Form-based Code For The Cloud Forest Ecovillage

Cloud Forest EcovillageMonteverde, Costa Rica

Form-Based Code Emily Leckvarcik May 2010

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Table of Contents

1 Introduction.......................................................... 1

Narrative Description of the Development............ 2

Location of the Development................................ 5

Local and Regional Context.................................. 6

Physical Challenges............................................... 8

Market Challenges................................................ 9

Place Character..................................................... 10

Part 2 Introduction................................................. 13

Vision and Design Principles................................. 14

Part 3 Introduction................................................. 23

Commercial Street................................................. 24

Residential Street................................................... 26

Mixed Use Building Type...................................... 28

Multifamily Apartment Building Type.................... 30

Rowhouse Building Type....................................... 32

Single Family Building Type................................... 34

Project Area Analysis............................................. 36

Conclusion............................................................ 39

Photo Credits........................................................ 40

Bibliography.......................................................... 41

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his document is an integrated vision plan and form-based code for a new town development, Cloud Forest Ecovillage, in the Monteverde Cloud Forest

region of Costa Rica. This book is comprised of three main sections. The first describes the nature of the development, thoroughly details the Monteverde region, and analyzes the existing physical and market challenges. Part two identifies the guiding vision and design principles for the project, and part three consists of the street and building standards designed to shape the future development of the Cloud Forest Ecovillage.

The developer intends for Cloud Forest to be a dense, self-sustaining second home resort community that embraces regional character. The development will consist of 1,260 new residential units and mixed use retail situated on approximately 200 acres of land.

Introduction

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loud Forest Ecovillage in Monteverde, Costa Rica is an environmentally focused community. It is a place for families, friends, retirees, and other like-minded parties who share the

common values of sustainability and health. Cloud Forest offers the opportunity live or vacation in a tropical mountainous reserve shrouded in nature.

For millennia humans lived in communities with supportive social structures that were deeply in tune with the world around them. Often today, meaningful relationships are lacking between each other and between ourselves and the Earth. Can you imagine being in a place where you do not feel alienated by your surroundings and estranged from your neighbors? Do you remember the last time you ate meal and knew what all the ingredients were and where they came from? Cloud Forest is designed so people can once more live in communities that are connected to the Earth in a way that ensures the well being of all life forms into the indefinite future (Finca Las Brisas, 2009).

The Ecovillage is situated on acres of forested slopes and former pastures overlooking the lush north pacific valley of Costa Rica. The community is planned with a variety of housing types including hillside cottages for purchase (fig. 1), apartments for short and long term lease, or mountain lodges for weekly vacation rentals. Green building is the standard in Cloud Forest with guidelines inspired by local building traditions to ensure that what is built minimizes its impact on the environment and blends seamlessly with its surroundings.

A village center (fig. 2) will provide a common meeting place centered around a local organic food market. It will contain many unique small business that enhance the Monteverde economy, such as a locally owned coffee shop that grows its own coffee plants adjacent to the store. Opportunities exist here to begin your own business as well. Any foreign investment that creates jobs, promotes ecotourism, and doesn’t harm the environment is welcomed by the Costa Rican government. If

Development Description

Figure 1 - Private hillside cottages in The Cloud Forest Ecovillage

Figure 2 - A pedestrian street in Cloud Forest’s village market

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Cloud Forest Ecovillage

your project is desirable, you may be eligible for generous incentives and tax breaks such as a twelve-year exemption from income taxes as well as waivers on import duties (Howells 2009, p. 205).

The village center and residential dwellings are designed in clusters amongst parks, recreation trails, rivers, natural swimming pools, permaculture, local fruit trees, a forest reserve, and reforestation plot. Public parkland will cover approximately a quarter of the development and features exceedingly rare vegetation that attracts equally rare and beautiful wildlife.

The Monteverde region is a wildlife enthusiast’s dream. Five different biological zones exist within a five mile radius of the Cloud Forest, creating a remarkably diverse number of species (fig. 3). About five percent of all known species on Earth can be found in Costa Rica. In Monteverde alone there are 100 species of mammals, 150 kinds of frogs, 400 bird species, approximately 1,250 types of butterflies, and 2,500 species of plants, including 420 different orchids. For comparison, the east coast of the United States has two species of humming birds, Costa Rica, which is about the size of the State of West Virginia, has 30 (MontverdeInfo.com, 2010).

This incredible amount of wildlife is not merely climate dependent, the acclaimed 26,000 acre Monteverde Biological Cloud Forest Reserve is located minutes away from the Ecovillage and provides some of the best remaining wildlife habitat in Central America. Other regional destinations and activities include the neighboring St. Elena Rainforest Reserve, the Arenal Volcano, zip line canopy tours, rafting excursions, horseback riding, and coffee tours. Cloud Forest is the perfect place to stay while exploring the Monteverde environment. With its own bird watching platforms and nature trails, Cloud Forest is an even better place to live to be immersed in nature every day.

Figure 3 - Ornate examples of the diverse plant and animal species found in the Monteverde region

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Development Description

any North American expatriates will tell you they decided on Costa Rica for relocation because they feel at home there. And Costa Rica has a high percentage of them. An estimated

20,000 - 30,000 citizens of the US and Canada have chosen to live in this exotic semi-paradise. Unlike some countries in central and south America, Costa Rica is not dominated by abject poverty. After the United States and Canada, income, wages, and standard of living in Costa Rica are the highest in the western hemisphere (Howells 2009, p. 14-15).

Costa Rica is a peaceful welcoming democracy. Progressive leaders dismantled the military in 1948 and focused the nation’s resources on education, culture, and health care. Public monies fund four universities, three symphony orchestras, and five autonomous state publishing houses. About ten percent of the gross national product is spent on medical care. A civilian-controlled police force, The Guardia Civil, exists to augment local police forces where needed (Howells 2009, p. 6-7).

