Form-Based Code - The Greenfield Tool Box

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13 12 NW CROSSING DRIVE SUMMIT HIGH SCHOOL 11 10 9 8 1 DISCOVERY PARK 13 7 2 11 12 3 4 15 14 6 16 1 10 5 9 5 6 159 158 157 23 22 85 SACAGAWEA LANE 21 84 71 70 20 19 83 72 69 68 82 73 17 18 67 16 81 74 15 80 75 66 79 76 65 12 78 77 64 HIGH LAKES COLTER AVE. ELEMENTARY 10 11 62 51 50 SCHOOL 9 61 52 49 8 60 53 48 7 59 54 47 6 58 55 46 5 57 56 45 HIGH LAKES LOOP 4 32 33 34 35 36 37 38 39 40 41 42 43 44 3 14 13 156 2 1 8 7 4 17 24 162 164 166 163 165 SHIELDS DR. 149 148 136 150 147 137 146 138 151 145 139 152 144 140 153 143 141 128 155 154 130 129 BRATTON LN. 115-D 116 117 118 119 120 114-D 113 112 111 110 109 88-D 87 86 30 29 28 385 2 1 3 4 5 6 3 7 8 594 108 107 106 105 104 103 102 101100 90 91 92 93 94 95 96 97 98 99 27 26 25 24 23 2 167 3 4 5 6 365 366 384 383 382 381 387 388 389 390 404 403 402 401 407 408 409 168 ORDWAY AVE. NW CROSSING DRIVE 596 597 598 135 134 133 132 131 127 126 125 124 123 122 121 169 170 171 172 173 174 175 176 177 178 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 22 21 20 19 18 17 1 234567 8 910 11 380 379 378 377 376 391 400 392 393 394 395 399 398 397 216 16 15 197 198 199 200 201 202 203 204 196 195 194 179 193 POMPY 205 192 206 207 191 LEWIS 208 190 209 & 210 189 CLARK 211 212 188 PARK 213 187 214 186 LEMHI PASS DRIVE 235 236 237 238 396 242 241 240 12 13 14 15 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 239 243 463 462 461 460 459 458 457 45 443 42 47 41 439 48 438 437 450 436 410 411 412 413 414 415 416 417 418 419 420 421 603 604 629 630 605 628 631 641 606 627 632 642 607 626 633 608 643 625 634 624 615 635 614 613 623 616 622 621 620 2 617 618 619 659 602 601 600 599 609 610 611 612 653 654 655 656 657 658 40 372 371 HIGH LAKES LOOP . 300 451 435 4 3 434 453 429 428 427 426 425 424 180 181 182 183 184 185 255 254 253 252 251 250 256 257 258 259 260 261 283 282 281 280 279 244 245 246 247 284 285 286 287 301 302 303 304 305 306 307 308 309 432 456 455 454 COMPASS PARK 431 430 423 422 7 464 465 466 467 278 277 276 310 311 312 313 486 485 484 483 482 481 480 525 526 527 528 First Lutheran Church 341 342 343 275 274 273 272 334 335 336 325 337 338 339 324 340 323 550 551552553 554 555 556 535 536 537 538 539 540 577 8 578 11 9 12 13 6 10 14 5 LABICHE LANE 571 572 17 16 15 314 315 316 317 318 352 345 351 346 350 349348347 557 558 582 581 580 579 2 1 559 560 4 8 487 2 1 271 270 321 320 686 687 4 3 319 6 5 705 704 703 702 8 7 14 13 706 707 505 708 709 479 685 688 701 711 684 689 700 712 529 593 683 690 699 713 561 682 691 698 714 468 562 591 681 692 697 715 469 563 590 680 470 564 589 679 693 694 695 696 DROUILLARD AVENUE 471 565 588 472 566 587 473 567 568 586 569 570 585 584 583 9 710 Available Custom Home Lots Available Multi-Family Lots Townhomes Mt. Washington Cottages Residential Multi-Family Mixed Use/Live-Work Commercial Mixed Employment Industrial Employment Overlay Note: This is not a survey of the land. Map indicates lots listed by The Garner Group Realtors and Development LLC including those owned by West Bend Property Co. This map is solely distributed by The Garner Group Realtors and Development LLC and West Bend Property Co. © 2011 Revised 7/28/11 Form-Based Code near conventional detached single dwellings, and rental housing near owner-occupied housing, offer more options for a changing population. This is especially important with major demographic changes, such as smaller household sizes, aging baby-boomers, and the future wave of homebuyers and renters of Generation Y who will continue to push for smaller, more affordable units, both for rent and for sale, in walkable areas with affordable transportation choices. Communities that are able to allow Baby Boomers to age in place and downsize while remaining in their long-time neighbourhood, for example, will fare better than segregated single-use housing districts. Form-based codes also excel at maintaining the desired look and feel of a residential neighbourhood, while allowing a much wider range of housing choices. Compared with conventional codes, form-based codes also allow greater innovation and flexibility for homebuilders. Housing types and arrangements are the product of creative entrepreneurs appealing to consumer tastes in response to changing demographic trends and economic conditions. As allowed by local codes, housing design will increasingly blur the line between what is built in multi-family zones and what is built in single-family zones, and between what is sold and what is rented. A third distinction between form-based codes and conventional codes is the way they integrate the design of private development and public areas. Conventional zoning ordinances deal with private development, but typically do not include standards for the design or character of the streets that serve