IV. FORM-BASED CODE TEMPLATE: Sample Neighborhood Regulating Plans and Code Definitions

Transcription

1 IV. FORM-BASED CODE TEMPLATE: Smple Neighorhood Regulting Plns nd Code Definitions This chpter is orgnized in three sections: Introduction to Neighorhood Regulting Plns, Definitions, nd Smple Neighorhood Regulting Plns. The opening Introduction section defines complete neighorhood, how it reltes to other neighorhoods nd fits within ech lrger community context zones, defined in the opening section of this document. The second section is list of definitions, n explntion of terms nd concepts found throughout the document. This section is not merely reference section; importnt concepts re included nd should e used to set stndrds within the regulting plns. These definitions re ment to id in the development of code; however, these definitions re not ll inclusive nd do not constitute leglly inding informtion tht should e used to estlish code. The lst section of this chpter contins smple set of neighorhood regulting plns to e used s templte in creting regulting plns for ech neighorhood type within community. The neighorhood regulting plns illustrte how the uilding types (defined in the second section of this chpter) relte to ech other s well s the numer nd distriution of recommended pulic spces within neighorhood. Additionlly, recommended street types nd their reltionship to the uilding types re shown on the smple plns. Septemer

2 Form-Bsed Code Templte Introduction to Neighorhood Regulting Plns As stted in the opening pges of this document, the trnsect (defining context zones) is tool to rodly study community s pst growth nd plns for future growth. The community s comprehensive pln or mster pln should define the loctions of context zones within the municiplity s oundries nd within the surrounding res. Once community hs mpped its existing context zones nd, through n in-depth community process hs mpped context zones for growth res, the regulting process, defining the form-sed code, should egin. Components of the Code A form-sed code is comprised of multiple pieces, including the Introductory Provisions, Neighorhood Regulting Plns, Building Type Stndrds, nd Type Stndrds. As in typicl zoning codes, Introductory Provisions re provided in form-sed code nd would include section of dministrtion processes, definitions, instructions on using the code, llowle uses, nd miscellneous generl provisions. These pieces hve not een included in this templte code. The other components re unique to formsed codes nd smples of these re included in this document. Neighorhood Regulting Pln Regulting plns re relted to conventionl zoning mps in tht they define stndrds for development on ech prcel, in our cse utilizing the uilding types defined in lter in this chpter. Regulting plns, however, re developed on much smller scle, usully y neighorhood, versus zoning mps, which tend to e developed city-wide. Within ech generl context zone, neighorhoods should e defined nd regulting plns should e creted for ech. In n existing community, the Regulting Pln would mp existing open spce, civic spces, locks, streets, nd prcels. It would lso define the cceptle uilding type per prcel, much s uses re mpped per prcel in conventionl code, nd street type per street segment. For lrger communities, series of Regulting Plns for ech neighorhood my e required. An exmple of Regulting Pln for n existing district is overlid on the eril for downtown Grnd Rpids in the section for Context Zone 6. For newly developing res, the community my develop Regulting Pln to guide new development or community my require developer to sumit Regulting Pln consistent with their code nd comprehensive pln. Defining Neighorhoods A trditionl neighorhood is n re within community centered round commercil, civic, nd prk use. The Perry Trditionl Neighorhood Pln (lower left) is n exmple of complete neighorhood. The ctul size of neighorhood, the uilding types within the neighorhood, nd the quntity of open spce nd commercil development depends on which context zone it occurs. /3 Mile /5 to /4 mile etween commercil nodes scle: =800-0 '=400'-0" scle: =800-0 '=400'-0" 40' 80 80' ' ' NORTH 40' 80 80' ' ' NORTH 929 Historic Pln y Clrence Perry detiling trditionl neighorhood, including open spce, civic, nd commercil uses. The Grnd Rpids neighorhood pictured ove is centered round civic use (school). Extending from the center, this Context Zone 3 neighorhood rdites out pproximtely /3 mile or out seven minute wlk. When these neighorhoods in Context Zone 4 of Grnd Rpids were developed, commercil nodes were needed t pproximtely /5 to /4 mile intervls or out five minute wlk from ech other. 62 Grnd Vlley Metro Council Form-Bsed Code Study

3 Form-Bsed Code Templte Introduction to Neighorhood Regulting Plns Generlly, one should e le to esily wlk from the center to the edge of neighorhood. In Context Zone 6, the neighorhood is so compct nd dense the wlk my only e few minutes. A five minute wlk or distnce of pproximtely /4 mile is pproprite for neighorhoods in Context Zones 4 nd 5. The lock pttern is lrger nd looser in Context Zone 3 nd, therefore, the neighorhood size is lrger thn in the other zones. The distnce etween the center nd the edge of neighorhood in Context Zone 3 is pproximtely /3 mile. These pproximte distnces should e used when mpping new neighorhoods on undeveloped lnd. As is evident from the erils to the left, existing neighorhoods within developed community my vry in size, depending on the demnd nd trvel ptterns in existence when they were developed. Digrm of Neighorhoods within Context Zones Digrm of Reltionships of Neighorhoods 5 min. wlk 5 min. wlk A trditionl municiplity is comprised of severl neighorhoods. When pplying form-sed code to community, whether it is fully developed or greenfield, it is importnt to determine the size or oundries of neighorhood. This determintion will ssist in locting such uses s open nd civic spces nd commercil development on greenfield prcels. In n existing neighorhood, reviewing the oundries will provide informtion on whether the neighorhood s residents needs re eing met, for exmple, if there is dequte open spce within wlking distnce of ech resident. Key Limits of Municiplity - Assuming the designted context zones pply to the Grnd Vlley region, ech municiplity will contin multiple context zones ut not necessrily ll of the context zones tht exist within region. For exmple, more thn likely only Grnd Rpids will contin downtown, Context Zone 6, in the Grnd Vlley region. Context Zone - Ech context zone is defined y color. More thn one re my constitute the context zone nd the context zones need not e consecutive. Key 5 min. wlk Neighorhood - Neighorhood size vries, depending on the context zone, ut is wlkle. Neighorhood Center - The center usully contins commercil nd civic uses. Neighorhoods - One context zone my contin one or more neighorhoods or districts. Context Zones & 2 - The Preserve nd Rurl Zones will not normlly contin neighorhoods. Open Spce - The open spces cn e found throughout the neighorhood; it my e comined with civic use, such s school. Districts - Districts include res tht re not necessrily neighorhoods. A district my include hospitl cmpus or university cmpus or n industril re. A trditionl municiplity ws formed from series of context zones. When creting form-sed code on greenfield site, it is importnt to mp the proposed context zones to determine the intensity of uilding types these res will received. Ech context zone consists of one or series of neighorhoods. Ech neighorhood is wlkle unit, contining commercil uses nd open spce convenient to the residents. Septemer