The cost of living in Costa Rica is slightly less expensive than the US (table 1). The cost difference become even more distinct should you choose to live without a car. The Cloud Forest Ecovillage plans to operate a car sharing program to keep air pollution and vehicular presence in the village to a minimum. This offers visitors and residents freedom and savings while reducing environmental impact.

Visiting Costa Rica is a breeze, simply showing your passport gets you a 90-day visa. Because the rules for entering Costa Rica are so liberal, most people who live in the country for six months or less do not apply for residency. Permanent residency requires some effort, but it is far less rigorous than US immigration. The government fully recognizes the economic value of foreign residents and welcomes them (Howells 2009, p. 19).

Table 1 - Cost of Living Comparison

United States Average ($)

Costa Rica Average ($)

Average Gross National Income (per capita)

$47,025 *1 $5,560*1

Housing (comparable 3 bedroom, 2 bath houses)

$ 600-3000*2 $300-2000*2

Car (purchase price for new 2008 Toyota RAV4)

$26,520 $34,545

Car Insurance (comprehensive for the above car)

$406 / six months

$1,270 / six months

Gasoline (per gallon of regular) (national averages as of Nov. 2009)

$ 2.89 $3.65

ADSL Internet (1024/512 kb/sec) (per month)

$34.95 $38.00

Cell Phone (400 anytime minutes, plus taxes)

$39.99*3 $21.96

Cable TV (basic /monthly) $39.99 $30.00

Water (per unit) $.61 $.48

Electricity (average cost per kWh)

$.11*4 $.08

Private Health Care (avg. annual cost of health plan for male 55-59 yrs)

$3,695 $900

GroceriesWhole Foods

$312.35*2

Mercado $281.03 *2

Housekeeper or Gardener (average pay / hour) $9.00 $2.00

Source: Costa Rica Cost. “Cost of Living: http://www.costarica.com/retirement/cost-of-living/ [February 2010]*1: Based on CIA World Fact Book *2: costarica.com research team calculations *3: Sprint *4: Energy Information Administration

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Costa Rica Basic Facts

Population - 4.3 million

Capital - San José (1.1 million)

Area - Approximately 20,000 square miles

Language - Spanish, English

Currency - Costa Rican colon

Life Expectancy - 79

GDP per Capita - $8,300 (USD)

Literacy Percent - 96%

Source - National Geographic of the World, Eighth Edition, 2004.

osta Rica is a country in Central America approximately the size of the state of West Virginia. It is bordered by the Pacific Ocean on the west, the Caribbean Sea on the east and Nicaragua and

Panama to the north and south (fig. 4). A third of the nation’s population resides in the central San José metropolitan region, the cultural, economic, and political center of the Costa Rica.

The Monteverde region is located high in the Tilarán Mountain Range in northwestern Costa Rica about 100 miles northwest of San José (fig. 5). This area straddles the Continental Divide at about 4,660 feet above sea level. At this elevation the Cloud Forest Ecovillage is situated out of reach of mosquitoes. Even though Costa Rica is under 200 miles from the equator, the higher elevations and mountainous terrain create a cooler environment with average daily temperatures in the low 70’s. Predictable daily rain showers occur but are rarely persistent, typically lasting no more than an hour (MontverdeInfo.com, 2010).

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Figure 4 - Map of Central America Figure 5 - Map of Costa Rica

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onteverde translates as “green mountain” and true to its name the area is a lush tangled swath of greenery that harbors one of the most outstanding plant and wildlife refuges in the

New World Tropics . The surprising biodiversity found here is due to a combination of geography, topography, climate, and conservation history (Greenspan 2006, p. 242).

The name Cloud Forest comes from a unique mountain top phenomenon that occurs almost daily in Monteverde when warm moist air sweeps off the Pacific Ocean 50 miles to the west and is forced upwards by the mountain slopes. At elevations up to of 6,000 feet above sea level, the reserve becomes blanketed in dense clouds as the moist air cools (fig. 6). This constant moisture gives rise to an incredible diversity of innovative life forms that cover every inch of the canopy and floor (fig. 7) (Greenspan 2006, p. 244).

The environment of Monteverde is actually quite typical of tropical cloud forest regions, its long history of preservation however has made it an ecologic outpost in a changing world. In 1951, a group of Quakers from the United States wished to escape supporting military operations through their tax dollars. Lacking a standing army, Costa Rica was chosen for relocation. The group established a dairy farming community 100 miles north west of San José and founded the village of Monteverde. In order to protect the watershed that supported their farms, they acquired the mountain slopes above their settlement. Sixty years later, residents remain committed to a pastoral lifestyle and forest protection (Greenspan 2006, p. 244).

The long standing protection of the cloud forest has made it a hot-bed for scientific research. The Tropical Science Center (TSC), a non-governmental scientific and environmental organization that owns and manages the reserve today, coordinates many international research projects on rain forest species and ecology within and around the reserve (Robinson 2006, p. 53).

Context

Figure 6 - The cloud forest effect

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Figure 7 - The lush forest within Monteverde

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Figure 8 - The landscape of the Monteverde region

Monteverde can be understood from several different perspectives. To most outsiders, Monteverde means the actual Biological Cloud Forest Reserve, the main destination within the larger region. The bio-drenched landscape of the reserve (fig. 7) however, is much more dense and verdant in contrast to the larger region (fig. 8) where forest cover is interrupted and subservient to agricultural uses.

From a broad perspective, the Monteverde Cloud Forest region refers to the forest reserves and the surrounding rural landscape of small villages and agricultural land. This landscape (fig. 8) is often described as the “Switzerland of Central America” and is characterized by solitary farms in the midst of open pasture land, and small, 1,000-person villages in the valleys. A network of unpaved roads winds through the hills and valleys connecting the villages, farms, and forest reserves. The total population of the greater Monteverde Cloud Forest region was estimated around 10,275 in 2006 (Tropical Science Center 2007).

