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Form-Based Code - The Greenfield Tool Box

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<strong>Form</strong>-<strong>Based</strong> <strong>Code</strong><br />

<strong>Greenfield</strong> <strong>Tool</strong> <strong>Box</strong><br />

DESIGN<br />

PROCESS<br />

IMPLEMENTATION.. Land Use + Transportation<br />

140<br />

Credit | Urbsworks Inc.<br />

TOOL DESCRIPTION<br />

<strong>Form</strong>-based codes are an alternative to conventional zoning codes, and are becoming<br />

more widely used because they provide more predictable results and are more effective<br />

at implementing a community’s desired urban form. Because they place greater emphasis<br />

on the relationship of buildings to streets and open spaces, form-based codes create<br />

higher-quality public spaces. <strong>The</strong>y are more effective at communicating the intended result<br />

of the regulations to all users of the code, including developers and designers applying for<br />

approvals, the local jurisdiction representatives who administer the code, and interested<br />

members of the public.<br />

<strong>Form</strong>-based codes combine detailed, dimensional standards for buildings and streets with<br />

a site-specific zoning map, called a Regulating Plan, to regulate urban form. <strong>The</strong> Regulating<br />

Plan and development standards also regulate the allowable uses within buildings; however,<br />

form-based codes offer more flexibility on these uses than many conventional codes.<br />

Conventional zoning, which was adopted by most North American cities during post-war<br />

suburban expansion, was developed to protect property values by separating incompatible<br />

uses. Separation was achieved by creating single- or limited-use zones, such as residential<br />

and commercial areas. Along with the automobile becoming the dominant transportation<br />

mode, separation of uses helped to created the character of today’s suburban communities.<br />

A major feature of conventional zoning codes is the use list, consisting of highly detailed, now<br />

outdated uses such as “retail sales business” or “wholesale sales business.” Conventional<br />

codes might allow retail sales in one district but not in another district. Distinctions like<br />

these can hamper business innovation without addressing the root concerns of incompatible<br />

development, such as noise, pollution, hours of operation, parking, and auto trips generated<br />

by a given use. <strong>Form</strong>-based codes deal directly with these root concerns while allowing much<br />

greater flexibility regarding the specific uses allowed within buildings.<br />

Similarly, conventional zoning segregates different types of housing into separate zones, such<br />

as rental apartments and detached single dwellings. This separation has created isolated<br />

enclaves of homeowners and renters, reduced housing choices for residents in different<br />

phases of their lives, and stifled innovation in the housing market. Neighbourhoods that<br />

blend different types of housing in close proximity, offering small units, flats and cottages<br />

<strong>Tool</strong> Intent<br />

<strong>Form</strong>-<strong>Based</strong> <strong>Code</strong>s are<br />

regulations used by local<br />

governments to emphasize<br />

the physical character of<br />

development and de-emphasize<br />

the regulation of land use.<br />

USERS<br />

Municipal Officials<br />

Municipal Planning Staff<br />

Planning + Design Professionals<br />

Engineers<br />

Land Developers<br />

Landowners<br />

Community Members<br />

Credit | Urbsworks Inc.<br />

<strong>Greenfield</strong> <strong>Tool</strong> <strong>Box</strong><br />

O2 Planning + Design Inc.