4 Form-Bsed Code Templte Introduction to Neighorhood Regulting Plns Neighorhood Configurtion The tle elow outlines the components studied in this project tht should e included in ech neighorhood configurtion nd mpped on the Neighorhood Regulting Pln. On the following pges, the exmples of regulting plns for ech context zone illustrte these components. Further explntion is lso included y ech context zone. Block Configurtion Blocks should e configured to provide wlkle distnces for pedestrins, multiple decision nd ccess points for ll modes of trnsporttion, nd usele sites for uildings nd vriety of uses. Off-street prking my lso need to e ccommodted in Context Zones 5 nd 6; locks should llow prking lots or structures to e locted on the interior of the lock with occupied uildings surrounding them. The scle of locks within neighorhood determines the wlkility of tht neighorhood. To determine mximum lock sizes within ech context zone, ntionl reserch ws consulted to compre with existing lock sizes for res surveyed in Grnd Vlley, shown in the tle on pges 30 nd 3. The survey res shown, however, were not specificlly chosen to reflect lock size nd my not contin the most wlkle loctions in the Grnd Vlley re. Further surveying showed tht the smllest locks re out 260 long; the most common sizes re 440 nd 660 long. These numers comined with current uilding requirements were used to crete mximum lock sizes s shown in the tle elow. For ech context zone, four numers defining lock size re included. Mximum lock depth is slightly lrger thn existing locks in the re; however, llownce for inclusion of surfce prking in future developments requires some dditionl depth. Mximum lock length provides locks in more wlkle lengths, ut my not llow for such unique situtions s locks long ril line or river, or locks tht include prking structure on the interior. Mximum lock length for specil streets llows longer lock in some of those situtions; nd mximum lock perimeter for locks with internl prking llows slightly lrge lock for inclusion of structure fully surrounded y occupied uilding. Allowle Building Types Complete neighorhoods provide choices within community. A mix of housing types ensures tht people will e le to live in neighorhood for their entire life cycle, if they choose; children or grndprents will e le to live ner ech other; nd communities will offer ffordle housing Summry Tle of Neighorhood Configurtion y Context Zone Block Sizes (in feet) Allowle Building Types Open Spce Types Types Context Zone Approximte Neighorhood Size (rdius) Mximum Block Depth Mximum Block Length Mximum Length for Specil s* Mximum Perimeter of Block with Internl Prking Downtown Site Storefront Site Min Site Cottge Shop Site Courtyrd Building Site Rowhouse Site Aprtment Building Site Cottge House Site Mnor House Site Estte Site Rurl Cottge Site Squre Green Plyground Prk Boulevrd Multi-wy Boiulevrd Avenue Connector Yield Mews Alley CZ-6 Neighorhood /8 to /4 mile CZ-5 Neighorhood /4 mile CZ-4 Neighorhood /4 mile ** 660 n/ CZ-3 Neighorhood /3 mile n/ * Specil s re streets tht rek the grid nd re ngled; streets tht follow nturl feture; or streets tht follow ril line or highwy right-of-wy. ** In Context Zone 4 Neighorhoods, it is strongly recommended tht commercil uilding types e locted on lock ends to increse the crossing opportunities s well s the numer of ccess points to the commercil re from the neighorhood. 64 Grnd Vlley Metro Council Form-Bsed Code Study

5 to those in need. Ech neighorhood should provide some level of commercil spce, from corner store in Context Zone 3 neighorhood to neighorhood retil district in Context Zone 4. Commercil spce within the neighorhood encourges wlking nd llows those without cr ccess to goods nd services. Smple uilding type stndrds re outlined in seprte section of this chpter. The uilding types included in this templte my not represent ll of the development needs of community. Review of these uilding types nd inclusion of dditionl or modified versions should e discussed s needed. The reltionships etween the smple uilding types within ech Neighorhood Regulting Pln re discussed on the following pges. Civic Uses Civic uses should lso e locted within neighorhoods or etween multiple neighorhoods. Lirries locted within neighorhood shopping district or djcent to prk on neighorhood street provide destintions for wlks nd community interction. Schools locted on neighorhood streets llow children to wlk to school. Civic Uses re illustrted on the following smple neighorhood regulting plns. Open Spce Open spce is criticl element in ech neighorhood nd different types of open spce re found within the different context zones. When mpping community to crete the regulting plns, open spce should e s importnt n element s the uilding types, rther thn n fterthought to fill in the gps. This is especilly criticl when creting new lock pttern nd neighorhood on greenfield site. Open spce types re defined in the ox to the right nd, within ech smple Neighorhood Regulting Pln open spce types re shown t recommended numers per re nd context zone. Types The street serves n importnt role in wlkle community; often it is the primry civic spce, plce to meet your neighors nd interct. The configurtion of these civic spces should ccommodte not only vehiculr trffic, ut lso icyclists nd pedestrins. types, sed on surveyed streets in the Grnd Vlley s well s ntionl stndrds for good streets, re included in this code in the lst section of this chpter. types should e mpped on the regulting plns, sed on their reltionship to the uilding types nd open spce defined. These reltionships re discussed on the following pges for ech smple Neighorhood Regulting Pln. Form-Bsed Code Templte Open Spce Types There re four permitted open spce types detiled in this study. Open Spce should e provided to the extent tht ll households cn wlk less thn /8 mile to some type. The Squre, Green, Plyground, nd Prk re illustrted in the smple neighorhood pln nd re defined elow. Squre 2 An open spce type defined y djcent uilding fcdes nd typiclly surrounded y rights-of-wy. Civic uildings my e locted within squre, ut these uildings must hve four pulic sides, requiring cretive solutions for service ccess. Smller thn Greens nd Prks, Squres re roughly less thn n cre. They cn hve mix of pvement nd lndscping, especilly in Context Zone 4; nd, in more intense context zones, Squres my e fully pved plzs. Squres re pssive in terms of recretion nd most frequently serve civic functions. Monuments nd rt work re commonly included in their design. Plyground River 3 Plygrounds re most frequently locted with other open spce types, ut on occsion cn stnd lone. Pved or lndscped, plygrounds include ply equipment, such s swings, slides, nd jungle-gyms. Depending on the size of the open spce, ll fields or courts my lso e included. In the ove illustrtion, Plyground is included with Prk nd school. 4 3 School Introduction to Neighorhood Regulting Plns Connector 4 Smple neighorhood pln. 2 Green An open spce type tht is sptilly defined y djcent rights-of-wy or uilding fcdes. Greens re lrger thn Squres nd cn e less forml; they re smller thn Prks. Typiclly, Greens re one to four cres. Greens my lso serve civic function. Usully contining only lndscping, enches, rt work, or pvilions, Greens serve s loction for pssive recretion. They cn lso e comined with Plyground for ctive recretion or e lrge enough to serve s n impromptu sporting field. Prk Yield Yield Avenue The lrgest nd most nturl open spce type, Prks re frequently creted round existing nturl fetures, such s river corridor, lke, or forested re. Prks do not lwys hve defined edge or center nd re typiclly lrger thn two cres. Idel for pssive recretion, Prks cn include trils nd pthwys, enches, nd picnic shelters. Prks cn lso e comined with Plygrounds nd ll fields or courts, s is illustrted ove, to serve s centers for ctive recretion. Septemer