From a narrow point of reference, Monteverde refers to the District of Monte Verde, the two-word name for the local government jurisdiction that comprises the actual village of Monteverde in the southeastern portion of the region. This 250-person village is the matured Quaker settlement and still reflects a strong North American influence. For its small size, the village is host to a quarter of a million tourists annually accessing the main entrance to the Monteverde Cloud Forest Preserve located on the edge of the village. A mural on the wall of the local government building (fig. 9) depicts the village’s agricultural and biological heritage. Featured on it are Monteverde’s most famous residents, the Golden Toad and the Resplendent Quetzal. The golden toad is endemic to Monteverde and was once very common in region, but is now believed to be extinct. This was one of the first cases of world-wide amphibian decline and received much attention. The Resplendent Quetzal is an increasingly rare bird that nests in Monteverde. The Pre-Colombian peoples revered this bird and used the male’s two foot long tail feathers to adorn headdresses (Robinson 2006, p. 62). Figure 9 - Mural on government building in Monteverde

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Project Challenges

hysical challenges impose perhaps the greatest constraint upon the development of the Cloud Forest Ecovillage. Access to the region is difficult, topography will impede construction in places, and the

wet climate requires advanced infrastructure and design considerations.

The Monteverde region is remote and has resisted attempts to make it more accessible. The villages of Santa Elena and Monteverde have intentionally left the 15 mile access road (fig. 10) that connects the region to the Pan American Highway unpaved to keep traffic under control. As a result, the 100 mile trek from San José takes at least four hours and is impossible to make without four-wheel drive vehicles. Once into the Monteverde highlands, however, the roads are paved and the villages are connected through a well organized infrastructure network. Attracting tourist crowds on day trips from outside of the Monteverde Region to the Cloud Forest Ecovillage is unlikely due to arduous journey. The ecovillage will more likely attract visitors who intend to stay in the region for several days or longer and residents who want live in a place physically removed from a metropolitan center (Robinson 2006, p. 61).

While providing amazing views for residents and visitors, the mountainous nature of Monteverde will pose difficult development constraints (fig. 11). Disturbing the landcover or soil on steep slopes can cause hazards such as landslides, erosion and sediment pollution, and land subsidence. The Ecovillage must work with existing contours to minimize the development’s disturbance while providing a walkable connected community. This may limit construction to certain areas and necessitate denser clusters of development.

When working with slopes, the greatest attention is always paid to the control of water. Monteverde receives an average of 118 inches of rainfall per year. That is 160% more rain than average annual rainfall of the east coast of the United States (MontverdeInfo.com, 2010). Infiltration should be the goal of stormwater management to minimize the risk of floods and erosion. Multiple layers of vegetative cover and an emphasis on pervious surfaces in addition to infrastructure will mitigate these risks.

MonteverdeBiological

CloudForest

Preserve

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Figure 10 - The main road to Monteverde

Figure 11 - Topographic relief map of the Monteverde Cloud Forest Region

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arket challenges exist for the development of the Cloud Forest Ecovillage as well. The capacity of the sparsely populated region to support a major new town is questionable, and

offering something that the existing ecotourism establishments in the area do not already is also a challenge.

The Monteverde Cloud Forest Region is roughly 140 square miles with an estimated population of 10,275 (Tropical Science Center 2007). That is about 70 people per square mile or nine acres per person. The state of Pennsylvania for example had 274 people per square mile in the year 2000 and 20 people per acre (US Census Bureau). The Cloud Forest Ecovillage will be a major new town with much higher population levels and densities than currently exist in the region. Without a burgeoning tourism market, attracting the residents and visitors necessary to financially sustain the Ecovillage is not possible.

Despite the low permanent resident populations, ecotourism is the main economic driver of the region and nation. Tourism overtook bananas as Costa Rica’s leading foreign exchange earner and continues to bolster the economy. Monteverde is the microcosm of this attraction which stems from its extraordinary biodiversity. Tourism grew by four hundred percent in the decade between 1997 and 2007 (fig. 12) (MontverdeInfo.com, 2010).

The built environment surrounding the reserve reflects this shift. A trail of hotels, restaurants, gift shops, and nature-related business line the main road into the village of Monteverde. Around three dozen establishments offer some type of housing to ecotourists currently in Monteverde and range from hotels, cabins, rental houses, and apartments (fig. 13) (Burnett 1998). What is missing is however, is an entire community for the ecologically minded. Second life homes and residential units attractive to seasonal and permanent residents are lacking. The Cloud Forest Ecovillage should consider the Quaker’s original vision for Monteverde as an “intentional community” when attempting to fill market gaps and offer something more meaningful to tourists than t-shirts or key chains.

Figure 13 - Example of the competition, El Establo Mountain Hotel in Monteverde

Figure 12 - Images representing a shift in the local Monteverde economy from dairy farming to ecotourism

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Character

he landscape, climate, and plant and animal life has inspired much of the traditional building materials, form, color, and plantings in the Monteverde region. The same influences have

inspired modern Costa Rica take a lead in green building standards and sustainability.

Urban Form

Santa Elena is the largest urban center of the Monteverde region with an estimated 6,500 residents. The village has grown with the increase in tourists to the region, as more Costa Ricans move to Santa Elena to work in the industry. Prior to tourism, it was the center of a subsistence based agricultural society (MontverdeInfo.com, 2010). The village is relatively dense and spans the area of about five city blocks, nestled on a relatively level plateau. The streets are narrow and were not designed to accommodate the amount of vehicular traffic occurring today. Cars parallel park along most streets in the village and diagonal park along the main street (fig. 14). The buildings on the main street are two to three story restaurants and retail stores. The side streets are lined with one to two story apartments, attached row homes, detached single family homes, churches, and schools. Where growth has occurred on the steep slopes surrounding Santa Elena, most structures are built on stilts. Outdoor space is usually associated with buildings in the village, in the form of a porch or balcony, or restaurants outdoor seating.

