Form-Based Codes and Walkable How and why … · Form-Based Codes and Walkable Urbanism: How and why communities are making decisions about zoning reform Daniel Parolek Principal,

Form-Based Codes

and Walkable

Urbanism: How and why communities are making decisions about zoning reform

Daniel ParolekPrincipal, Opticos Design, [email protected]

New Partners for Smart Growth ConferenceSeattle, WAFebruary 6, 2010

Use

Ground Floor Se

Re

Pu

Upper Floor(s) Re

*See Table 4.1 for specific uses. G

terfront shall be nonresidential an

garages, or similar uses.

Height

Building Min. 22

Building Max. 2.5

Max. to Eave/Top of Parapet 35

Ancillary Building Max. 2 s

Finish Ground Floor Level 6"

First Floor Ceiling Height 12

Upper Floor(s) Ceiling Height 8'

NI

KOJ

M

Property Line Street

L

Form-Based Codes Dollars and Sense of Zoning Reform

Created by Joe Minicozzi, AICP

Compare Types

with

19 units

Urban Mid-rise Subdivision Difference

Acres 0.2 39 20,173.68

Annual Resouce Use

Miles Driven 90,000 514,286 471.43

Gasoline Used 4,114 23,143 462.50

Kw Utlities Consumed 252,000 450,000 78.57

Lbs. Of CO2 Created 167,143 630,000 276.92

Local Taxes Pd $174,857 $167,143 -4.41

*ignored extra cost to government for water, sewer, fire, police, roads.



* Florida Department of Community Affairs Study, by James Duncan AICP & Associates

Public Infrastructure Cost Per Dwelling Unit*

The $12,086 difference in costs means more tax dollars spent on suburban households

result is less money for public green space, schools, transportation networks, and basic services

$ 28,042 $ 15,956 Linear/Suburban Downtown/Urban




Presentations Overview:

1. How and why communities are making decisions about code

reform

2. Refining mixed use application

3. Common mistakes


Areas for Addressing Sustainability

1. Greenhouse Gas Emissions: Walkability, Vehicle Miles Traveled

(VMT)=Walkable, urban development

2. Energy Conservation

1. Renewable Energy

2. Energy Conservation

3. Water Conservation

4. Stormwater Management

5. Green Infrastructure and Low Impact Development

6. Food Production

7. Solid Waste

How and Why Are Communities Making Decisions about Code Reform?



his Code is regulated by

us street types are related

archical manner. When

, the primary street

d by its higher order in the

of a building and its main

e primary street frontage.

Four-Lane Avenue (p. **)

Two-Lane Avenue (p. **)

Main Street (p. **)

Town Center Street (p. **)

Neighborhood Street (p. **)

Neighborhood Lane (p. **)

Two-Way Edge Drive (p. **)

One-Way Edge Drive (p. **)


Neighborhoods are Not Just Housing!

Regulating Compact Dev. & Blended Density

Tuck under sf

15 du/acre

Duplexes

20 du/acre

Hercules, CA

Several Complete Neighborhoods Built!New walkable neighborhood16 du/acre


VMT Reduction and The Central Hercules Plan

-The Hercules New Town Center will result in VMT reductions of 50

to 70 million miles annually from the business as usual scenario for 2035 (2035 is the project build-out date). Business as usual scenario means not having a town center in Hercules.

-The long-term effect of the New Town Center will be to reduce VMT

by 50% from an average of 50 miles per household per day to

25 miles per household per day within the New Town Center's catchment area (catchment area is a 7-minute drive to the New Town Center).

-Over thirty years, reducing average daily household VMT by 25 miles will save consumers nearly half a billion dollars in gasoline. This is approximately $850 a year per household not spent on gas (assuming a real price of $4/gallon)

Data provided by Joanna Malaczynski

Livermore Development Code Update & Form-Based Code

Opticos Design, Inc. with Lisa Wise Consulting and Jacobson & Wack


Livermore, CA

• Alameda County

• City area of 24.1 sq mi

• City population of 73,345


CalTrans Grant: Community Based

Transportation Planning Grant

“The City would like to build on the innovation of the updated General Plan

and on the success of the Downtown Specific Plan by updating the Zoning

Code..