6 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 6 Neighorhood Design Only one Context Zone 6 exists in the Grnd Vlley metropolitn re. This zone is ment to serve s the center or core of the regionl trnsect. Though new zone 6 will not likely occur, the existing re will experience redevelopment nd infill development on currently under utilized or vcnt lots. The eril to the right illustrtes the City of Grnd Rpid s downtown, the Context Zone 6 of the trnsect studied for this code templte. Rther thn illustrte neighorhood pln which cn e pplied to undeveloped greenfields nd res with preexisting development, s is done for other zones, these pges detil how infill development my occur. Specificlly, it exmines how the permitted uilding type, the Downtown Site, reltes to the surrounding uses, such s prking, open, nd civic spces, nd the existing street network s redevelopment occurs. This is smple Regulting Pln for downtown Grnd Rpids. Context Zone 6 Neighorhood Context Zone 6 is the most dense neighorhood in the trnsect. From the center, the neighorhood extends n /8 to /4 of mile. This re is esily trversed; one could wlk from the center to the edge in just few minutes. Zone 6 is lso served y trnsit. Unlike the other context zones, there is no defined center. Only one Building Type exists in the zone nd it occurs throughout the re. Types The existing street network is unlikely to significntly chnge in downtown Grnd Rpids. The types of streets tht currently exist, however, will impct future development. The inset mp to the right leled Types outlines the designtions of the existing streets. Boulevrds, Multi-wy Boulevrds, Avenues, Connector s, s, nd Alleys re permitted in zone 6. Currently, Avenues, Connector s, s, nd Alleys occur in downtown. Avenue Avenues link neighorhood with the lrger community. It hs wide right-of-wy to ccommodte trnsit, on-street prking, nd wide pedestrin relm. Avenues hve limited drivewy ccess, so few cur cuts should exist to interrupt the flow of pedestrins, those tht do should e diverted to lleys or secondry streets. Surfce prking lots should not e locted on the Avenues, s they crete gps in the streetwll nd decrese street s pedestrin-friendliness. Connector Less wide nd fst thn the Avenue, this type of street serves the neighorhood nd links it to the djcent neighorhoods. s serve the neighorhood s trffic flow with onstreet prking nd two lnes of trffic. Alleys Few lleys exist in downtown Grnd Rpids. Where they do exist they should e preserved nd if n entire lock were to redevelop, lleys should e included into the design. Alleys serve s ccess routes to rer entrnces nd re used for services such s grge pickup nd deliveries. Primry s s perform different functions depending on where they re locted. Designting streets s either primry or secondry estlishes the pedestrin-oriented streets from those tht re more uto-oriented. This designtion is importnt when locting uildings to ensure tht min entrnces re locted on the primry street nd tht entrnces to prking or loding fcilities re not. In the illustrtion to the right entitled primry streets, those streets tht re currently primry streets nd those tht should e designted primry re highlighted. This pedestrin-oriented designtion, mens tht development long these rights-of-wy should e constructed within the uild-to zone. Surfce prking lots long these rights-of-wy should e replced overtime with either prking grge with ground story commercil or office uses or Downtown Site, which my lso contin some prking internl to the uilding. Existing cur cuts should e shifted to secondry streets or Alleys, when possile, to prevent interpoltions in the streetwll nd pedestrin relm. Smple Regulting Pln Building Types nd Lnd Uses Downtown Site Zone 6 contins only one uilding type, the Downtown Site. This uilding type cn e single-use uilding or mixed-use uilding nd cn contin commercil, office, nd prking, s well s, residentil uses on the upper stories. As infill development occurs, not ll of the new Downtown Site uildings constructed will hve commercil, such s retil or resturnt uses, in the ground story. The downtown is so compct tht these uses cn e concentrted into res of shopping or entertinment. The remining res will hve office or loy uses on the ground story. Prking - Surfce Lots Prking - Grges The smple Regulting Pln illustrtes where surfce lots nd prking grges should occur in the downtown s the re redevelops. Prking grges re scttered throughout the downtown, while surfce lots re concentrted long the edges nd on streets not designted s Primry. Mny more surfce prking lots exist in the downtown thn re illustrted in this smple Regulting Pln. The mjority of these lots should e redeveloped overtime to contin Downtown Site. Downtown Site uildings my hve prking internl to the uilding, s long s it is not long the front fcde of the uilding. Some of the surfce prking lots should e converted to prking grges. The Grnd Rpids Zoning Ordinnce mkes provisions for shred prking fcilities, such s prking grges, to stisfy uilding s prking requirements. Grges re preferle to surfce lots, prticulrly in the core of the downtown nd long primry streets. As new prking grges re uilt nd existing ones rehed, it is importnt to ensure tht their design, loction, nd points of ccess re ppropritely locted. Prking grges should e designed to hve commercil, office, or loy spce on the ground floor, shielding prking from the view of the pulic right-of-wy. Prking grges should e evenly distriuted throughout the center nd edge of the downtown to meet the needs of s mny usinesses s possile. Entrnces to ll prking fcilities, whether surfce lots or prking grges, should e locted on secondry streets or n lleys, when ville. Civic Uses Downtown Grnd Rpids hs numerous Civic Uses, severl of which re concentrted in the northern edge of the downtown. These uses include the City Hll, Courthouse, nd museum. A lirry, police sttion, fire sttion, nd church re scttered on the est nd southern edge. New Civic Uses should e constructed with similr uild-to zones nd heights to the Downtown Sites Grnd Rpids Community College A college cmpus strddles the edge of the downtown neighorhood. It includes Squre nd its own prking grge. Open Spce The downtown currently hs severl open spces, specificlly Squres nd Greens. These spces re highlighted on the smple pln to the right. New uildings constructed long these spce should tret these res specilly nd include such fetures s entrnces nd trnsprent fcde on the side djcent to the spce. 66 Grnd Vlley Metro Council Form-Bsed Code Study

