Embed Size (px)
Citation preview
An Introduction to
Form Based Codes
Presented by:George J. Proakis, AICP
NNECAPAPortsmouth, NHOctober 7, 2010
Form Based Codes forForm Based Codes forNew EnglandNew England
•• Form Follows RegulationForm Follows Regulation
•• Tools of Conventional ZoningTools of Conventional Zoning
•• The Form Based CodeThe 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?
•• Where is it used?Where is it used?
•• What do people say about it?What do people say about it?
Form Follows Regulation:Form Follows Regulation:
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:New England TownsNew England Towns
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Visualizing Density LibraryVisualizing Density Library
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:If this is what we want?If this is what we want?
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
maps.live.commaps.live.com
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
maps.live.commaps.live.com
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
maps.live.commaps.live.com
Form Follows Regulation:Form Follows Regulation:How do we make sure not to get this instead?How do we make sure not to get this instead?
Conventional Zoning Tools:Conventional Zoning Tools:The Limitations Of ZoningThe Limitations Of Zoning
•• Emphasis on regulation by useEmphasis on regulation by use
•• Density regulations often do not address form or Density regulations often do not address form or designdesign
•• Design is often covered in a Design is often covered in a ‘‘guidelineguideline’’ that is not that is not clearly definedclearly defined
•• Administration rarely balances certainty and Administration rarely balances certainty and flexibilityflexibility
•• 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 likewill it look like’’ questionquestion
Conventional Zoning Tools:Conventional Zoning Tools:Other Land Use RegulationOther Land Use Regulation
•• Subdivision, street standards, etc.Subdivision, street standards, etc.
•• State and local wetlands lawsState and local wetlands laws
•• Flood plain regulationsFlood plain regulations
•• Building codes, fire codes, etc.Building codes, fire codes, etc.
•• Health codesHealth codes
•• Design and historic reviewDesign and historic review
Conventional Zoning Tools:Conventional Zoning Tools:The Limitations Of Zoning: Existing ToolsThe Limitations Of Zoning: Existing Tools
•• SetbacksSetbacks
•• Open spaceOpen space
•• Parking requirementsParking requirements
•• Subdivision / street standardsSubdivision / street standards
•• DensityDensity
•• Regulation of usesRegulation of uses
Zoning Tools:Zoning Tools:SetbacksSetbacks
Zoning Tools:Zoning Tools:SetbacksSetbacks
Zoning Tools:Zoning Tools:Open SpaceOpen Space
Zoning Tools:Zoning Tools:Open SpaceOpen Space
Baconsrebellion.comBaconsrebellion.com
Zoning Tools:Zoning Tools:Parking RequirementsParking Requirements
maps.live.commaps.live.com
Zoning Tools:Zoning Tools:Street StandardsStreet Standards
Zoning Tools:Zoning Tools:DensityDensity
Shaker Heights: 3.9: Visualizing Density LibraryShaker Heights: 3.9: Visualizing Density Library
Zoning Tools:Zoning Tools:DensityDensity
Shaker Heights: 15: Visualizing Density LibraryShaker Heights: 15: Visualizing Density Library
Zoning Tools:Zoning Tools:DensityDensity
Boston: 23: Visualizing Density LibraryBoston: 23: Visualizing Density Library
Zoning Tools:Zoning Tools:DensityDensity
Brooksville: 4.0: Visualizing Density LibraryBrooksville: 4.0: Visualizing Density Library
Zoning Tools:Zoning Tools:DensityDensity
Tampa: 15: Visualizing Density LibraryTampa: 15: Visualizing Density Library
Zoning Tools:Zoning Tools:DensityDensity
Tampa: 19: Visualizing Density LibraryTampa: 19: Visualizing Density Library
Zoning Tools:Zoning Tools:Regulation of Allowed UsesRegulation of Allowed Uses
19. 19. Baths, TurkishBaths, Turkish25.25. Boxing arenaBoxing arena28.28. Chinchillas, retail salesChinchillas, retail sales41.41. Eleemosynary institutionsEleemosynary institutions42.42. Embalming businessEmbalming business95.95. Physical culture institutionPhysical culture institution109. Potato chip manufacturing109. Potato chip manufacturing127. Tombstones, retail sales127. Tombstones, retail sales135. Turkish Baths135. Turkish Baths
Paul Crawford, AICP
Coalition for Smarter GrowthCoalition for Smarter Growth
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?