13<br />

12<br />

NW CROSSING DRIVE<br />

SUMMIT<br />

HIGH SCHOOL<br />

11<br />

10<br />

9<br />

8<br />

1<br />

DISCOVERY<br />

PARK<br />

13<br />

7<br />

2<br />

11<br />

12<br />

3<br />

4<br />

15 14<br />

6<br />

16<br />

1<br />

10<br />

5<br />

9<br />

5<br />

6<br />

159<br />

158<br />

157<br />

23<br />

22 85<br />

SACAGAWEA LANE<br />

21 84 71 70<br />

20<br />

19 83 72 69<br />

68<br />

82 73<br />

17<br />

18<br />

67<br />

16 81 74<br />

15 80 75<br />

66<br />

79 76 65<br />

12<br />

78 77 64<br />

HIGH LAKES<br />

COLTER AVE.<br />

ELEMENTARY<br />

10 11 62 51 50<br />

SCHOOL<br />

9 61 52 49<br />

8 60 53 48<br />

7 59 54 47<br />

6<br />

58 55 46<br />

5 57 56 45<br />

HIGH LAKES LOOP<br />

4<br />

32 33 34 35 36 37 38 39 40 41 42 43 44<br />

3<br />

14<br />

13<br />

156<br />

2<br />

1<br />

8 7<br />

4<br />

17<br />

24<br />

162 164 166<br />

163 165<br />

SHIELDS DR.<br />

149 148 136<br />

150 147 137<br />

146 138<br />

151<br />

145 139<br />

152<br />

144 140<br />

153<br />

143 141<br />

128<br />

155 154<br />

130 129<br />

BRATTON LN.<br />

115-D 116 117 118 119 120<br />

114-D 113 112 111 110 109<br />

88-D<br />

87<br />

86<br />

30 29 28<br />

385<br />

2 1<br />

3<br />

4<br />

5<br />

6<br />

3<br />

7<br />

8<br />

594<br />

108 107 106 105 104 103 102 101100<br />

90 91 92 93 94 95 96 97 98 99<br />

27 26 25 24 23<br />

2<br />

167<br />

3 4 5 6<br />

365<br />

366<br />

384<br />

383<br />

382<br />

381<br />

387<br />

388<br />

389<br />

390<br />

404<br />

403<br />

402<br />

401<br />

407<br />

408<br />

409<br />

168<br />

ORDWAY AVE.<br />

NW CROSSING DRIVE<br />

596 597 598<br />

135<br />

134<br />

133<br />

132<br />

131<br />

127<br />

126<br />

125<br />

124<br />

123<br />

122<br />

121<br />

169 170 171 172 173 174 175 176 177 178<br />

217<br />

218<br />

219<br />

220<br />

221<br />

222<br />

223<br />

224<br />

225<br />

226<br />

227<br />

228<br />

229<br />

230<br />

231<br />

232<br />

233<br />

234<br />

22 21 20 19 18 17<br />

1<br />

234567<br />

8<br />

910<br />

11<br />

380<br />

379<br />

378<br />

377<br />

376<br />

391<br />

400<br />

392<br />

393<br />

394<br />

395<br />

399<br />

398<br />

397<br />

216<br />

16<br />

15<br />

197<br />

198<br />

199<br />

200<br />

201<br />

202<br />

203<br />

204<br />

196<br />

195<br />

194<br />

179<br />

193<br />

POMPY 205 192<br />

206<br />

207 191<br />

LEWIS 208 190<br />

209<br />

&<br />

210 189<br />

CLARK 211<br />

212 188<br />

PARK 213 187<br />

214 186<br />

LEMHI PASS DRIVE<br />

235 236 237 238<br />

396<br />

242 241 240<br />

12<br />

13<br />

14<br />

15<br />

30<br />

29<br />

28<br />

27<br />

26<br />

25<br />

24<br />

23<br />

22<br />

21<br />

20<br />

19<br />

18<br />

17<br />

16<br />

239<br />

243<br />

463<br />

462<br />

461<br />

460<br />

459<br />

458<br />

457<br />

45<br />

443<br />

42<br />

47<br />

41<br />

439<br />

48<br />

438<br />

437<br />

450<br />

436<br />

410<br />

411<br />

412<br />

413<br />

414<br />

415<br />

416<br />

417<br />

418<br />

419<br />

420<br />

421<br />

603<br />

604<br />

629 630<br />