Materials

Most buildings in the Monteverde region are constructed of masonry units, concrete, stucco, or wood. The majority of roofs in the region are metal and Spanish tile (fig. 15). Outside of village centers, streets are rarely paved. Santa Elena’s main street is paved in brick with concrete sidewalks. Other side streets in the village are asphalt. When buildings have basements they are typically stone or concrete and take up grade, otherwise buildings are constructed on flat concrete slabs or raised on stilts (figs. 16).

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Figure 14 - The main street in Santa Elena

Figure 15 - Typical building materiality of the region

Figure 16 - Brightly colored rural houses of Monteverde

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Figure 17 - Tree fern (left) and a palm tree (right)

Figure 18 - Ylang ylang tree with a detail of its fragrant yellow flowers

Color

Many solitary homes in the rural landscape of the Monteverde region are brightly painted stucco or wood, seeming to mimic the color of the area’s extravagant flowers, birds, and fruit. (fig. 16). In villages however, the building colors tend to be more muted and less aggressive. Pale yellows, pastel greens, and white are the dominant building colors in Santa Elena.

Vegetation

Landscape often dominates the setting of most buildings in the region, whether the builder intended for it or not. Plant life of Monteverde is the most diverse living thing in the cloud forest reserve. The moist climate and fluctuating elevations have created an abundance of mosses, epiphytes (plants that live on other plants), vines, ferns, flowering plants, shrubs and trees. Costa Ricans typically have a variety of flowering plants, shrubs and small accent trees as foundation plantings around their home, such as tree ferns and small palms (fig. 17). Common residential trees include papaya, avocado, mango and other edible fruit producing species. Ylang ylang trees (fig. 18), yellow flame trees, and flowering almonds are favorite local flowering trees. Palm tree varieties are often grown on commercial properties (Native Trees of Costa Rica, 2010).

Green Building

Costa Rica has a tradition of environmentally sustainable building. Beginning in the 1980’s the government founded the National Bamboo Project to encourage building with bamboo and reduce deforestation. In 2007, officials of the Costa Rican government stated that they aim to be the first carbon-neutral country in the world by 2021 (Tico Times 2009). Costa Rica is also one of the few Latin American countries to have joined the World Green Building Council and has a Leadership in Energy and Environmental Design (LEED) rating system. The Cloud Forest Ecovillage buildings should strive to receive LEED accreditation from the Costa Rican Green Building Council.

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he visions of the Cloud Forest Ecovillage in this section articulate the guiding philosophies of the development and give purpose to the project. They are inspired by

the regional character and history of Monteverde, and the targeted market of ecotourists identified as the most likely residents and visitors of the Ecovillage. Though the visions are informed in part by Monteverde’s Quaker emphasis on community, no attempt to encourage or discourage any specific spiritual belief system other than a genuine respect for the environment is assumed herein.

The design principles following each vision further describe and illustrate ways in which to accomplish the vision. Overall, the visions and design principles should be used to inform direct design actions and guidelines for future village development.

Part 2 Introduction

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Vision and Design Principles

The Cloud Forest Ecovillage will be a place where people connect to their environment and each other in healthy, meaningful ways.

Connecting residents to the environment and one another raises awareness and respect for natural resources and establishes a sense of community. Through interactions with the natural world, individuals will realize they are a part of the thing they are observing and a connection will be established.

Evidence has shown that when humans are in unwelcoming environments, they become despondent, disengaged, and sometimes even aggressive. These behaviors can be avoided by planning for a sense of community (Finca Las Brisas, 2009).

Design Principle 1A

Frame the landscape and reveal the natural cycles taking place within it to Cloud Forest residents and visitors.

Wildlife observation stations and canopy platforms are direct embodiments of this principle. Less direct applications could involve strategically placed bird houses and feeders, innovative down spout design (fig. 19), rain gauges, wind chimes, and contrasting building materials meant draw attention to natural features.

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Figure 19 - Innovative downspout design will cause people to take more notice of rain cycles and stormwater management.

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Design Principle 1B

Provide opportunities for interaction with nature through programing and design.

Food production for example is the most obvious way to interact with nature. Community run organic gardens and fruit tree groves inspire interaction with plants, land, and growing cycles.

Consider ways to entice Cloud Forest residents to directly interact with nature such as the development of a trail network (fig. 20) and the addition of benches positioned to overlook scenic views or natural features.

Design Principle 1C

Emphasize spaces for social interaction between community members in the planning and design of the Ecovillage.

Front porches and residential properties located in close proximity to one another will foster social interaction in the resident population. Clustering of the residential properties on site will increase the amount of resident contact while leaving more communal open space for recreation and conservation.

Figure 20 - A hiking trail through the Monteverde Cloud Forest Biological Reserve.

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Inspire residents and visitors to do more than is required to protect natural resources.

Green building design is assumed in the concept of an ecovillage. Inspiring further environmental stewardship in residents as a by product of design is more difficult. Cloud Forest should strive not only to be green, but to foster a respect and love of nature in others (fig. 21). Future natural resource preservation efforts depend on people who realize the value of resources and understand the limits and potentials of natural systems.

Design Principle 2A

The Cloud Forest Ecovillage development will make the smallest possible impact on the environment.

The ecovillage should follow and exceed established Sustainable Sites Initiatives and LEED guidelines for all buildings and construction practices wherever possible. Intensive land uses should be concentrated together to minimize overall site disturbance.