The Appliance and The GridThe Appliance and The Grid
““If we know what the appliance is . . . .If we know what the appliance is . . . .
-- Christopher AlexanderChristopher Alexander
The Appliance and The GridThe 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 AlexanderChristopher Alexander
The Appliance and The GridThe Appliance and The Grid
SustainableSustainableNew England CommunitiesNew England Communities
•• Town MeetingsTown Meetings•• Zoning Boards of AppealsZoning Boards of Appeals•• Planning BoardsPlanning Boards•• Conservation CommissionsConservation Commissions•• Town EngineersTown Engineers•• Fire DepartmentsFire Departments•• State RegulatorsState Regulators•• Etc. 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 AlexanderChristopher Alexander
The Form Based CodeThe Form Based Code
The Form Based CodeThe 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?
•• Where is it used?Where is it used?
•• What do people say about it?What do people say about it?
The Form Based CodeThe 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?
•• 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:What Does It Do Differently?What Does It Do Differently?
Ferrell Madden Associates
•• Primarily works to define and create a Primarily works to define and create a ““placeplace””
•• Regulatory focus on form instead of density and Regulatory focus on form instead of density and useuse
•• 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 realmpublic realm
•• UpUp--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 reviewindividual project review
The Form Based Code:The Form Based Code:What Does It Do Differently?What Does It Do Differently?
The Form Based Code:The Form Based Code:What Does It Do Differently?What Does It Do Differently?
The The CharretteCharrette
The Form Based CodeThe Form Based CodeWhat Does It Do Differently?What Does It Do Differently?
1.1. Prescriptive not proscriptivePrescriptive not proscriptive2.2. Public can see Public can see ‘‘what happens wherewhat happens where’’3.3. Regulate development on a lot by lot basisRegulate development on a lot by lot basis4.4. Reflect a diversity of architecture within a Reflect a diversity of architecture within a
community vision and legal frameworkcommunity vision and legal framework5.5. Define and codify a neighborhood Define and codify a neighborhood ‘‘DNADNA’’6.6. Concise, organized, and written for nonConcise, organized, and written for non--
planners to understandplanners to understand7.7. Reduce the need for Reduce the need for ‘‘design guidelinesdesign guidelines’’ and and
replace them with more enforceable regulationreplace them with more enforceable regulation8.8. Less oversight of individual projects by review Less oversight of individual projects by review
bodiesbodies
By Peter Katz: Form Based Codes InstituteBy Peter Katz: Form Based Codes Institute
The Form Based CodeThe 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?
•• Where is it used?Where is it used?
•• What do people say about it?What do people say about it?
Tools of Traditional Zoning:Tools of Traditional Zoning:•• Regulation of usesRegulation of uses•• SetbacksSetbacks•• Open spaceOpen space•• Parking requirementsParking requirements•• Subdivision standardsSubdivision standards•• DensityDensity•• Site plan reviewSite plan review•• Special permitsSpecial permits•• Design guidelinesDesign guidelines
The Form Based Code:The Form Based Code:How is It Documented?How is It Documented?
Tools of the FormTools of the Form--Based Code:Based Code:•• Regulating planRegulating plan•• Open Space StandardsOpen Space Standards
•• Thoroughfare StandardsThoroughfare Standards•• Public Open Space StandardsPublic Open Space Standards•• Private Open Space StandardsPrivate Open Space Standards
•• Functional Design StandardsFunctional Design Standards•• Building Form StandardsBuilding Form Standards
•• Site ConfigurationSite Configuration•• Building ConfigurationBuilding Configuration•• Building ElementsBuilding Elements•• UsesUses
•• Administrative ProcessAdministrative Process•• Architectural standards (optional)Architectural standards (optional)
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Regulating Regulating Plan:Plan:
Frontage Frontage BasedBased
FarmerFarmer’’s Branch, TXs Branch, TX
Fort Worth, TXFort Worth, TX
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Regulating Regulating Plan:Plan:
TransectTransectBasedBased
Benicia, CABenicia, CA
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Regulating Regulating Plan:Plan:
LotLotBasedBased
Benicia, CABenicia, CA
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
PublicPublicSpaces:Spaces:
ThoroughfareThoroughfareStandardsStandards
Winter Springs, FLWinter Springs, FL
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
PublicPublicSpaces:Spaces:
Open SpaceOpen SpaceStandardsStandards
Benicia, CABenicia, CA
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
PublicPublicSpaces:Spaces:
Open SpaceOpen SpaceStandardsStandards
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
FunctionalFunctionalDesign Design
StandardsStandards
City of Fort Worth
Ferrell Madden Associates
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Building Building FormForm
StandardsStandards
Ferrell Madden Associates
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Building Building FormForm
StandardsStandards
Benicia, CA, Opticos Design
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Building Building FormForm
StandardsStandards
Benicia, CA, Opticos Design
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
Building Building FormForm
StandardsStandards
Opticos Design, Inc.