These documents focus on accommodating and guiding development to

ensure compact, high quality projects that allow for higher densities, and

have created a solid foundation for smart growth policies and practices within

the City. The code will be a hybrid in that it will incorporate the principals and

philosophies of the Smart Code and Form-Based Code models.”

CIty of Livermore Grant Proposal


RL-5-0: Existing Condition


RL-5-0: Allowed by Current Zoning


RL-5-0: Allowed by Current Zoning


Existing Shopping Center


New Neighborhood Main Street


Flagstaff, Arizona

Flagstaff Development Code Update & Form-Based Code

Opticos Design, Inc. with Lisa Wise Consulting


Reinforcing Community Character: Flagstaff, AZ

T1

T2

T3

T4

T5

T6

BUILT ENVIRONMENTPUBLIC SPACESBICYCLE AND FUTS TRAILS

Flagstaff, Arizona Development Code Update: Opticos Design

T5

T4

T3

T2

T1Rural

Urban

T6

9

Commercial Zones C-2-E, C-3-E, C-4-E

Large Lot Surface Parking

Description

General office building with separate parking structure on a large lot (250' x 136') with non-residential neighbors.

Limiting Factor

The FAR and heigh standards are the limiting factors, when the structured parking is used.

S T R E E T

A L L E Y

Z o n i n g A n a l y s i s : D e v e l o p m e n t C o d e R e w r i t e | F l a g s t a f f , A ZO p t i c o s D e s i g n , I n c . & L i s a W i s e C o n s u l t i n g

C-3-E: Worst-Case Build Out-250’ x 136’



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0.50.25Miles

400 8000Feet

ones_Dissolve1

es

er values>

ames Form-Based Codes Dollars and Sense of Zoning Reform

Historic Neighborhoods and Downtown




Alternative Energy Applications Along The Transect



• T3 Surface Drainage with High

Infiltration Potential – In this

lower density area where little to

no underground stormwater

infrastructure exists, Best

Management Practices (BMPs)

can be used to provide

opportunities to reduce

stormwater runoff, promote

infiltration and provide for

stormwater runoff treatment.

Appropriate practices may

include infiltration gardens,

bioretention areas, vegetated

swales, infiltration trenches and/

or level spreaders.

Stormwater Regulations: Detailed Application



Stormwater Applications Along The Transect


Beaufort County, South Carolina

five: a framework for growth

COMPLETE FRAMEWORK INCORPORATING THE ENTIRE URBAN GROWTH BOUNDARY


Beaufort County, SC: One to Watch

Northern Beaufort County Regional Plan - 0 -

Refining the Application of Mixed Use


2-55-010 Purpose.

The purposes of the NM district are:

A. To designate areas for the location of a mix-

ture of neighborhood-serving businesses and resi-

dential uses;

B. To provide options for housing with ready

access to neighborhood shops;

C. To offer flexibility in subdivision design and

development;

D. To encourage a variety of housing types; and

E. To ensure that densities shall not exceed

those conforming to the general plan. In order to

achieve these goals and to enable the city to zone in

conformance with general plan densities, the NM

district is divided into the NM-1, NM-2, and NM-

3 zones. (Ord. 1736 § 2, 2004)

“Vertical mixed use is permitted and encouraged on site.”

Livermore, CA: Neighborhood MU Zone

• Min 25% of sites floor area

shall be commercial. Can be

100%.

• Commercial uses in conjunction

with residential development

shall comprise a minimum floor

area of 20 percent of the total

floor area up to a maximum of

30 percent.

• 1 space/ 500 sf

• Base densities: 1-3 du/acre to

24-38 du/acre

• No min. front setback. Max 20’

• Open space: 200 sf common,

100 sf private

Preserving the Historic Character While Allowing Evolution

Downtown Benicia Master Plan and Form-Based CodeBenicia, CaliforniaOpticos Design with CMCAWinner of the 2008 Richard Driehaus Form-Based Code Award


Benicia, California

• San Francisco Bay Area

• Population: 27,000

• Solano County

• State Capital in 1853

• Downtown has struggled since military arsenal closed in 1963


Challenge: Refining the Definition of Mixed-Use


Refining the Definition of Mixed Use

General Plan Definition: Downtown Mixed Use:

This category includes residential, retail, office, public, and quasi-public uses…

How would this make you feel as a home owner in the neighborhood?