605<br />

628 631 641<br />

606<br />

627 632 642<br />

607<br />

626 633<br />

608<br />

643<br />

625 634<br />

624<br />

615<br />

635<br />

614<br />

613 623<br />

616<br />

622<br />

621<br />

620<br />

2 617 618 619<br />

659<br />

602<br />

601<br />

600<br />

599<br />

609<br />

610<br />

611<br />

612<br />

653<br />

654<br />

655<br />

656<br />

657<br />

658<br />

40<br />

372<br />

371<br />

HIGH LAKES LOOP<br />

.<br />

300<br />

451<br />

435<br />

4 3<br />

434<br />

453<br />

429<br />

428<br />

427<br />

426<br />

425<br />

424<br />

180<br />

181<br />

182<br />

183<br />

184<br />

185<br />

255<br />

254<br />

253<br />

252<br />

251<br />

250<br />

256<br />

257<br />

258<br />

259<br />

260<br />

261<br />

283<br />

282<br />

281<br />

280<br />

279<br />

244<br />

245<br />

246<br />

247<br />

284<br />

285<br />

286<br />

287<br />

301<br />

302<br />

303<br />

304<br />

305<br />

306<br />

307<br />

308<br />

309<br />

432<br />

456<br />

455<br />

454<br />

COMPASS PARK<br />

431<br />

430<br />

423<br />

422<br />

7<br />

464<br />

465<br />

466<br />

467<br />

278<br />

277<br />

276<br />

310<br />

311<br />

312<br />

313<br />

486<br />

485<br />

484<br />

483<br />

482<br />

481<br />

480<br />

525<br />

526<br />

527<br />

528<br />

First Lutheran<br />

Church<br />

341<br />

342 343<br />

275<br />

274<br />

273<br />

272<br />

334 335 336 325 337 338<br />

339<br />

324<br />

340<br />

323<br />

550 551552553<br />

554<br />

555<br />

556<br />

535 536<br />

537<br />

538<br />

539<br />

540<br />

577<br />

8<br />

578<br />

11<br />

9<br />

12<br />

13<br />

6<br />

10<br />

14<br />

5<br />

LABICHE LANE<br />

571<br />

572<br />

17<br />

16<br />

15<br />

314<br />

315<br />

316<br />

317<br />

318<br />

352<br />

345<br />

351<br />

346<br />

350 349348347<br />

557<br />

558<br />

582<br />

581<br />

580<br />

579<br />

2<br />

1<br />

559<br />

560<br />

4 8<br />

487<br />

2<br />

1<br />

271<br />

270<br />

321 320<br />

686<br />

687<br />

4<br />

3<br />

319<br />

6<br />

5<br />

705<br />

704<br />

703<br />

702<br />

8<br />

7<br />

14<br />

13<br />

706<br />

707<br />

505<br />

708<br />

709<br />

479<br />

685 688<br />

701 711<br />

684 689 700 712<br />

529 593 683 690 699 713<br />

561<br />

682 691 698 714<br />

468 562 591 681 692 697 715<br />

469 563 590 680<br />

470 564 589 679 693 694 695 696<br />

DROUILLARD AVENUE<br />

471 565 588<br />

472 566<br />

587<br />

473 567<br />

568 586<br />

569<br />

570<br />

585<br />

584<br />

583<br />

9<br />

710<br />

Available Custom Home Lots<br />

Available Multi-Family Lots<br />

Townhomes<br />

Mt. Washington Cottages<br />

Residential<br />

Multi-Family<br />

Mixed Use/Live-Work<br />

Commercial<br />

Mixed Employment<br />

Industrial Employment Overlay<br />

Note: This is not a survey of the land.<br />

Map indicates lots listed by <strong>The</strong> Garner Group Realtors and Development LLC<br />

including those owned by West Bend Property Co.<br />

This map is solely distributed by <strong>The</strong> Garner Group Realtors and Development LLC and West Bend Property Co. © 2011<br />