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
OptionalOptional
ArchitecturalArchitecturalStandardsStandards
Opticos Design, Inc.
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
OptionalOptional
ArchitecturalArchitecturalStandardsStandards
The Form Based Code:The Form Based Code:How Is It Documented?How Is It Documented?
OptionalOptional
ArchitecturalArchitecturalStandardsStandards
The Form Based CodeThe 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?
•• Where is it used?Where is it used?
•• What do people say about it?What do people say about it?
The Form Based CodeThe Form Based CodeTypes of DistrictsTypes of Districts
•• Downtown and village centersDowntown and village centers
•• Neighborhood or townNeighborhood or town--wide applicationswide applications
•• Special development districtsSpecial development districts
The Form Based CodeThe Form Based CodeAdministration ProcessAdministration 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 applicationsindividual project applications
•• Site development projects require simpler review for a Site development projects require simpler review for a consistency with the codeconsistency 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 codecode
The Form Based CodeThe 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?
•• Where is it used?Where is it used?
•• What do people say about it?What do people say about it?
The Form Based CodeThe Form Based CodeWhere Is It Used?Where Is It Used?
•• New towns: New towns: KentlandsKentlands, Seaside, South Main, Seaside, South Main•• California towns: Benicia, Petaluma, Azusa, VenturaCalifornia towns: Benicia, Petaluma, Azusa, Ventura•• Arlington, VA, on Columbia PikeArlington, VA, on Columbia Pike•• Peoria, IL, downtownPeoria, IL, downtown•• Fort Worth, TX, near south side districtFort Worth, TX, near south side district•• Farmers Branch, TX, transit station areaFarmers Branch, TX, transit station area•• Woodford, KentuckyWoodford, Kentucky•• St. Lucie County, FloridaSt. Lucie County, Florida
•• New England Examples . . . New England Examples . . .
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown RIJamestown RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown RIJamestown RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfieldSouthfield
Site: Site: Brownfield, on Commuter RailBrownfield, on Commuter RailFormer navy air stationFormer navy air station
Size:Size: 1000+ acres1000+ acres
Project:Project: Mixed use center / biotechMixed use center / biotech
Developed by:Developed by: Towns, consultants, developerTowns, consultants, developer
Type of code: Type of code: Floating but MandatoryFloating but MandatoryTransect BasedTransect Based
Approval body: Approval body: TriTri--town Development Corporationtown Development Corporation
Adopted:Adopted: June / July 2005June / July 2005
BuildBuild--out to date:out to date: NoneNone
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfieldSouthfield
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Master PlanSouthfield: Master Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Regulating PlanSouthfield: Regulating Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Street StandardsSouthfield: Street Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Building Form StandardsSouthfield: Building Form Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Building Form StandardsSouthfield: Building Form Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Building Form StandardsSouthfield: Building Form Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Building Form StandardsSouthfield: Building Form Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Building Form StandardsSouthfield: Building Form Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfield: Use and Form TableSouthfield: Use and Form Table
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 megaconstruction of a mega--mall. mall. •• Public outcry about the mall brought about the mixedPublic outcry about the mall brought about the mixed--use use
alternative. alternative. •• Code adopted with master developerCode adopted with master developer’’s assistances 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 TriDevelopment Plans submitted to the Tri--Town Development Town Development Corporation.Corporation.
