Introduction to Form Based Codes

An Introduction to Form-Based Codes

APA-IllinoisChicago Metro Section

Mahender VasandaniPresident, M Square | Urban Design

February 19, 2008

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A. Our Planning Legacy

B. The Power of Place

C. What Are Form-Based Codes?

D. Key Components of FBCs

E. Advantages of FBCs

F. Why Form-Based Codes Now?

G. Q & A

MWhat I Will Cover:

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A. Our Planning Legacy

Comprehensive Plans & Conventional Zoning

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A. Our Planning Legacy M

“Place-less,” “Form-less,” “Auto-Orientation”

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“Place-less,” “Form-less,” “Auto-Orientation”

A. Our Planning Legacy…We Are Still Doing It!

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“Place-less,” “Form-less,” “Auto-Orientation”

Revenue-based Land-Use Planning Primary Focus: Single Site/One Project Transportation and Traffic Impacts! Rarely Concerned with Urban Form Post-planning Design Reviews

A. Our Planning Legacy

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“Post-planning Design Reviews”

A. Our Planning Legacy

Most Architects Are Challenged by Good Design!7

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“Post-planning Design Reviews”

A. Our Planning Legacy

Good, Authentic, Architecture is Important, and So is Sense of Place!8

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“Post-planning Design Reviews”

A. Our Planning Legacy

Sometimes we get lucky! There are a few architects who design well!

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The Sum of Our Planning Experiences!

A. Our Planning Legacy

Our focus has been on “functional,” two-dimensional planning We have been too auto-oriented Our roadway systems still struggle to serve us well We have isolated land uses We have either forgotten or never learnt how to create “places”

But, it may not be too late for us…10

MB. The Power of Place

A Point of Departure: Learning from Precedents!

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MB. The Power of Place

A Point of Departure: Learning from Precedents!

“Urban Architecture” One Definition: Hausmmann’s!12

MB. The Power of Place

Specific Area Urban Design Plans Integrating Urban Form with Discrete, Cohesive Architecture

A Point of Departure: Learning from Precedents!

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MB. The Power of Place

A Point of Departure: Learning from Precedents!

Specific Area Urban Design Plans Integrating Urban Form with Discrete, Cohesive Architecture14

MB. The Power of Place

What Do We Learn?

High quality livable places do not relate to density or FAR ratios

Livable and high quality places result from well-thought urban design plans that consider urban form, discrete architecture, integrated open spaces/gathering places, and transportation/ access all at once

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MC. What Are Form-Based Codes?

“FBC’s Are A Zoning Tool to Help Implement an Urban Vision” --- My definition!

Now That We Understand Urban Form, Community Character, Power of Place, Livability…Viability, Sustainability

Goal: Attain Desired Urban Form

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MC. What Are Form-Based Codes?

1. Relatively New Regulation Tool in Illinois

2. Based on A Community Vision

3. Focus is the Public Realm (Form and Quality of the Outside Built Environment)

4. Place-specific to Retain Existing Character

5. Several Urban Standards

6. Graphic/More Comprehensible

7. Predictable Urban Form and Character

8. Different from Conventional Zoning Regulations• FBCs more concerned with Urban Form, Less with Use• Facilitate mixing of uses• Not concerned with F.A.R.s, Densities and Lot Coverages• Allow administrative approval of projects

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MC. What Are Form-Based Codes?

Focus on Quality of the Built Environment: Public Realm

Project Credit: Dover Kohl & Partners

Public realminfluenced by thearchitecture ofbuildings;the proportions of thesize of public placesto building heightsand the amenities in the public places

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MC. What Are Form-Based Codes?

Project Credit: Dover Kohl & Partners

Focus: Building Scale/Massing/Elements/Types: Character

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MC. What Are Form-Based Codes?

Project Credit: Dover Kohl & Partners

Mixing of Uses in Acceptable Urban Form

• PREDICTABILITY of massing and bulk of future projects

• Less public concern about bulk and other impacts

• Potential benefit: Streamlined project review process

• Good for developers too

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MD. Components of Form-Based Codes

Project Credit: Dover Kohl & Partners

FBC’s Have to be Based on A Community Vision Charrette Plan, Image Preference Survey An Urban Design Plan and Urban Character Vision

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An Integrated Approach with Standards for: Thoroughfares, Frontages, Building Types, Public Spaces, Landscaping – All Linked to a Regulating Plan

Typically More Easily Comprehensible and Administered

D. Components of Form-Based Codes

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Building Bulk and Frontage Standards

D. Components of Form-Based Codes

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Discrete designs with well-proportioned building elements

Building designs that could stand significant improvements

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Building Standards + Architectural Design Review

D. Components of Form-Based Codes

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Building meets FBC standards,but…

ME. Advantages of FBCs

Conventional/Euclidian FBCs

Based on Abstract Land Use and

Zoning Categories

Segregated/Isolated Uses

Proscribes (What Not Allowed)

Unpredictable Building Bulk/Form

(F.A.R.s and Densities by Lot Size)

Unpredictable Character

No Sense of Place

Based on Adopted Community Vision

Mixed Uses

Prescribe (What is Desirable)

Predictable Building/Urban Form

(Bulk Limits regardless of Lot Size )

Vision of Built Form Predetermined

based on Site Development Capacity

Analyses (Max. Heights, Bulk);

Retain existing or create new

character

Power of Place

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MF. Why Form-Based Codes Now?

An Opportune Time to Learn New ToolSignificant Changes:Economic, Demographic and Climate

Can We Sustain Current Development Patterns?Will current patterns be viable in the future?

Could We be Better-off Learning New Tools? As Planners could we Meet the Challenges and Take Better Hold of the Future of Our Communities?

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MF. Why Form-Based Codes Now?

Already in Suburban Areas Across the Nation…

Addison Circle, Addison, TX27

MF. Why Form-Based Codes Now?

Already in Suburban Areas Across the Nation…

Legacy Center, Dallas, TX28

MF. Why Form-Based Codes Now?

Already in Suburban Areas Across the Nation…

Southlake Town Square, Southlake, TX29

MF. Why Form-Based Codes Now?

Already in Suburban Areas Across the Nation…

30The Glen, Glenview, IL

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Anticipating new developments patterns that may mean planning to create more “PLACES” in the future…

FBCs offer a new way for us to plan ahead!

F. Why Form-Based Codes Now?

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Thank You!

Mahender VasandaniPresident

M Square | Urban DesignT: 630.845.1202

E: mgv@msqre.com