7 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 6 Types PEARL MONROE NW OTTAWA MONROE CENTER IONIA DIVISION LYON FOUNTAIN PEARL MONROE NW OTTAWA IONIA DIVISION /4 mile rdius LYON LOUIS W FULTON LIBRARY PARK BOSTWICK E FULTON MARKET GRANDVILLE OTTAWA IONIA COMMERCE WESTON DIVISION SHELDON LA GRAVE NORTH Scle = 000 JEFFERSON LOUIS MONROE CENTER /8 mile rdius ody FOUNTAIN Primry s MONROE NW OTTAWA IONIA DIVISION LYON LIBRARY PEARL W FULTON LOUIS MONROE CENTER LIBRARY PARK FOUNTAIN BOSTWICK E FULTON W FULTON PARK BOSTWICK E FULTON MARKET GRANDVILLE OTTAWA IONIA COMMERCE WESTON DIVISION SHELDON LA GRAVE NORTH Scle = 000 JEFFERSON Smple Regulting Pln for downtown Grnd Rpids. NORTH Scle = 250 MARKET GRANDVILLE OTTAWA IONIA COMMERCE DIVISION SHELDON WESTON LA GRAVE Septemer 2005 JEFFERSON 67

8 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 5 Neighorhood Design Smple Regulting Pln The smple neighorhood pln to the right does not represent n ctul loction in the Grnd Vlley re ut is n exmple of Context Zone 5 neighorhood tht could occur in the region. This smple pln illustrtes key concepts in wlkle neighorhood development lyout s well s provides n exmple of regulting pln for uilding types locted in Context Zone 5 neighorhood, new or existing. Context Zone 5 Neighorhood A Context Zone 5 neighorhood is esily trversed y ny mode of trnsporttion; it is compct nd wlkle. The distnce etween the neighorhood center nd the edge is pproximtely 5 minute wlk or out /4 mile. The center contins concentrtion of commercil uses, oth locl nd regionlly oriented s well s civic nd open spce uses. The remining re in the neighorhood consists of higher density residentil. Neighorhood Center The commercil center is n ctive re tht not only serves those residents living in the immeditely surrounding neighorhoods, those within wlking distnce, ut lso ttrcts ptrons from the lrger community. The concentrtion of commercil is lrger thn in zone 4; four to eight lock fces cn usully e supported in zone 5 neighorhood center. All the uildings constructed in the center should e oriented to ech other or centrl open spce, such s squre or prk. Neighorhood Higher density residentil develop surrounds the center. This development is more intense thn in zones 3 nd 4 nd consists of uildings tht contin multiple-fmily residentil units nd some single fmily ttched on the edges of the zone. Types The Multi-wy Boulevrd, Avenue, Connector,, Mews, nd Alley re ll permitted street types in the Context Zone 5 neighorhoods. All ut the Multi-wy Boulevrd re illustrted here. The Boulevrd nd Yield re provisionl street types. Avenue An Avenue links this neighorhood to the djcent neighorhoods nd the community. It is wider thn the other rights-of-wy found in zone 5. Avenues hve on-street prking nd limited drivewy ccess. It cn e used for oth commercil nd residentil development, s is illustrted here. In zone 5, the Avenue forms prt of the neighorhood center; it crries people from outside the neighorhood into this re. Connector Two Connector s run through this neighorhood center. Smller nd slower thn the Avenue or Multi-wy Boulevrd, these rights-of-wy crry those in the neighorhood into the center. All of the uilding types in this zone cn e locted on the Connector. A is comfortly-scled neighorhood rodwy tht cn hve residentil or commercil development constructed long its right-of-wy. Here it is used for residentil development. The onstreet prking serves those visiting the residents in the neighorhood. Mews Mews re the nrrowest rights-of-wy nd serve residentil locks. A Mews is idel for uilding types with miniml front yrd set cks tht contin residences. These intimte rights-of-wy hve onstreet prking on one side of the street nd my or my not hve sidewlks. Alleys Alleys re the preferred ccess for the uilding types in this zone. Generl Block nd Lyout Block Lyout The se of this smple neighorhood pln is grid lock pttern. Digonl streets crete interest in this pttern, especilly when designed round nturl feture such s wter ody. Context Zone 5 neighorhoods re very wlkle with continuous pedestrins relms. All the uilding types in this zone use lleys for ccess, rther thn drivewys tht would disrupt the wlkwy. Block Length Blocks in this zone should preferly e no longer thn 400, with mximum length of 530. The mximum length should only e utilized in unique situtions, such s locks formed with digonl streets. A mximum lock perimeter of 800 should e utilized only with n internl prking structure. The uilding type developed on lock will lso impct the length. Terminl Vists Terminl vists re creted when right-of-wy termintes in T intersection, focusing view on uilding or open spce. The portion of the uilding or open spce t this intersection should e treted with specil feture, such s tower or sculpture, drwing the ttention of the pproching motorist or pedestrin. Locting Neighorhood Centers As ws previously stted, the commercil center of zone 5 neighorhoods ttrcts ptrons from n re tht extends eyond tht of the neighorhood. Becuse of this, the center must e ccessile y rights-of-wy tht link to djcent neighorhoods, s well s streets tht will crry the trffic from the djcent locks. In the pln to the right, the center is locted t the intersection of Connector nd n Avenue. Building Types nd Lnd Uses Zone 5 hs three permitted uilding types, the Storefront Site, Courtyrd Site, nd Rowhouse Site. In the smple neighorhood pln to the right, illustrtes ll three. Building types re locted so tht like types re locted cross the street from ech other or fcing n open spce re. Rowhouse Site Rowhouses my e locted throughout the zone 5 neighorhood, lthough typiclly they should e locted on the edges of the neighorhood, serving s trnsition to Context Zone 4 neighorhood. In the pln to the right, series of Rowhouse Sites re developed round Green. Rowhouses re pired with n lley to ccess the prking from the rer of the uildings, creting continuous streetwll long the primry street. Courtyrd Site This Site my e used s residentil uilding, commercil or office uilding, nd mixed-use uilding. When locted djcent to the neighorhood center, the Courtyrd uilding cn e used for commercil uses or hve residentil units on the upper floors. In res djcent to the commercil center or long n venue or oulevrd, the uilding type my house office uses. Elsewhere in the neighorhood, the uilding contins only residentil uses. Regrdless of its loction, prking is locted internlly or in the rer of the uilding. Storefront Site A Storefront Site cretes n ctive commercil center in zone 5, denser thn the Min Site of Context Zone 4. This center ttrcts ptrons from round the community, nd coupled with those living in the immeditely surrounding neighorhoods, trnsltes into four to eight locks of compct, 68 Grnd Vlley Metro Council Form-Bsed Code Study