•• Smaller developments subject to site plan review or Zoning Smaller developments subject to site plan review or Zoning Administrator reviewAdministrator review
•• Perimeter area project subject to local Planning Board reviewPerimeter area project subject to local Planning Board review
Interesting details:Interesting details:•• TriTri--Town Development Corporation is not limited by Mass Zoning Town Development Corporation is not limited by Mass Zoning
ActAct•• Architectural standards and guidelines adopted after the FBC Architectural standards and guidelines adopted after the FBC
passed, as a separate documentpassed, as a separate document•• Allowed to mix subdivision / zoning in the documentAllowed to mix subdivision / zoning in the document•• Biotech forms are actually suburban formsBiotech forms are actually suburban forms
Form Based Codes in New EnglandForm Based Codes in New EnglandSouthfieldSouthfield
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown RIJamestown RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandHamilton Canal DistrictHamilton Canal District
Site: Site: Brownfield, TODBrownfield, TODadjacent to downtownadjacent to downtown
Size:Size: Community of 100K, 16 sq milesCommunity of 100K, 16 sq miles
Project:Project: New district developmentNew district development
Developed by:Developed by: Master Developer & CityMaster Developer & City
Type of code: Type of code: Mandatory Mandatory –– Street BasedStreet Based
Project approval body: Project approval body: HCD Review Group for FBCHCD Review Group for FBCHistoric Board for Arch. ReviewHistoric Board for Arch. Review
Adopted:Adopted: February 24, 2009February 24, 2009
BuildBuild--out to date:out to date: First building under constructionFirst building under construction
Form Based Codes in New EnglandForm Based Codes in New EnglandHamilton Canal DistrictHamilton Canal District
Advantages to the Advantages to the CharretteCharrette& Form Based Codes Process& Form Based Codes Process
Risk ReductionRisk ReductionSite ValueSite ValueFeasibilityFeasibility
CohesivenessCohesivenessCollaborationCollaboration
EfficiencyEfficiencyBalanceBalanceCertaintyCertainty
Achievement of ObjectivesAchievement of Objectives
Form Based Code in Lowell:Form Based Code in Lowell:The Hamilton Canal DistrictThe Hamilton Canal District
Advantages to the Advantages to the CharretteCharrette / Form Based Codes Process:/ Form Based Codes Process:
Risk Reduction:Risk Reduction: PublicPublic--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:Site Value: One entity controls adjacent parcels and achieves economies of One entity controls adjacent parcels and achieves economies of scale.scale.Feasibility:Feasibility: Project elements are feasible for finance and construction.Project elements are feasible for finance and construction.Cohesiveness: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: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 procnegotiated solutions and allowing stakeholders to enter the process before ess before a development plan is finalized.a development plan is finalized.Efficiency:Efficiency: Project will reach the highest use of taxable land in the shorProject will reach the highest use of taxable land in the shortest test 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:Certainty: The formThe 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 Lowell:Form Based Code in Lowell:The Hamilton Canal DistrictThe Hamilton Canal District
Functional Design StandardsFunctional Design StandardsAccessAccessLoading/ServiceLoading/ServiceParking Garage EntriesParking Garage EntriesParking LocationParking LocationFenestrationFenestrationRooftop EquipmentRooftop EquipmentMechanical PenthouseMechanical PenthouseUtility EquipmentUtility EquipmentTrash and RecyclingTrash and RecyclingSnow RemovalSnow RemovalSignsSignsIlluminationIlluminationSecuritySecurityGround Floor TreatmentsGround Floor TreatmentsSetback AreasSetback AreasMultiple Buildings on a ParcelMultiple Buildings on a ParcelAccessory BuildingsAccessory BuildingsRooftop Rainwater Retention and Clean EnergyRooftop Rainwater Retention and Clean Energy
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown, RIJamestown, RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandII--93 Interchange Area93 Interchange Area
Site: Site: Mainly undeveloped near highwayMainly undeveloped near highway
Size:Size: 700 acres across three towns700 acres across three towns
Project:Project: New developmentNew development
Developed by:Developed by: Consultants with town plannersConsultants with town planners
Type of code: Type of code: FloatingFloatingFrontage Based CodeFrontage Based Code
Project approval body: Project approval body: Local Planning BoardsLocal Planning Boards
Adopted:Adopted: not yet adoptednot yet adopted