it. These standards are usually left to engineers or public works departments. As a result, street standards are normally created with a distinct deference to accommodating automobile traffic. They are based on general street classification (arterial, collector, local) with no special consideration of how these standards relate to the different areas the streets serve. For example, it is common for an arterial street to have the same design as it travels through employment, commercial, and residential districts in a city. This general application of development and street standards does not allow zoning ordinances to promote development envisioned by community plans. In fact, conventional zoning regulations often undermine the very plans they are supposed to support. Critical components of the form-based code include: › The Regulating Plan › A Development Standards Table › Easy-to-understand graphics and tables used to array the Development Standards (note that form-based codes emphasize illustrations over text) Benefits Form-based codes have many advantages over conventional codes. Among other characteristics: › They are the result of a public design process, which creates a clear and articulate vision for a defined district or neighbourhood. › By encouraging active public participation in creating the Regulating Plan and related design elements, form-based codes build consensus at the beginning of the process, thereby reducing misunderstanding and conflict during implementation. › They focus on what the community likes and not what it dislikes, making it easier for developers, citizens, and decision-makers to find common ground when individual development projects are proposed. › They pay greater attention to the design of the public realm and the importance that streetscape design and individual building character have in defining public spaces and a special sense of place. › Development standards are tailored to fit a specific place by reflecting its vernacular architecture and overall character; therefore, form-based codes work better than conventional codes in helping communities retain and strengthen their identity. CASE STUDIES | BEST PRACTICES NorthWest Crossing Form-Based Code DISCOVERY LOOP CHARBONNEAU ST. DISCOVERY LOOP YORK ST. NW CLEARWATER DR. MT. WASHINGTON DRIVE 160 161 142 Sales Center LEPAGE PL. FORT CLATSOP ST. JOHN FREMONT ST. JOHN FREMONT ST. JOHN FREMONT ST. LEWIS ST. 7 8 9 10 11 12 13 14 595 636 637 638 639 640 TOUSSAINT DR. FORT CLATSOP ST. 375 374 373 SKYLINERS ROAD WILLIAM CLARK ST SHIELDS DR. MERIWETHER PL. 333 332 331 330 329 328327326 534 533 532531 530 4 3 262 263 264 288 289 290 265 266 267 268 269 360 359 358 357 356 355 354 353 344 LOLO DRIVE 549548 547 546 545544 543542 541 FORT MANDAN WAY 592 474 477 476 475 576 575 574573 LOLO DRIVE SILAS PLACE 291 292 293 294 295 296 297 298 299 DORION WAY CRUZATTE WAY 5 2 523 524 490 489 NW CROSSING DRIVE SHEVLIN PARK ROAD 492 491 515 516 517 518 519 520 521 PRYOR WAY 12 1 10 MCNEAL WAY W FRAZER LANE NW CROSSING DRIVE N S E LEMHI PASS DRIVE NEWPORT HILLS DRIVE Legend NorthWest Crossing Sales Center The Garner Group 2762 NW Crossing Drive, Suite 100 www.thegarnergroup.com www.northwestcrossing.com Location: Bend, Oregon Project size: 500 acres Description: An innovative form-based code is being used to implement the master plan for 500-acre greenfield site in Bend, Oregon. Called NorthWest Crossing, it is a complete community with mixed uses, mixed housing types, two public schools, and an industrial employment zone. The form-based code is used in three ways: to achieve land division and mixed-use zoning approvals from the city, to describe the desired development to homebuilders, and to help sell the community vision to homebuyers. In 2001, the building type-based form-based code was part of the developer’s application for land division and zoning approval from the City of Bend. The form-based code (called a Prototype Handbook) provided details about how 16 building prototypes either met or needed adjustment to meet the city’s zoning requirements. Building types were preapproved by the city, along with a specific subset of building types to be allowed on any given site within the 500-acre development. The Regulating Plan illustrates where different building prototypes are permitted within the planning area. There is significant overlap where different prototypes are permitted, resulting in great flexibility for developers. The form-based code has enabled the developer to respond to market demand for different housing types over the last ten years. As of 2011, this award-winning development is largely built out. Planning + Design: Walker Macy; W & H Pacific; Fletcher Farr Ayotte Architects; Catherine Morrow; Urbsworks Inc. Developer: West Bend Property Company, LLC BENS COURT ERIN CT. 141 Greenfield Tool Box O2 Planning + Design Inc.