Buildings will use local materials from environmentally responsible sources and defer to their natural surroundings by keeping a low profile and a small footprint (fig. 22). Composting toilets, green roofs, and gray water recycling systems should be common features of most buildings in the Cloud Forest development.

Design Principle 2B

Employ visible sources of renewable energy.

Mountaintop cloud cover is a persistent feature of the region, so solar power may not be entirely feasible. Winds off the pacific however, sweep up the mountain slopes and in some areas of the Monteverde

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Figure 22 - A Building in Monteverde that defers to the surroundings by keeping a low profile.

Figure 21 - Leaf Cutter Ant Crossing sign in the Monteverde Cloud Forest Preserve alerts trail users to avoid trampling the ants while sparking compassion for the plight of another species.

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region, have created diminutive forests because of constant battering of winds. Small scale wind farms are growing in popularity and use. Vertically oriented wind farms (fig. 23) increase power generation when they are grouped close together. Their small size and light impact on the land will complement village design principles.

Design Principle 2C

Reveal the village infrastructure to the public.

The infrastructure systems of the Ecovillage should be made visible to the residents. Rain garden systems and rain water systems should be common elements of the streets and buildings in the development.

Design Principle 2D

Encourage community members to reduce, reuse, and recycle when not required.

Provide examples for residents of composting practices, small scale organic gardening, and alternatives to typical chemical-filled cleaners and household products. Make opportunities available for those who wish to live without a car through a village car share program and bicycle rentals.

Design Principle 2E

Educate community members, visitors, and neighboring Costa Rican residents about natural resources and biodiversity.

Education can be as simple as installing interpretive signage along hiking trails (fig. 21). Or more intense programing around village amenities can take place, like field courses on reforestation and natural resource management. Lectures and tours could also be offered to residents, visitors, and outside groups of the ecovillage and its green facilities.

Figure 23 - A vertically oriented windmill

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The Cloud Forest Ecovillage will be a thriving ecosystem unto itself.

Ecology is the study of relationships between all life on the planet. The development will be just as dynamic as a river or forest with complex interconnections between the streets, buildings, topography, and infrastructure. The Ecovillage will enhance natural features and cycles to achieve the hallmarks of a healthy ecosystem: clean air, pure water, lush forests, and abundant species. The entire community and surrounding residents will benefit physically, socially, and economically when the health of the natural and constructed environment is augmented.

Design Principle 3A

Ensure that the existing landscape is in the ideal condition to “grow” an ecovillage.

Just as a plant needs ideal soil conditions to thrive, the Ecovillage’s health starts with its initial relationship to the land. The extent of agricultural practices in the Monteverde region (fig. 24) will necessitate a thorough subsurface investigation for of pollutants and determine what remediation efforts necessary, if any, prior to construction.

Design Principle 3B

Consider vertical layers of the ecovillage in addition to horizontal form.

Urban form is typically thought of in terms of spatial layout. Forests have multi-layered canopies that directly affect the habitat on the ground underneath them. Ensure a comfortable ground habitat through

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Figure 24 - Agricultural practices have left much of the landscape of Monteverde deforested.

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treatment of building heights, roof materials, street trees, ground cover, and lighting quality. Reforestation efforts may be necessary in areas to create a more robust ecosystem/village. Diverse plant species and building types will attract a wide range of inhabitants.

Design Principle 3C

Plan for relationships between dynamic environmental processes and urban form.

The built environment of the ecovillage will be subject to the same hydraulic cycles, geologic processes, and prevailing winds as the surrounding landscape. Cloud Forest should complement and directly engage these cycles through design.

Curbed streets for example function much like stream corridors. The street could be designed like a riverbed with deeper channels to convey water in places, and shallower side pools where water is diverted and filtered by plant material. Roofs have many of the same characteristics of tree canopies. There are over 800 species of epiphytes in Monteverde that grow in the canopies of other trees for support and subsist on the moisture in the air. Monteverde has an ideal climate for green roofs (fig. 25). With little effort, vegetation can thrive on a roof and alleviate a structure’s impervious foot print.

Figure 25 - Green roofs can easily be constructed on smaller roofs with a slight pitch.

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form-based code has been developed for the Cloud Forest Ecovillage to foster predictable built results and a high-quality public realm for

residents, visitors, and workers. The building forms and street standards presented herein were designed to meet the vision and design principles outlined in the previous section and were inspired by the character of the Monteverde region described in the first section.

These standards are a regulatory document meant to guide and shape the future development of the Cloud Forest Ecovillage. They address the relationship between building facades and the public realm and the form and mass of buildings in relation to one another. All key physical elements for a residential and a commercial street are detailed, and specific architectural guidelines are given for four buildings types of varying sizes and densities.

Part 3 Introduction

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Commercial Street

Commercial streets are the main arterials in the Cloud Forest Ecovillage. These streets provide the sole connections to the unimproved road network outside of the ecovillage

and are anticipated to carry a substantial amount of vehicular traffic. Inside the Ecovillage, the commercial streets converge on the hub of activity at the village market. At the center, surrounded by mixed use buildings of retail, restaurants and residences, heavy pedestrian and bicycle traffic is also anticipated.

Designated lanes for pedestrians, bicyclists, and vehicles are provided for safe circulation and to ease traffic congestion. Wide crosswalks, bulb-outs, and medians are all required on ROW’s greater than 90’ to allow pedestrian to cross the street safely and with ease before the light turns. Traffic lights are required for the intersections of two commercial streets.

Street Elements and Dimensions

• (4) 12’ Traffic lanes - two in each direction

• (2) 9’ On-street parking lanes - one in each direction

• (2) 5’ Bicycle lanes - one in each direction

• (4) 8’x28’ bike boxes - one per traffic light queue located in front of where vehicular traffic must stop

• 16’ Sidewalks including a 5’ brick edge

• 6’ Median planted with street trees spaced 35’ on center. Medians should be paved from crosswalk 25’ back with same decorative paver used on sidewalk.