Form Based Codes in New EnglandForm Based Codes in New EnglandII--93 Interchange Area93 Interchange Area
Form Based Codes in New EnglandForm Based Codes in New EnglandII--93 Interchange Area93 Interchange Area
Code Development Process:Code Development Process:•• Public involvement / participation process in three Public involvement / participation process in three
townstowns
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:Challenges include:
•• Competing visions in three townsCompeting visions in three towns•• Greenfield site with environmental constraintsGreenfield site with environmental constraints•• Highway infrastructure location unsettledHighway infrastructure location unsettled
Form Based Codes in New EnglandForm Based Codes in New EnglandII--93 Interchange Area93 Interchange Area
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown, RIJamestown, RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestownJamestown
Site: Site: Small downtownSmall downtown
Size:Size: Island Community of 5,600Island Community of 5,6009 sq miles of land area9 sq miles of land area
Project:Project: Protection / infill downtownProtection / infill downtown
Developed by:Developed by: Town planner w/ consultantsTown planner w/ consultants
Type of code: Type of code: Mandatory / Modified Mandatory / Modified SmartcodeSmartcodeModified Transect Based CodeModified Transect Based Code
Project approval body: Project approval body: Planner / Plan Review CommitteePlanner / Plan Review Committee
Adopted:Adopted: October 22, 2009October 22, 2009
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestownJamestown
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Master PlanJamestown: Master Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Regulating PlanJamestown: Regulating Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Regulating PlanJamestown: Regulating Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Building PlacementJamestown: Building Placement
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Private FrontagesJamestown: Private Frontages
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Pattern BookJamestown: Pattern Book
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestown: Pattern BookJamestown: Pattern Book
Code Development Process:Code Development Process:•• Interactive Interactive charrettecharrette followed by code draftingfollowed by code drafting
Project Review Process:Project Review Process:•• Major development review by Plan Review CommitteeMajor development review by Plan Review Committee•• All projects reviewed by Town PlannerAll 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 zoningcompletion of consultant report and approval of zoning•• Pattern book provides guidelines for project reviewPattern book provides guidelines for project review•• SmartcodeSmartcode 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 smartcodesmartcode..
Form Based Codes in New EnglandForm Based Codes in New EnglandJamestownJamestown
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown, RIJamestown, RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandHamdenHamden
Site: Site: Small downtownSmall downtown
Size:Size: Suburban town 58,000Suburban town 58,00032 sq miles of land area32 sq miles of land area
Project:Project: Protection / infill downtownProtection / infill downtown
Developed by:Developed by: Town planner w/ consultantsTown planner w/ consultants
Type of code: Type of code: Mandatory / Integrated / Mandatory / Integrated / SmartcodeSmartcodeModified TransectModified Transect
Project approval body: Project approval body: Planning CommissionPlanning Commission
Adopted:Adopted: December 7, 2009December 7, 2009
Form Based Codes in New EnglandForm Based Codes in New EnglandHamdenHamden
Form Based Codes in New EnglandForm Based Codes in New EnglandHamden: Hamden: CharretteCharrette
Form Based Codes in New EnglandForm Based Codes in New EnglandHamden: Zoning Map / Regulating PlanHamden: Zoning Map / Regulating Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandHamden: Transect DescriptionsHamden: Transect Descriptions
Form Based Codes in New EnglandForm Based Codes in New EnglandHamden: Building Form StandardsHamden: Building Form Standards
Form Based Codes in New EnglandForm Based Codes in New EnglandHamden: Use TableHamden: Use Table
Form Based Codes in New EnglandForm Based Codes in New EnglandHamden: Other Graphical StandardsHamden: Other Graphical Standards
Code Development Process:Code Development Process:•• CharretteCharrette followed by extensive followed by extensive townwidetownwide review review
processprocess
Project Review Process:Project Review Process:•• Residential and very small projects by rightResidential and very small projects by right•• Most development requires Planning Commission Most development requires Planning Commission