Its purpose is to encourage a mix of compatible uses adjacent to the Downtown, upgrading of existing buildings, preservation and adaptive reuse of historic buildings

Mixed use as the answer to everyone’s problems

“Mixed Use” includes the mixing of permitted activities within the same building or within separate buildings on the same site or on a contiguous site.


The Regulating Plan: Regulating Places Not Uses


Town Core (TC)

Form

Use

Mixed

Use

Shop front

Commercial ground floor, Residential or Commercial above

Vertical mixed use


Town Core-Open (TC-O)

Form

Use

Mixed

Use

Shop front

Commercial or Residential on all floors

Flexible use


Neighborhood general (NG)

Form

Use

Mixed

Use

Residential

Residential

Additional units to rear, workshops, ancillary office spaces off alley


Neighborhood General-Open (NG-O)

Form

Use

Mixed

Use

Residential

Residential

Additional units to rear, workshops, ancillary office spaces off alley

Common Mistakes to Avoid


9 Common Mistakes to Avoid

1. Thinking guidelines will achieve results without code reform

2. Doing a hybrid Form-Based Codes vs hybrid codes

3. Not lowering parking requirements for walkable urban areas

4. Not addressing street design and connectivity standards

5. Not refining land use tables

6. Using use as the Organizing Principle not physical form

7. Keeping Level of service (LOS) thresholds for urban areas

8. Trying to regulate walkable urban areas the same as

drivable suburban areas

9. Being too vague with mixed use application

FBC Resources

Form-Based Codes

A Guide for Planners, Urban Designers, Municipalities, and Developers

Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICPForewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides

“Form-Based Codes”

available at opticos or amazon

Opticos FBCs:

www.opticosdesign.com

Form-Based Code Institute

www.formbasedcodes.org

FBCs 201:

February 18-19, Ventura, CA

ABCs of Form-Based Codes

March 24, Kansas City, MO

SmartCode:

Smartcodecentral.com

I will be signing books and answering questions at the book store 15 minutes after this presentation is over.

Daniel ParolekPrincipal, Opticos Design, [email protected]

New Partners for Smart Growth ConferenceSeattle, WAFebruary 6, 2010



“The key to substantial greenhouse gas (GHG)

reductions is to get all policies, funding, incentives,

practices, rules, codes, and regulations pointing in

the same direction to create the right conditions for

smart growth.”

“Growing Cooler” -Reid Ewing

Getting to Compact Development & Lower VMT


The Missing Middle

“Purpose..is to provide areas for the location of low density, multiple-family

residential dwellings..It is the intent that the district be used in the higher

density areas designated in the general plan..”


Neighborhood Main Streets


l. TRANSECT ZONES

© Keiji Iwai Photography


Form-Based Codes

"As global society swings into

action to reduce carbon

emissions, the data ever more

clearly points to the need to

reduce dependence on vehicular

mobility, and to remake the built

environment as transit- and

pedestrian-friendly places of

dense economic and social

interaction. Only the Form-Based

Code can ensure such an

urbanism.”

Form-Based Codes

A Guide for Planners, Urban Designers, Municipalities, and Developers

Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICPForewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides

Elizabeth Plater-Zyberk


“Sustainable Urbanism” Tools for Implementation

“By relating buildings back

to the street and open

spaces, rather than on

parking lots or private yards,

public spaces are redefined

from the conventional

automobile-oriented scale to

the human or pedestrian-

oriented scale. This focus

allows form-based codes to

guide the creation of active,

sustainable neighborhoods.”

Documents

Form-Based Codes and Walkable How and why … · Form-Based Codes and Walkable Urbanism: How and why communities are making decisions about zoning reform Daniel Parolek Principal,