Revised 7/28/11<br />

<strong>Form</strong>-<strong>Based</strong> <strong>Code</strong><br />

near conventional detached single dwellings, and rental housing near owner-occupied<br />

housing, offer more options for a changing population. This is especially important with<br />

major demographic changes, such as smaller household sizes, aging baby-boomers, and<br />

the future wave of homebuyers and renters of Generation Y who will continue to push for<br />

smaller, more affordable units, both for rent and for sale, in walkable areas with affordable<br />

transportation choices. Communities that are able to allow Baby Boomers to age in place<br />

and downsize while remaining in their long-time neighbourhood, for example, will fare better<br />

than segregated single-use housing districts. <strong>Form</strong>-based codes also excel at maintaining the<br />

desired look and feel of a residential neighbourhood, while allowing a much wider range of<br />

housing choices.<br />

Compared with conventional codes, form-based codes also allow greater innovation and<br />

flexibility for homebuilders. Housing types and arrangements are the product of creative<br />

entrepreneurs appealing to consumer tastes in response to changing demographic trends<br />

and economic conditions. As allowed by local codes, housing design will increasingly blur the<br />

line between what is built in multi-family zones and what is built in single-family zones, and<br />

between what is sold and what is rented.<br />

A third distinction between form-based codes and conventional codes is the way they<br />

integrate the design of private development and public areas. Conventional zoning<br />

ordinances deal with private development, but typically do not include standards for the<br />

design or character of the streets that serve it. <strong>The</strong>se standards are usually left to engineers<br />

or public works departments. As a result, street standards are normally created with a<br />

distinct deference to accommodating automobile traffic. <strong>The</strong>y are based on general street<br />

classification (arterial, collector, local) with no special consideration of how these standards<br />

relate to the different areas the streets serve. For example, it is common for an arterial street<br />

to have the same design as it travels through employment, commercial, and residential<br />

districts in a city. This general application of development and street standards does not<br />

allow zoning ordinances to promote development envisioned by community plans. In fact,<br />

conventional zoning regulations often undermine the very plans they are supposed to support.<br />

Critical components of the form-based code include:<br />

› <strong>The</strong> Regulating Plan<br />

› A Development Standards Table<br />

› Easy-to-understand graphics and tables used to array the Development Standards (note<br />

that form-based codes emphasize illustrations over text)<br />

Benefits<br />

<strong>Form</strong>-based codes have many advantages over conventional codes. Among other<br />

characteristics:<br />

› <strong>The</strong>y are the result of a public design process, which creates a clear and articulate vision<br />

for a defined district or neighbourhood.<br />

› By encouraging active public participation in creating the Regulating Plan and related<br />

design elements, form-based codes build consensus at the beginning of the process,<br />

thereby reducing misunderstanding and conflict during implementation.<br />

› <strong>The</strong>y focus on what the community likes and not what it dislikes, making it easier for<br />

developers, citizens, and decision-makers to find common ground when individual<br />

development projects are proposed.<br />

› <strong>The</strong>y pay greater attention to the design of the public realm and the importance that<br />

streetscape design and individual building character have in defining public spaces and a<br />

special sense of place.<br />

› Development standards are tailored to fit a specific place by reflecting its vernacular<br />

architecture and overall character; therefore, form-based codes work better than<br />

conventional codes in helping communities retain and strengthen their identity.<br />

CASE STUDIES | BEST PRACTICES<br />

NorthWest Crossing <strong>Form</strong>-<strong>Based</strong> <strong>Code</strong><br />

