Form-based Codes:
An alternative approach to zoning
Trinity River Committee March 19, 2007
TRC March 19, 2007
Purpose
Outline the differences between traditional use-based zoning and form-based zoning
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Trinity Corridor
How do we get from here
to here?
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How do we reach the communitys Trinity vision?
Make desirable developments easiest to accomplish under zoning regulations Focus on the types of buildings and the character of the place Regulate use in the context of appropriate building types Build pedestrian connections through walkable open space and streets
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Additional Considerations
Edges and compatible transitions Non-conforming uses Environmental quality Affordability Levees Views Neighborhood-specific issues
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Existing Zoning Regulations
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Existing Zoning Regulations
Examples of existing MU-3 Zoning Existing zoning regulations do not provide enough predictability to guarantee vision
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Existing Zoning Regulations
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What does Zoning Regulate?
Three primary areas:
Use/Density What is allowed where? Performance How do we operate uses? Form Yard, Lot, Space requirements
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Types of Zoning Tools
Traditional Use-based Zoning
Performance
Form
Use/Density
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Types of Zoning Tools
Form-based Zoning
Performance
Use/Density
Form
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Form-Based Approach
Focus on encouraging mixed use, pedestrian friendly neighborhoods Less emphasis on regulating what happens inside buildings Greater emphasis on the street experience and on regulating what happens outside buildings
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Existing Walkable Developments
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Emphasis on Street Experience
Strong focus on making places walkable and attractive for pedestrians Emphasis on the relationship of buildings to street
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Emphasis on Street Experience
Zoning district boundaries along rear lot lines rather than street center lines
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Emphasis on Street Experience
North First Street, San Jose
The Public-Private Realm
The grey area around the public right of way line
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Flexible
Zoning districts
Balance design creativity with predictability Provide range of options
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Adaptable
Adaptive Reuse Over a 20 to 30 year build out
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Emphasis on Parking
Quantity, location and treatment of parking has a profound influence on the pedestrian experience
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Not just for high density
Open Space
N2 N3
Low Density
Rural
N1
Suburban
Urban
Urban Core
Source: City of Fort Worth Trinity Uptown District
High Density
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Form-based Codes
User-friendly
Clear Concise Easy to administer and understand
Document will look dramatically different than our typical zoning regulations with an emphasis on illustrations to detail regulations
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Existing Toolbox
District Regulations Use Regulations Landscape Regulations Sign Regulations
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Streamlined and Integrated
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Visually Descriptive
Source: City of Knoxville, South Waterfront, Form Based Development Code
Everybody knows what they will be getting up front Is this what the plan said?
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Components of Form-based Codes
Regulating Plan Building Standards Streetscape Standards Possible Architectural Standards
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Regulating Plan
Similar to a conceptual plan Two approaches to regulation
Street frontage Districts
Typical areas of regulation
Build-to lines Parking setbacks Identify district boundaries and location of street types
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Regulating Plan
Source: City of Farmers Branch, Station Area Form Based Code TRC March 19, 2007 27
Regulating Plan
Source: Columbia Pike Form Based Code TRC March 19, 2007 28
Regulating Plan
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Regulating Plan
Source: City of Knoxville, South Waterfront, Form Based Development Code TRC March 19, 2007 30
Building Standards
Building Height Siting Elements Use
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Building Standards
Building Height
Minimum height Maximum height Story height if appropriate Additional setback requirements
Source: Arlington, Virginia Columbia Pike Form Based Code
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Building Standards
Siting
Percent of building at the build line Entrances Buildable area Other setback requirements
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Source: City of Knoxville, South Waterfront, Form Based Development Code 33
Building Standards
Elements
Window requirements Allowable elements such as balconies or awnings
Source: Columbia Pike Form Based Code
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Building Standards
Uses
Generalized allowed uses Location of uses Vertical mix of uses
Source: City of Benicia, Draft Downtown Form Based Code
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Building Standards
Source: City of Benicia, Draft Downtown Form Based Code
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Building Standards
Source: City of Benicia, Draft Downtown Form Based Code
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Dealing with Nonconforming Uses
Projects ambitious goal
Back alley to front yard Highly attractive environmental corridor Significant economic value creation
City has serious obligations to balance interests
Taxpayers Current residents Developers/investors Existing landowners and established businesses
Form-based zoning/mixed uses/vibrant urban environment
Connectivity Pedestrian friendly View corridor/permeability Attractive urban form and streetscape
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Dealing with Nonconforming Uses
Approaches:
Rely on market dynamics (grandfathering) Enable neighborhood pressure (BDA) Council may establish specific timeline Phased compliance with the Code with various trigger points Appeal/review process usually considers:
Reasonable time to relocate Fixed cost amortization Location within Corridor Environmental issues
Process can be helped by:
Visionary land investors Compatible uses which migrate into acceptable forms Identifying possible alternate sites for uses that clearly dont fit
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Dealing with Nonconforming Uses
The goal:
Realize the vision in a reasonable timeframe Treat all citizens and businesses fairly Create and protect attractive edges to reflect the massive public involvement Bottom line: Great new value is being created. It can be equitably shared among the many stakeholders
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Streetscape Standards
Pedestrian amenities Landscaping Building Setbacks
Source: City of Knoxville, South Waterfront, Form Based Development Code
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Streetscape Standards
Pedestrian amenities Landscaping Dedicated parking lanes
Source: City of Peoria Land Development Code
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Architectural Standards
Not in all codes More detailed requirements for building design
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Source: Arlington, Virginia Columbia Pike Form Base Code
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Architectural Standards
Source: City of Ventura, California Downtown Specific Plan
Building walls (exterior) Advisory statements and illustrations
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Architectural Standards
Source: Arlington, Virginia Columbia Pike Form Based Code
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Where have form-based concepts been used?
Arlington, VA Syracuse, NY Peoria, IL Memphis, TN Louisville, KY Fort Meyers Beach, FL Gainsville, FL Sarasota, FL Austin, TX Farmers Branch, TX Fort Worth, TX McKinney, TX Petaluma, CA Azuza, CA Atlanta, GA Columbus, OH Seattle, WA Knoxville, TN Ventura, CA Benicia, CA
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Considerations for Code Development in the Corridor
Develop an understanding of existing conditions Trinity River Corridor Comprehensive Land Use Plan provides guidance for regulations Study building patterns, local examples and best practices to define appropriate building and streetscape regulations
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Next Steps
Council briefing on form-based zoning UDAC briefing on the Trinity River Corridor Comprehensive Land Use Plan CPC Ad Hoc Committee and UDAC meetings on zoning recommendations
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