• 114’ Total ROW

• 25’ Radius bulb-outs at intersections with two curb ramps per bulb-out

• 10’ Pedestrian crosswalks

• 8’x’5’ Tree wells within 5’ edge brick edge

• 35’ Tree spacing

• 35’ Street lamp spacing

Materials

• Street lamps to be solar powered

• All waste receptacles must also collect recyclables in a separate bin.

• Catch basins and drain inlets must contain mechanism to remove free oil and suspended solids from storm water runoff.

• Pavement materials to include, pervious concrete and asphalt, brick in running bond pattern, and concrete curbs and curb ramps with warning strip for the visually impaired.

Street Trees

Commercial street blocks should feature one of the following species of palm trees planted 35’ on center:

• Coconut Palm / Cocos nucifera

• Queen Palm / Syagrus romanzoffianum

• Mexican Fan Palm / Washingtonia robusta

• Royal Palm / Scheelea rostrata

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Residential Street

Residential streets comprise the majority of streets in the Cloud Forest Ecovillage. They are designed primarily for use by residents and visitors and found in zones R1, R2,

and R3. Residential streets are not designed for thru-traffic. Heavier traffic volumes should be diverted to commercial streets.

In addition to being the primary circulation corridor through the Cloud Forest Ecovillage for pedestrians, bicyclists, and vehicles, residential streets also serve as an important stormwater conveyance system through the neighborhoods. Storm water runoff should be collected and managed above ground wherever possible through the use of intermittent rain gardens and vegetative swales. The regulations for impervious coverage and on-site stormwater management per parcel must be enforced for the street stormwater management facilities to function.

Street Elements and Dimensions

• (2) 11’ Traffic lanes - one in each direction

• (2) 10’ On street parking lanes - one in each direction

• 8’ Sidewalks excluding 4’ intermittent space between tree wells

• In most cases, vehicular intersection crossings should be controlled by 4-way stop signs.

• Average 66’ Total ROW

• 20’ Radius bulb-outs at intersections

• 8’ Pedestrian crosswalks

• 9’x4’ Tree wells

• 25’ Tree spacing

• Street lamps located at intersections only

• Rain gardens are located in the bulb-outs at the intersection to collect and filter stormwater runoff and promote groundwater recharge. Rain gardens should be an average of 200 square feet and planted with native trees, ground cover, and shrubs that are accustom to wet conditions. Street grading should direct water downhill along the curb into rain gardens.

• Vegetated swales (not shown here) are required along residential streets in R1 and R3 zones to intercept runoff when vertical grade of the street exceeds 1:5.

Materials

• Street lamps to be solar powered

• Pavement materials to include, pervious concrete and asphalt, brick in running bond pattern, and concrete curbs and curb ramps with warning strip for the visually impaired.

Street Trees

Residential street blocks should feature one of the following species of shade or flowering trees planted 25’ on center:

• Flowering Almond / Prunus amygdalus

• Yellow Flame Tree/ Poinciana gilbert

• Ylang Ylang Tree / Cananga oderata

• Tree Ferns / Dicksonia antarcitca

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Mixed Use Building Type

MU MU buildings are only found in the village center which is the main destination within the Cloud Forest Ecovillage. Lively, active storefronts

are encouraged with priority given to business that engage pedestrians on the street through widow displays and sidewalk restaurant seating. The residential units in MU are some the most affordable housing in the development. Long and short term leases should be marketed toward extended-stay travelers, business men and women, village workers, singles, young couples, or empty-nesters on a budget.

Buildings in the MU zone consist of retail and office use on the ground floor, office space and one and two bedroom apartments on the second floor, and one, two, and three bedroom apartments on the third floor. The average unit should be 800 SF in size with a maximum of four apartments in one building.

Parcels

• Shape - Properties must be rectangular and range between 25’-50’ wide and 150’-200’ deep.

• Lot coverage - 40% maximum

• Impervious coverage - 60% maximum

• FAR - 1.4

• Setbacks - 5’ on sides in the rear of building and a 5’ transition space in front. Front transition space should covered by a minimum 3’ projecting overhang, awing, or building cantilever. Vegetative screens or fences may be located in the 5’ side setback zone in the rear of the building.

• Outbuildings - Area should not exceed 5% of main building. Vegetated roofs are required for all outbuildings.

• Parking - A minimum of one space per residential unit and one space per 1,000 SF of retail/office space must be provided on the property. On site parking areas may be at or below grade and accessed from the alley in the rear of the building only. No more than 7 consecutive spaces are permitted without a 10’x20’ island planted with a shade tree and groundcover. One entrance to the building and parking space must be wheelchair accessible. Pervious pavements are recommended.

Facade Composition

• Height - Three stories with gabled or flat roofs. Where gabled, sloping side must face street. A maximum height of 45’ is permitted on gabled buildings and a maximum height of 40’ is permitted on buildings with flat roofs. Buildings on stilts are not permitted.

• Materials - Facades must include brick, stone, stucco, or wood from an environmentally responsible source. Spanish tiles are preferred on sloped roofs and vegetated roofs are preferred on flat roofs.

• Balconies - Each building must contain a minimum of one balcony facing the street. When only one is provided, it shall be located on the second floor.

Building Massing

Buildings should be located along the front setback line. Buildings should occupy 100% of the lot’s street frontage to prevent gaps along a block. No on-site parking is permitted on the front or side of the building.

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Multifamily Apartment Building Type

R3 R3 zones should be located outside of but within a one half mile of the village center. Typical R3 buildings contain one, two, and three bedroom

apartments for residential use. Up to three apartment buildings may be located on a single parcel. The average unit size is 1,000 square feet with luxury, 1,600 sf apartments located on the fourth floor. R3 units are designed as permanent residences or vacation condos and rentals for middle to upper income couples or small families.