9 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 5 wlkle Storefront Sites. These Sites re locted on designted primry street nd should e ccessed through n lley or side street to preserve the streetwll nd pedestrin relm. Constructed with little to no setck long the front nd side property lines nd trnsprent fcde, these Sites crete n interesting journey for pedestrins. Open Spce Types Four types of open spce re permitted in Context Zone 5. In the pln to the right, Green, Plyground, nd Prk re illustrted. A Squre is lso permitted, ut is not illustrted here. Open spce should e distriuted throughout the neighorhood so tht ll residences cn ccess some form of it within n /8 of mile. 2 Civic Site Civic sites my e locted in or djcent to the center. These uildings should e developed in similr mnner to the other uilding types in the center, with little to no setcks nd prking in the rer of the lot. Here, lirry is locted in the Prk, directly north of the center. Civic uildings, including lirries nd schools, should e ccessile y pedestrins from within the neighorhoods nd cn serve s centers of neighorhood ctivities. Prking Attrcting ptrons from outside of the neighorhood mens tht the center will need to ccommodte those who drive. Prking fcilities, whether surfce lots or prking grges, should not e locted off primry streets nd should lwys e ccessed from lleys or secondry streets. In the pln to the right, common prking fcilities re illustrted ehind Storefront Sites. Building types re lso rrnged so tht no front fcdes fce the prking fcilities. 2 3 Green The Greens illustrted to the right re defined y the djcent rights-of-wy nd the uilding fcdes on those streets. Greens cn e civic, pssive, or hve ctive recretionl ctivities when comined with Plyground. It hs defined, lndscped edge with grssy center. Plyground/Bll Fields In the illustrtion to the right, Plyground is comined with Green surrounded y Rowhouse Sites. Plygrounds cn e smll with such equipment s slides nd swings, s is shown here, or cn e much lrger nd include ll courts nd fields. Prk Prks re frequently creted round nturl feture, such s forest re or river, s is illustrted to the right. Prks tend to e nturl nd less defined thn Green. River 3 Lirry Connector /4 mile rdius Avenue Scle : to 400 Connector Septemer

