmingham (248) 530-1841
Suzanne Schulz, AICP,
Planning Director, City of Grand Rapids (616) 456-4100
Lynee Wells, AICP,
Urban Planner Williams & Works (616) 648-3534
www.formbasedcodes.org
▪ Birmingham ▪ Grand Rapids ▪ Fremont ▪ Genoa Township (new Town Center) ▪ Farmington ▪ Macomb Township (Town Center) ▪ Marquette ▪ Wyoming
Michigan cities using FBCs
SLIDE 50