Parcel

• Shape - R3 lots should be quadrangular

• Size - Max building width =180’, max building depth = 80’. A single building parcel should be a min. of 1.3 acres, a three building parcel can be a max. of 5 acres.

• Lot coverage - 15-23%


• FAR - Single Building - 0.9 Two Buildings - 0.8* Three Buildings - 0.7* *FAR’s must be equal between buildings on the same property

• Setbacks - 10’ on all sides from property line to building or pavement

• Outbuildings - located in rear of building only. Outbuildings should be one story and not exceed 3% of a single building area.

• Parking - must be located in the rear of building(s) unless parking is located underground. A min. of one space per unit must be provided. Up to two buildings may share one lot. No more than 7 consecutive spaces are permitted without a 10’x20’ island planted with a shade tree and groundcover. At least one entrance and parking space per building must be wheelchair accessible. Pervious pavements are recommended.

Facade Composition

• Height - Maximum 65’. R3 buildings on stilts are not permitted.

• Materials - Facades may include stone, masonry units, stucco, and wood from an environmentally responsible source.

• Balconies - Each unit above the ground floor must contain an accessible balcony of 50 SF or more.

Building Massing

Buildings should be situated so that the longest dimension of the building is parallel to the centerline of the street and the existing contour of the land. The shortest side dimensions of the building may take up grade at a maximum of 1:3. When multiple buildings are located on one parcel they should be staggered to allow unobstructed views from units.

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Rowhouse Building Type

R2 R2 zone should be located within one quarter mile of the village market. Buildings in the R2 zone are residential dwellings whose side exterior walls touch

one another. The average unit is a 1,600 sf. These units are for medium income couples or small families. They can be used for permanent residences or vacation homes.

Parcels

• Size - Properties must be rectangular and range between 17’-30’ wide and 75’-100’ deep.

• Lot coverage - 60% maximum


• FAR - 2.0

• Setbacks - 3’ on sides in rear of building and 3’ transition space in front. Side rear setbacks may contain a vegetative screen or fence. Steps, rain cisterns that collect runoff from roof, and window boxes may encroach in front transition space.

• Outbuildings - single story structures permitted. Area should not exceed 40% of main building. Vegetated roofs are required for all outbuildings.

• Parking - A minimum of one space per residential unit house should be provided on site. On site parking areas may be at or below grade or enclosed in a garage or car port detached from the main building. Parking stalls may be accessed from a rear alley only. Pervious pavements are recommended.

Facade Composition

• Height - Maximum 26’ from ground surface. Buildings must have basements to take up grade. Rowhouses on stilts are not permitted.

• Materials - The first and second floor facades must be the same material of either brick, stone, or stucco. Gable roofs of spanish tile or wood shingles from an environmentally responsible source are preferred with the sloped sides facing the street.

• Fenestration - Front door must be directly under a window. The front ground floor shall have one door and two 12 SF windows at a minimum per unit.

Building Massing

Buildings should be located along the front setback line. Buildings should occupy 100% of the lot’s street frontage to prevent gaps along a block. Buildings may take up grade, however the front door should require no more than four 6” steps for access. Hand railings are required for more than two steps.

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Single Family Building Type

R1 R1 zones should be located outside of but within a one half mile of the village center. The buildings permitted in R1 zones are detached buildings on a

single parcel of land. The average R1 building type is targeted toward large or extended families residing under one roof and may be popular with Costa Ricans and other Central Americans. This building type is for permanent residents and multiple families or groups of unrelated individuals on holiday together.

R1 building are the most versatile of building types and allow for various configurations to take advantage of views, accommodate the mountainous terrain, and attract a diversity of residents and visitors. While the average unit (shown here) size is 2,400 SF, the median is 1,800 SF. R1 buildings range from single story 900 square foot hillside cottages to luxurious 3,600 SF mountain lodges that sleep 16.

Parcel

• Size - lots should be quadrangular and range between 0.05 to 0.5 acre with an average size of 0.2 acre.

• Lot coverage - 18-40%


• FAR - 1.0

• Setbacks - 15’ all sides. Setbacks may contain fences and vegetative screens. Properties should be designed to channel excess runoff into a 5’ vegetated swales easement along the street. This will require a culvert or ford design for the access drive onto the property.

• Outbuildings - single story structures permitted on side or rear of main structure within the setback zone. Area should not exceed 10% of main building.

• Parking - A minimum of two spaces should be accommodated on site per unit. Attached garages are permitted and may be incorporated into ground floor of main building. Pervious pavements are strongly encouraged.

Facade Composition

• Height - Maximum height of three stories. Where buildings are raised a story off the ground on stilts, only two additional stories are permitted.

• Materials - Ground floor of facade materials should be stone, or masonry units. Second and third floor facades should be wood or logs from a sustainable local source. Roof should be vegetated, spanish tile, wood shingle, or metal.

• Balconies - a minimum of one 150 SF balcony must be accessible from each story above the ground level.

Building Massing

These buildings are designed to take advantage of scenic views. The longest dimension of the building should face the prevailing view. Neighboring buildings should be staggered to allow for unobstructed views from top floors. The longest dimension of the building should be parallel with the existing slope. The shortest dimension may take up grade with a maximum 1:3 slope. Positive drainage should be maintained around the building however.

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36

Project Area Analysis

O

Building Type

Total Unit Count

Average Land Area / Unit (in Square Feet)

Total Land Area / Building Type (in Acres)

Average Density (Units / Acre)

MU 280 2,136 14 20

R3 280 1,556 10 28

R2 280 1,875 12 23

R1 420 5,600 54 8

Totals 1260 - 90 14 Units / Acre

Land Use Total Land Area (in Acres)

Percent of Total Land Area

MU 14 7%

R3 10 5%

R2 12 6%

R1 54 27%

Public ROWs 60 30%

Parks, Recreation Areas, and Forest Reserve

50 25%

Totals 200 100%

Table 1 - Building Type Analysis Table 2 - Ecovillage Land Use Analysis

verall, Could Forest is characterized by a compact village and public lands in roughly equal proportions. Tables 1 and 2 outline the project statistics in terms of

units counts, density, and percentage of the entire 200 acre development.