10 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 4 Neighorhood Lyout Smple Regulting Pln The pln to the right is not of n ctul plce in the Grnd Vlley re; it is n exmple of how the locks, streets, nd uildings within Context Zone 4 could look. This smple pln illustrtes key concepts in wlkle neighorhood development lyout s well s provides n exmple of regulting pln for uilding types locted in Context Zone 4 neighorhood, new or existing. Context Zone 4 Neighorhood A Context Zone 4 neighorhood is compct nd esily trversed y foot, icycle, or utomoile. From the neighorhood center to the edge should e pproximtely /4 mile or five minute wlk. A neighorhood center cn include commercil, civic, nd/or open spce uses. The re round the center is comprised of vriety of types of residentil uses. Neighorhood Center The commercil center is n ctive re tht serves those residents living in the immeditely surrounding neighorhoods, those within wlking distnce. This trnsltes into concentrtion of two to three lock fces of commercil tht cn e supported y the neighorhood. These commercil uses re often colocted with other neighorhood civic uses, such s school, church, or lirry, uses tht lso ttrct those with comfortle trveling distnce. The uildings in the center should fce ech other or centrl open spce, such s green. This open spce, like the other neighorhood uses, is designed to serve the immeditely surrounding residents. Neighorhood Around the neighorhood s center is vriety of types of residentil development. The lrger uilding types, which usully house multiple fmilies, re locted immeditely djcent to the center. These uildings, due to their chrcteristics such s mss nd loction on the lot, serve s trnsition etween the denser, center commercil uildings nd lots with less dense development. These residentil uildings re not solely locted djcent to the center nd cn lso e found scttered throughout the neighorhood. Types The Avenue, Multi-wy Boulevrd, Connector,, Yield, Mews, nd Alley re ll permitted street types in the Context Zone 4 neighorhoods nd ll ut the Multi-wy Boulevrd re shown to the right. A Boulevrd is provisionl street type in this context zone. Avenue An Avenue links this neighorhood to the djcent neighorhoods nd greter community. It is wider thn the other rights-of-wy found in this zone. Buildings front the Avenue, primry street, which hs limited drivewy ccess. Connector Less wide nd fst thn the Avenue, the Connector primrily serves the neighorhood. All of the uilding types in this zone cn e locted on the Connector. or Yield A hs two trvel lnes, on-street prking, nd llows drivewy ccess. It cn e used for commercil or residentil development, ut in the illustrtion to the right, it is used on residentil locks. Yield s re considered suset of the ctegory. Developed with similr right-of-wy width, the Yield differs from in tht it hs one wide trvel lne tht is shred y trffic trveling in either direction. Mny of the residentil s illustrted in the exmple my e developed s Yield s. Mews Mews re nrrow rights-of-wy tht est serve uilding types with miniml front yrd set cks tht house residences. These intimte rights-of-wy hve on-street prking on one side of the street nd my or my not hve sidewlks. Alleys Alleys cn serve s the mens of ccess for mny of the Context Zone 4 uilding types nd re frequently pired with primry streets. Generl Block nd Lyout Block Lyout A grid lock pttern forms the sis of the exmple to the right, ut this pttern is ltered to preserve nturl fetures, such s creek corridor, nd to llow for digonl streets, which re prevlent in the Grnd Vlley re. Creting lock pttern using these considertions not only mkes n estheticlly plesing pln, ut cn lso positively impct such spects s its wlkility nd stormwter mngement. Block Length The recommended lock size for Context Zone 4 is 270 y 500. The mximum lock length in unique situtions is 660. The mximum llowle length, permits flexiility in lnd plnning, ut should only e utilized for unique situtions such s on locks on with ngled street. To increse ccess nd wlkility, commercil uilding types should e locted on lock ends in this zone. Terminl Vists Terminl vists cn e used to highlight rchitecturlly or community significnt uildings. Buildings should e ppropritely locted on the lots fcing the terminls to gr the ttention of the pproching motorist or pedestrin. Locting Neighorhood Centers Pedestrin-oriented commercil centers re est locted on streets linking djcent neighorhoods, llowing overlp of neighorhood use. The center should e esily ccessed from ll locl streets within the neighorhoods Building Types nd Lnd Uses The smple pln to the right illustrtes the seven uilding types permitted in Context Zone 4. As generl rule, the uildings re locted so tht like Buildings Types re cross the street from ech other or re locted fcing n open spce re; however, the similr scle of ll of these uilding types llows them to e locted djcently. Mnor House Site Lrger single-fmily homes on urn lots, this site type cn e locted within wlking distnce of the neighorhood center. Prking for these uildings is found in the rer of the lot, which cn e ccessed from n lley, side street, or the primry street (idelly with shred drivewy). Together with the Cottge Site, it is the lowest density uilding type in zone 4; frequently lrger, more intense uilding will e locted on the end of the lock to serve s trnsition etween higher trffic res nd Mnor or Cottge sites. Cottge Sites Cottge Sites house smller-scled, residentil uildings typiclly with porches, nd only slightly set ck from the front property line nd djcent uildings. These uildings re frequently ccessed y n lley, ut ccess to the prking in the rer of the lot my lso e through side street or the primry street (idelly with shred drivewy). Rowhouse Site Blocks of rowhouses cn e scttered throughout neighorhood. Here, Rowhouse Site is clustered round Green north of the commercil center. Prking for the Rowhouse is locted either internlly or ehind the uilding nd should e pired with n lley. Aprtment Site Aprtment Sites house severl residentil units in uilding similr in scle to Mnor House. It is locted t the end of lock or on the edge of the neighorhood center, serving s trnsition etween 70 Grnd Vlley Metro Council Form-Bsed Code Study

11 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 4 the mixed-use uildings nd the residentil streets. Prking is locted in the rer the Aprtment Site nd ccessed is preferred y n lley. Courtyrd Site In Context Zone 4, the Courtyrd Building Site cn e n ll residentil uilding or my hve commercil on the ground story. Here, the Courtyrd Site is used solely for residentil purposes nd is locted djcent to the commercil center s the neighorhood trnsitions wy from the denser core. Cottge Shop Site The Cottge Shop is lower scle, less urn commercil or mixed-use uilding. This uilding type is somewht setck from the front property line nd hs pitched roof similr to house. Locted djcent to Min uildings, the Cottge Shop provides trnsition etween the more ctive commercil center nd purely residentil uildings. 2 Open Spce Types Context Zone 4 cn contin vriety of open spce types. Four types, Squre, Green, Plyground/Bll Fields, nd Prk, re illustrted to the right nd detiled elow. Some type of open spce should e ccessile to ech residentil unit within /8 mile. Squre Squres re defined y the djcent uilding fcdes or rights-of-wy nd hve mix of pvement nd formlly designed lndscping. Monuments or other rtwork my e found in Squre. In the pln to the right, it serves civic function, surrounded y civic uildings in the commercil center. Green Like the Squre, the Green is defined y the djcent uildings nd rights-of-wy, s is illustrted in the pln to the right. It is chrcterized y n edge of trees nd/ or uniformly plnted. Greens cn hve pssive or ctive recretionl uses. Yield Yield 3 School Connector 4 Yield Yield 2 Yield Yield Yield Min Site The Min Site cretes n ctive commercil center in zone 4. The two to three commercil locks re compct nd wlkle, nd re locted on primry street, ccessed through n lley or side street to prevent interruptions in the streetwll nd pedestrin relm. Cottge Shop Sites, which re slightly less intense thn Min Site uildings, cn lso e mixed mong the Min uildings in Context Zone 4 for less intensive neighorhood center. 3 4 Plyground/Bll Fields To the right, Plyground nd Bll Fields re comined with Prk nd school fcilities. Prk Prks re the most nturl nd the lrgest open spce type. They cn e pssive, with trils or pthwys or ctive, when comined with Plyground. Both re illustrted in the neighorhood pln. Prks cn lso e used to help mnge the stormwter runoff of the neighorhood s impervious surfces. /4 mile rdius Yield Civic Site The center of neighorhood my contin civic uses, esides commercil development. Civic uses include schools, churches, lirry, community center, nd governmentl offices. These uildings should e developed in similr mnner to the other uilding types in the zone 4 center, including smll set cks, trnsprent fcde, nd prking in the rer of the lot. Here the civic uildings re clustered round squre djcent to the commercil locks. Schools should e locted within the neighorhood to provide sfe routes for children wlking to school. Scle : to 400 Yield Yield Yield 4 Yield Avenue Septemer