DISCOVERY LOOP<br />

CHARBONNEAU ST.<br />

DISCOVERY LOOP<br />

YORK ST.<br />

NW CLEARWATER DR.<br />

MT. WASHINGTON DRIVE<br />

160 161<br />

142<br />

Sales<br />

Center<br />

LEPAGE PL.<br />

FORT CLATSOP ST.<br />

JOHN FREMONT ST. JOHN FREMONT ST.<br />

JOHN FREMONT ST.<br />

LEWIS ST.<br />

7 8 9 10 11 12 13 14<br />

595 636 637 638 639<br />

640<br />

TOUSSAINT DR.<br />

FORT CLATSOP ST.<br />

375 374<br />

373<br />

SKYLINERS ROAD<br />

WILLIAM CLARK ST<br />

SHIELDS DR.<br />

MERIWETHER PL.<br />

333 332 331 330 329 328327326<br />

534 533 532531<br />

530<br />

4 3<br />

262 263 264<br />

288 289 290<br />

265 266 267 268<br />

269<br />

360 359 358 357 356 355 354 353<br />

344<br />

LOLO DRIVE<br />

549548 547 546 545544<br />

543542<br />

541<br />

FORT MANDAN WAY<br />

592<br />

474<br />

477 476 475<br />

576 575 574573<br />

LOLO DRIVE<br />

SILAS PLACE<br />

291 292 293 294 295<br />

296<br />

297<br />

298<br />

299<br />

DORION WAY<br />

CRUZATTE WAY<br />

5 2<br />

523<br />

524<br />

490<br />

489<br />

NW CROSSING DRIVE<br />

SHEVLIN PARK ROAD<br />

492<br />

491<br />

515<br />

516<br />

517<br />

518<br />

519<br />

520<br />

521<br />

PRYOR WAY<br />

12<br />

1<br />

10<br />

MCNEAL WAY<br />

W<br />

FRAZER LANE<br />

NW CROSSING DRIVE<br />

N<br />

S<br />

E<br />

LEMHI PASS DRIVE<br />

NEWPORT HILLS DRIVE<br />

Legend<br />

NorthWest Crossing Sales Center<br />

<strong>The</strong> Garner Group<br />

2762 NW Crossing Drive, Suite 100<br />

<br />

www.thegarnergroup.com<br />

www.northwestcrossing.com<br />

Location: Bend, Oregon<br />

Project size: 500 acres<br />

Description: An innovative form-based code is being used<br />

to implement the master plan for 500-acre greenfield site in<br />

Bend, Oregon. Called NorthWest Crossing, it is a complete<br />

community with mixed uses, mixed housing types, two public<br />

schools, and an industrial employment zone. <strong>The</strong> form-based<br />

code is used in three ways: to achieve land division and<br />

mixed-use zoning approvals from the city, to describe the<br />

desired development to homebuilders, and to help sell the<br />

community vision to homebuyers. In 2001, the building<br />

type-based form-based code was part of the developer’s<br />

application for land division and zoning approval from the City<br />

of Bend. <strong>The</strong> form-based code (called a Prototype Handbook)<br />

provided details about how 16 building prototypes either met<br />

or needed adjustment to meet the city’s zoning requirements.<br />

Building types were preapproved by the city, along with a<br />

specific subset of building types to be allowed on any given<br />

site within the 500-acre development.<br />

<strong>The</strong> Regulating Plan illustrates where different building<br />

prototypes are permitted within the planning area. <strong>The</strong>re is<br />

significant overlap where different prototypes are permitted,<br />

resulting in great flexibility for developers.<br />

<strong>The</strong> form-based code has enabled the developer to respond<br />

to market demand for different housing types over the last ten<br />

years. As of 2011, this award-winning development is largely<br />

built out.<br />

Planning + Design: Walker Macy; W & H Pacific; Fletcher Farr<br />

Ayotte Architects; Catherine Morrow; Urbsworks Inc.<br />

Developer: West Bend Property Company, LLC<br />

BENS COURT<br />

ERIN CT.<br />

141<br />

<strong>Greenfield</strong> <strong>Tool</strong> <strong>Box</strong><br />

O2 Planning + Design Inc.


<strong>Form</strong>-<strong>Based</strong> <strong>Code</strong><br />

› <strong>Form</strong>-based codes address economic conditions by allowing flexibility in land uses,<br />

allowing developers and municipalities to respond quickly to changing market forces.<br />

› By emphasizing site design and building form over density and use regulations, formbased<br />

codes build in long-term value. <strong>Form</strong>-based codes pay more attention to buildings<br />

which will last many years, instead of uses that can change over time.<br />

› By encouraging a mix of uses and housing types, form-based codes reduce the need to<br />

travel as part of one’s daily routine.<br />

› <strong>Form</strong>-based codes provide information that is easier to understand and use than<br />

conventional zoning codes because they are shorter, more concise, and emphasize<br />

illustrations over text. <strong>The</strong>refore, form-based codes are more engaging and<br />

comprehensible to non-professionals.<br />

› <strong>The</strong>y allow greater flexibility for development to respond to environmental conditions, such<br />

as wetlands, existing trees, views, and topography.<br />

CASE STUDIES | BEST PRACTICES<br />

Central Hercules <strong>Form</strong>-<strong>Based</strong> <strong>Code</strong><br />