Public right-of-ways (ROWs), R1 zones, and parks, recreation areas, and forest reserves occupy over three quarters of the total land area. MU, R3, and, R2 building types comprise the remaining land area at similar densities. Single family detached homes are the dominant and least dense building type, but as mentioned, R1 zones have the most wide ranging and flexible design standards. This will prevent homogenous environments and allow greater adaptability to unique physical and market constraints.

From table two, the land uses zones were diagramed within a conceptual 200 acre rectangular area. Figure 26 shows the proportions and typical relationships of the different land uses in relation to one another (area has been added to the land uses to account for residential street space within them). The mixed use village center should be located at the juncture of two commercial streets on the most accessible side of the property from other destinations. Surrounding the mixed use zone, an R2 - R3 - R1 progression should be developed with the R2 properties located directly outside of the village center, and R1 properties the furthest distance away. The parks, recreation areas, and forest reserve should consist of a contiguous parcel located with direct access from each different land use zone. Additional linear greenways and recreation trails may extend from the central park space into the different land use areas to further maximize open space access for all resident and visitors.

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Figure 26 - Conceptual Land Use Diagram

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his document details the developer’s intentions for a dense, 1,260 unit resort community situated on 200 acres of land that embraces the regional

character of Monteverde and much more. Cloud Forest Ecovillage will connect people to each other and to nature, inspire stewardship of the environment, and be a thriving ecosystem unto itself. These visions along with form-base standards developed for village streets and building types should be followed by designers to achieve predictable, high quality built results that fulfill the developer’s intentions.

Beyond using this document as benchmark for which individual development projects are judged against, it should be clear that a genuine respect for the environment of Monteverde is the fundamental requirement for all future design, construction, and land use of the Cloud Forest Ecovillage.

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Conclusion

T

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Photo Credits

Cover - D. Breezy. http://farm3.static.flickr.com/2671/3917688692_13e06b05e2_o.jpg

Page 1 - Holynkyj, Damian. July 8, 2008.

Figure 3 - National Geographic “Costa Rica” http://s.ngeo.com/wpf/media-live/phtotlogue/photos/2009/12/30/cache/34867_600x450.jpg

Figure 4 & 5 - Google - Map data 2010 Europa Technologies

Figure 6 - http://farm4.static.flickr.com/

Figure 7 - Thundafunda. http://thundafunda.com/2/traveling-pictures-tourism/tourism-nature-pictures51.php

Figure 8 - Dappen, Nathan.

Figure 9 - Holynkyj, Damian. July 8, 2008.

Figure 10 - http://farm4.static.flickr.com/23868/38963f84392_eo3487_o.jpg

Figure 11 - Google - Map data 2010 Europa Technologies

Figure 12 - Asarina, Alya. 2009.

Figure 13 - http://centralamerica.com/cr/hotel/graphics/estbuild2.jpg

Figure 14 - http://en.wikipedia.org/File:Monteverdeskyline01.jpg

Figure 15 - http://lauramaq.files.wordpress.com/2009/05/santa-elena-010.jpg

Figure 16 - Ingram, Tyler. 2009.

Page 13 - http://farm2.static.flickr.com/1003/539808235_c7099fcb59_o.jpg

Figure 19 - Elkin, Dave. http://www.sustainablestormwater.com/blog/wp-content/uploads/2008/02/crw_downspout.jpg

Figure 20 - http://farm4.static.flickrcom/3299/3186427507_008bd53014.jpg

Figure 21 - http://farm4.static.flickr.com/3462/3186426472a_2860342c.o.jpg

Figure 22 - Robinson, Hannah, 2006

Figure 24 - Holynkyj, Damian. July 8, 2008.

Figure 25 - Elkin, Dave. http://www.sustainablestormwater.com/blog/wp-content/uploads/2008/02/crw_downspout.jpg

Page 23 - Shannon, Scott.

Page 39 - http://farm5.static.flickr.com/4044/4387973939/size/o/

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Bibliography

Burnett, John. “In Eco-Crazed Costa Rica, Monteverde Provides a Model of Nature Tourism”. http://www.monteverdeinfo.com/ecotourism.htm. 1998 National Public Radio.

Finca Las Brisas. “Ecommunity Concept”. http://www.fincalasbrisas.org/co-housing-ecovillage.html. 2009 Arjuna Limitada.

Greenspan, Eliot. Frommer’s Costa Rica 2007. 2006 Wiley Publishing, Inc. Hoboken, NJ.

Howells, John. Choose Costa Rica For Retirement; Retirement, Travel, and Business Opportunities for a New Beginning. 2009, Howells, Guilford, CT.

Monteverde Cloud Forest Biological Reserve. http://www.cct.or.cr/english/. 2007 Tropical Science Center.

“Monteverde Costa Rica”. http://www.monteverdeinfo.com/. 2010 MontverdeInfo.com.

“Native Trees of Costa Rica”. http://www.1-costaricalink.com/costa_rica_information/costa_rica_trees.htm. Discovery Travel World, 2010.

Robinson, Hannah. Costa Rica, An Ecotraveller’s Guide. 2006 Interlink Books, Northhampton, MA.

Tico Times Directory Blog. “World Green Building Council and Costa Rica Join”. http://ticotimes.com/costa-rica/world-green-building-council. 2009 Tico Times.

Documents

Form-based Code For The Cloud Forest Ecovillage