12 Form-Bsed Code Templte Smple Neighorhood Regulting Plns: Context Zone 3 Neighorhood Lyout The smple neighorhood pln to the right is not of n ctul plce in the Grnd Vlley re; it is n exmple of how the locks, streets, nd uildings within Context Zone 3 could e orgnized. Context Zone 3 Neighorhood A Context Zone 3 neighorhood is less compct nd wlkle thn those in the other zones. The locks re longer nd the streets re not necessrily in trditionl grid pttern. From the neighorhood center to the edge is pproximtely /3 to /2 mile or seven to ten minute wlk. The concentrtion of commercil development, found in other neighorhood centers, is sent; Zone 3 is predominntly residentil zone. Neighorhood Center The center of this zone is comprised of civic nd open spce uses tht serve the surrounding neighorhood. An isolted commercil use or two my lso e found. The uildings in the neighorhood center should fce ech other or centrl open spce, such s Green, s is illustrted to the right. Neighorhood Around the center re two types of development: homes on lrge lots nd lrger homes on lrger lots. All the residentil development in this zone is singlefmily detched units, mking the re lower density thn zones 4, 5, nd 6. The uildings in this zone re set ck from the street with lrge front yrds tht re frequently well lndscped. In some cses the structures re hidden from view of the street with lndscping. This, coupled with the scttered open spces throughout the neighorhood, mke the re pper very green. Types The Boulevrd, Avenue, Connector,, nd Yield re ll permitted street types in the Context Zone 3 neighorhoods. The Multi-wy Boulevrd, Mews, nd Alley re provisionl. Boulevrd Boulevrds serve to link neighorhood with the greter community. With limited drivewy ccess nd no on-street prking in zone 3, the Boulevrd is higher speed rodwy nd is wider thn the other rights-of-wy. The Boulevrd is frequently designted primry street with the djcent uildings fcing it. The center of the neighorhood is not locted on the Boulevrd, ut is esily ccessed from it. Avenue Avenues link neighorhoods with right-of-wy wider thn tht of Connector,, or Yield. Since Avenues serve s n importnt link within community, it is usully designted primry street with limited drivewy ccess nd uilding fcdes fronting it. The center of the neighorhood is esily ccessed from the Avenue, ut it is not locted directly long it. Connector The Connector runs longside the neighorhood center nd links it to the Avenue nd Boulevrd. Less wide nd fst thn these other two street types, this right-ofwy primrily serves the djcent neighorhoods. In the neighorhood pln to the right, the Connector is not primry street, the uildings developed djcent to its rightof-wy fce the streets perpendiculr to it. or Yield A hs two trvel lnes, on-street prking, nd frequent drivewy ccess. The mjority of the rights-of-wy in the pln to the right re either s or Yield s. The Yield hs one wide trvel lne tht is shred y trffic trveling in either direction. c Generl Block nd Lyout Block Lyout Zone 3 hs looser lock pttern thn the other zones. Though the streets re curvy nd irregulr, remnnts of grid pttern remin, llowing level of inter-connectedness lower thn zones 4, 5, nd 6. The locks re lso much longer in this zone thn in the others. This lock pttern ws formed to preserve nturl fetures, such s creek or river corridor, nd to llow for digonl nd curvy streets. Block Length The preferred lock length in Context Zone 3 is 600. A mximum 800 lock length could e utilized for ngled streets or streets tht follow nturl feture, ut it should e coupled with mid-lock pth or pssgewy. Terminl Vists Terminl vists crete focl point for n pproching pedestrin or motorist when rodwy ends t T intersection. It cn e used to highlight rchitecturlly or community significnt uildings, ut requires tht the uildings e ppropritely locted on the lots to lign with the terminus. Locting Neighorhood Centers Pedestrin-oriented centers in zone 3 re est locted on streets primrily serving the neighorhood, rther thn those linking neighorhoods, which tend to e wider with higher speeds. In the exmple to the right, the center is locted on Connector linking the lrger Avenue nd Boulevrd rights-of-wy. Stormwter Mngement In this low density zone of the trnsect, there re fewer impervious res thn the other zones. This comined with prks developed round nturl corridors, such s creek or dringewy, crete the possiility of more nturl method to stormwter mngement. Run off from the impervious res, such s the pvement on the rodwys nd the rooftops of the uildings, cn e directed into swles long property lines, nturlly clened, nd fed into the Prk. 72 Grnd Vlley Metro Council Form-Bsed Code Study

13 Form-Bsed Code Templte Smple Neighorhood Regulting Pln: Context Zone 3 Smple Regulting Pln Building Types nd Lnd Uses Three uilding types re permitted in Context Zone 3. As with the other neighorhoods, the uildings re locted so tht like uildings types re cross the street from ech other or re locted fcing n open spce re. Rurl Cottge Site Rurl Cottge Sites contin single residentil unit. The uildings re set ck from the front nd side property lines, more so thn the similr uilding type in Context Zone 4. The lots re lso lrger thn those in Context Zone 4. Prking is found in the rer of the lot nd is ccessed y drivewy from primry or secondry street tht cn e shred etween djcent properties; lleys re rrely locted in this zone. Estte Site Estte Sites hve the lrgest lots nd structures of ll the uildings contining single residentil unit. Estte uildings re lso set ck from the front nd side property lines with lrge lndscped yrds. Drivewys from the primry or secondry street ccess the privte prking t the rer of the lot. Cottge Shop Site Cottge Shops physiclly pper to e hyrid etween the Min nd Cottge Sites. They re slightly set ck from the front nd side property lines nd hve modified storefront window, pitched roof, nd contin commercil use on the ground story. In this zone, s is illustrted to the right, the Site is found not in n re of concentrted commercil, ut either stnds lone t higher trffic corner or is grouped with civic uses. The commercil uses serve those residents within the neighorhood, such s corner store. Civic Site The center of this neighorhood contins severl civic uses clustered round Green with the prking in the rer of the uildings ccessed from secondry 2 3 street. Schools should e locted within the neighorhood, creting dditionl possiilities for civic use nd llowing neighorhood children to wlk to school. Open Spce Types Three types of open spce re permitted in Context Zone 3. All three, Green, Plyground/ Bll Fields, nd Prk, re illustrted to the right nd re detiled elow. Some type of open spce should e ccessile from every residence within /8 of mile. Green Greens re scttered throughout the neighorhood. Their shpe nd size vry nd depend on the djcent rights-of-wy, which in those zone re ngled or curvy. Plyground/Bll Fields Plygrounds cn stnd lone, ut usully re comined with nother type of open spce. In the illustrtion to the right, Plygrounds/Bll Fields/ Courts re locted on school property nd includes plyground equipment, such s jungle-gym nd slides, s well s, ll fields nd courts tht re lso used y oth the school nd the neighorhood. Prk Prks re idelly locted long existing nturl corridor such s river, lke, or nturl forested re. Becuse of their nturl stte, Prks my lso ply role in the mngement of stormwter in the neighorhood. Scle : to 500 Avenue c Yield Connector Yield Yield mid-lock crossing Yield c mid-lock crossing Yield 3 2 School 2 School Boulevrd /3 mile rdius Yield mid-lock crossing Yield c Yield Septemer