Special PermitSpecial Permit
Interesting details:Interesting details:•• TownTown--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 regulationsconventional zoning regulations
Form Based Codes in New EnglandForm Based Codes in New EnglandHamdenHamden
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown, RIJamestown, RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandDoverDover
Site: Site: Small downtownSmall downtown
Size:Size: Community of 27,000, 29 sq milesCommunity of 27,000, 29 sq miles
Project:Project: Protection / infill downtownProtection / infill downtown
Developed by:Developed by: Town planner w/ consultantTown planner w/ consultant
Type of code: Type of code: Mandatory / IntegratedMandatory / IntegratedFrontageFrontage--Based CodeBased Code
Project approval body: Project approval body: Planning BoardPlanning Board
Adopted:Adopted: December 9, 2009December 9, 2009
Form Based Codes in New EnglandForm Based Codes in New EnglandDoverDover
Code Development Process:Code Development Process:•• CharretteCharrette followed by additional public reviewfollowed 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
ReviewReview
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 AwardAssociation 2009 Project of the Year Award
Form Based Codes in New EnglandForm Based Codes in New EnglandDoverDover
•• Southfield, Weymouth / Abington / Rockland, MASouthfield, Weymouth / Abington / Rockland, MA
•• Hamilton Canal District, Lowell, MAHamilton Canal District, Lowell, MA
•• II--93 Tri93 Tri--town Development Areatown Development AreaAndover / Tewksbury / Wilmington, MAAndover / Tewksbury / Wilmington, MA
•• Jamestown, RIJamestown, RI
•• Hamden, CTHamden, CT
•• Dover, NHDover, NH
•• Newport, VTNewport, VT
Form Based Codes in New EnglandForm Based Codes in New England
Form Based Codes in New EnglandForm Based Codes in New EnglandNewportNewport
Site: Site: Small downtownSmall downtown
Size:Size: Town of 5,000 near CanadaTown of 5,000 near Canada7.6 sq miles of land area7.6 sq miles of land area
Project:Project: Protection / infill downtownProtection / infill downtown
Developed by:Developed by: Town planner w/ volunteersTown planner w/ volunteers
Type of code: Type of code: Mandatory / IntegratedMandatory / IntegratedFrontage and Transect BasedFrontage and Transect Based
Project approval body: Project approval body: not yet completednot yet completed
Adopted:Adopted: not yet adoptednot yet adopted
Form Based Codes in New EnglandForm Based Codes in New EnglandNewportNewport
Form Based Codes in New EnglandForm Based Codes in New EnglandNewport: Regulating PlanNewport: Regulating Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandNewport: Regulating PlanNewport: Regulating Plan
Form Based Codes in New EnglandForm Based Codes in New EnglandNewport: Regulating PlanNewport: Regulating Plan
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 downtownfuture of downtown
•• Town planner used local students to catalog existing Town planner used local students to catalog existing conditions and draft information for standardsconditions and draft information for standards
Project Review Process:Project Review Process:•• Code administrative process still being developedCode 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 budgetcode 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 Newportmodel if it is successful in Newport
Form Based Codes in New EnglandForm Based Codes in New EnglandNewportNewport
The Form Based CodeThe 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?
•• Where is it used?Where is it used?
•• What do people say about it?What do people say about it?
““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 requiresrequires””
Mike Moore, City of Petaluma, CAMike Moore, City of Petaluma, CA
The Form Based CodeThe Form Based CodeWhat Do People Say About It?What Do People Say About It?
From: Form Based Codes Institute
““(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 BankMichael Arendt, Luther Burbank Savings Bank
The Form Based CodeThe Form Based CodeWhat Do People Say About It?What Do People Say About It?
From: Form Based Codes Institute
““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 CAFrank Denney, Home Builders Assoc. of Northern CA
The Form Based CodeThe Form Based CodeWhat Do People Say About It?What Do People Say About It?
From: Form Based Codes Institute
““We canWe can’’t tell if the (formt tell if the (form--based code) is a radical, based code) is a radical, green leftgreen left--wing document or a developerwing document or a developer--friendly, market based rightfriendly, market based right--wing onewing one””
Jose Sanchez, Santa Rosa PressJose Sanchez, Santa Rosa Press--DemocratDemocrat
The Form Based CodeThe Form Based CodeWhat Do People Say About It?What Do People Say About It?
From: Form Based Codes Institute