142<br />

WHEN IN THE PROCESS IS IT USED<br />

<strong>Form</strong>-based codes are the result of a public design process to create a clear and articulate<br />

vision for a defined district or neighbourhood. A form-based code is developed as an outcome<br />

of this process to help implement this vision.<br />

<strong>Form</strong>-based codes can be developed concurrently with the public design process or after the<br />

process is complete. Time is saved when the public visioning process and the form-based<br />

code processes are conducted concurrently, because the community outreach is done once.<br />

During the creation of a form-based code, a strategy for administering the code must<br />

be developed. This strategy involves, among other things, training staff and educating<br />

stakeholders.<br />

RELATED TOOLS<br />

Smart <strong>Code</strong><br />

<strong>The</strong> Neighbourhood Unit<br />

Residential Street Patterns<br />

Conservation Subdivision Design<br />

Greenway and Open Space Networks<br />

Block and Lot Standards<br />

Connectivity index<br />

Walkability Catchment<br />

Parking Mangement and Policies<br />

Location: Hercules, California<br />

Description: <strong>The</strong> City of Hercules, California, adopted a<br />

form-based code with the intention of fostering a new town<br />

centre for an industrial town. <strong>The</strong> code, while highly specific<br />

in terms of physical form (by regulating building envelope,<br />

key dimensions, siting, and relationship to streets, sidewalks,<br />

and adjacent buildings), retains flexibility in uses. <strong>The</strong> code<br />

does not prescribe architectural styles but does prescribe a<br />

minimum set of basic design parameters. Users of the code<br />

consult the regulating plan and determine the classification of<br />

the street in front of their parcel. <strong>The</strong>y then cross-reference<br />

the code relating to the street type to determine applicable<br />

land development regulations. <strong>The</strong> code is sub-divided into<br />

four districts and eight distinct street types. Where two street<br />

types meet, the order in the hierarchy determines the code.<br />

Build-to-line requirements and building frontage requirements<br />

are waived for certain sites such as civic facilities to provide<br />

greater flexibility. <strong>The</strong> new code has been successful, with<br />

more than 300 units built and construction underway on the<br />

main street area of the Waterfront District.<br />

Planning + Design: Dover Kohl & Partners; Gibbs Planning<br />

Group; Fehr & Peers Associates; Urban Advantage;<br />

Zimmerman-Volk Associates<br />

Developer: Various public and private development entities<br />

ADDITIONAL RESOURCES<br />

Sacramento Area Council of Government (SACOG) <strong>Form</strong>-<strong>Based</strong> <strong>Code</strong> Handbook (http://www.sacog.org/projects/form-based-codes.cfm)<br />

Parolek AIA, Daniel G., Karen Parolek, and Paul Crawford, FAICP. <strong>Form</strong>-<strong>Based</strong> <strong>Code</strong>s. Hoboken, NJ: John Wiley & Sons, Inc. 2008<br />

<strong>Form</strong>-<strong>Based</strong> <strong>Code</strong>s Institute (http://www.formbasedcodes.org/)<br />

Greenberg, Ellen, Joel Russell, Jonathan Barnett, Paul Crawford, Rick Bernhardt, and Gianni Longo. Codifying New Urbanism: How to Reform Municipal Land Development Regulations.<br />

Chicago: American Planning Association, Congress for the New Urbanism, 2004.<br />

Northwest Crossing Prototypes, Bend, Oregon (http://www.northwestcrossing.com/)<br />

Hercules Central Hercules <strong>Form</strong>-<strong>Based</strong> <strong>Code</strong>, Hercules, California (http://www.ci.hercules.ca.us/index.aspxpage=197)<br />

<strong>Greenfield</strong> <strong>Tool</strong> <strong>Box</strong><br />

O2 Planning + Design Inc.

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