Form-Based Code › Form-based codes address economic conditions by allowing flexibility in land uses, allowing developers and municipalities to respond quickly to changing market forces. › By emphasizing site design and building form over density and use regulations, formbased codes build in long-term value. Form-based codes pay more attention to buildings which will last many years, instead of uses that can change over time. › By encouraging a mix of uses and housing types, form-based codes reduce the need to travel as part of one’s daily routine. › Form-based codes provide information that is easier to understand and use than conventional zoning codes because they are shorter, more concise, and emphasize illustrations over text. Therefore, form-based codes are more engaging and comprehensible to non-professionals. › They allow greater flexibility for development to respond to environmental conditions, such as wetlands, existing trees, views, and topography. CASE STUDIES | BEST PRACTICES Central Hercules Form-Based Code 142 WHEN IN THE PROCESS IS IT USED Form-based codes are the result of a public design process to create a clear and articulate vision for a defined district or neighbourhood. A form-based code is developed as an outcome of this process to help implement this vision. Form-based codes can be developed concurrently with the public design process or after the process is complete. Time is saved when the public visioning process and the form-based code processes are conducted concurrently, because the community outreach is done once. During the creation of a form-based code, a strategy for administering the code must be developed. This strategy involves, among other things, training staff and educating stakeholders. RELATED TOOLS Smart Code The Neighbourhood Unit Residential Street Patterns Conservation Subdivision Design Greenway and Open Space Networks Block and Lot Standards Connectivity index Walkability Catchment Parking Mangement and Policies Location: Hercules, California Description: The City of Hercules, California, adopted a form-based code with the intention of fostering a new town centre for an industrial town. The code, while highly specific in terms of physical form (by regulating building envelope, key dimensions, siting, and relationship to streets, sidewalks, and adjacent buildings), retains flexibility in uses. The code does not prescribe architectural styles but does prescribe a minimum set of basic design parameters. Users of the code consult the regulating plan and determine the classification of the street in front of their parcel. They then cross-reference the code relating to the street type to determine applicable land development regulations. The code is sub-divided into four districts and eight distinct street types. Where two street types meet, the order in the hierarchy determines the code. Build-to-line requirements and building frontage requirements are waived for certain sites such as civic facilities to provide greater flexibility. The new code has been successful, with more than 300 units built and construction underway on the main street area of the Waterfront District. Planning + Design: Dover Kohl & Partners; Gibbs Planning Group; Fehr & Peers Associates; Urban Advantage; Zimmerman-Volk Associates Developer: Various public and private development entities ADDITIONAL RESOURCES Sacramento Area Council of Government (SACOG) Form-Based Code Handbook (http://www.sacog.org/projects/form-based-codes.cfm) Parolek AIA, Daniel G., Karen Parolek, and Paul Crawford, FAICP. Form-Based Codes. Hoboken, NJ: John Wiley & Sons, Inc. 2008 Form-Based Codes Institute (http://www.formbasedcodes.org/) Greenberg, Ellen, Joel Russell, Jonathan Barnett, Paul Crawford, Rick Bernhardt, and Gianni Longo. Codifying New Urbanism: How to Reform Municipal Land Development Regulations. Chicago: American Planning Association, Congress for the New Urbanism, 2004. Northwest Crossing Prototypes, Bend, Oregon (http://www.northwestcrossing.com/) Hercules Central Hercules Form-Based Code, Hercules, California (http://www.ci.hercules.ca.us/index.aspxpage=197) Greenfield Tool Box O2 Planning + Design Inc.
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