14 Form-Bsed Code Templte Smple Definitions Introduction The definitions included herein re smple set, intended more to convey the intent of the form-sed code thn to serve s the complete definitions section of potentil code. These definitions relte to oth the regulting plns nd the uilding types sections of the templte code. Bse Type The permitted tretment types of uilding s ground story. These types re illustrted elow. The first three se types re the most trnsprent; they re used on uildings housing commercil uses in the ground story. An horizontl expression line, found on severl of the uilding types, divides the ground nd upper story nd specificlly defines the re pproprite for the se tretments. Block An re tht cn e comprised of lnd nd lleys tht is surrounded y rights-of-wy on ll sides. Build-to Line The minimum distnce uilding cn e plced from lot line. Definitions Accessory Building A uilding locted on lot tht does not contin the lot s principl use. It cn house n dditionl residentil unit, workshop, home occuption, or prking. Arcde A se type. A spce contiguous to the pedestrin relm seprted y columns tht is crved out of the ground nd/or second stories of uilding. The spce is open to the pulic nd serves s n entrnce wy into uilding. A Storefront my occur with n Arcde on the inner wll of the uilding. Awning A non-permnent roof-like structure supported y frme tht projects out from fcde over windows nd doors; it is permitted nd overhng the property line. Blcony An open portion of n upper floor tht extends eyond or indents into uilding s exterior wll nd is permitted to overhng the property line. Bse Type The permitted tretment types of the ground story, including Storefront, Arcde, Courtyrd, Porch, Porch with visile sement, nd Stoop with visile sement. Ech uilding type includes regultions detiling which re permitted. Storefront A se type with lrge disply window tht cretes very trnsprent fcde, permitting those on the street to see inside nd those inside to see the ctivity on the street. This se type is used on uildings housing commercil uses in the ground story. Porch The covered re djoining n entrnce to uilding typiclly on the front fcde, often with seprte roof. This rised re is ccess y stirs nd serves s min point of entry into uilding. Arcde A spce contiguous to the pedestrin relm seprted y columns tht is crved out of the ground nd/or second stories of uilding. The spce is open to the pulic nd serves s n entrnce wy into uilding. A Storefront my occur with n Arcde on the inner wll of the uilding. Porch vs. Enclosed Porch Porches my e open on three sides, s is illustrted to the left, or my e enclosed for three-seson or yer round use. Shopfront A hyrid of Storefront nd Stoop or Porch se types. It hs smller disply window thn the Storefront Bse, creting less trnsprent fcde. The uilding entrnce is from Porch or Stoop, rther thn t-grde. This type is typiclly found on uildings with commercil uses on the ground story nd pitched, rther thn flt roof. Porch with visile sement Porches my lso e comined with visile sement, s is shown ove. Here, portion of the sement story is ove grde llowing it to e inhited. This type is frequently used for residentil uildings contining multiple-units. Build-to Zone The re directly djcent to the uild-to line in which the front fcde of uilding my e plced; the zone dicttes the minimum nd mximum distnce structure my e plced from the property line. Building Type A ctegory tht is determined y uilding s height, scle, use, nd loction of the uilding on its lot. Building Footprint A line delineting the re within the perimeter of uilding, typiclly mesured t the foundtion. Cp Type The detil t the top of uilding tht finishes fcde, including pitched roof, pitched roof with dormers, nd flt roof. It is synonymous with roof type. Civic Building A uilding with governmentl or community function tht serves religious, chritle, culturl, eductionl, or other pulic purposes. Commercil Uses Uses tht include retil, entertinment, nd services, ut tht exclude offices nd residentil uses. By Window A series of windows tht project eyond the exterior wll of uilding nd re permitted to overhng the property line. Stoop A slightly rised exterior floor t the point of ingress or egress. This type cn e utilized for rnge of uilding types. Stoop with visile sement Stoops, like Porches, cn e comined with visile sement story. This is my e used for uilding types housing multiple residentil units or office uses. Corner Building A uilding constructed on the corner of lock to hold the sptil definition of n intersection, often referred to s holding the corner. Corner Lot Line The property line of corner lot long the secondry street. 74 Grnd Vlley Metro Council Form-Bsed Code Study

15 Form-Bsed Code Templte Smple Definitions Build-to Zone vs Setck Guidelines for ech uilding type contin requirements for oth uild-to zones nd setcks. Build-to zones denote the minimum nd mximum distnces uilding cn e plced from property line. The fcde of uilding must e locted within this re. A setck line dicttes the minimum distnce uilding my e constructed from property line, mening the uilding my e locted nywhere eyond this line. Build-to Zone Build-to Line Cornice A trditionl rchitecturl feture with horizontl molding projecting from the fcde nd long the top of uilding. Courtyrd An outdoor re enclosed y uilding on t lest three sides tht is open to the sky. Crosswlk A pth clerly delineted on street to indicte where pedestrins should cross. Cur Cut A rek in the cur line nd sidewlk for mens on ingress or egress of motor vehicles. Disply Windows Windows on the ground story of uilding used for store disply tht llow visiility into nd out of the store. These windows re locted on Storefront nd Shopfront se types. Doule-Hung Window A window tht hs two movle window frmes tht slide on verticl trck. Eve Height Height of uilding mesured from grde to the lowest point of the primry roof structure. Cp Types The uilding types hve either pitched or flt roofs. Pitched roofs, with or without dormers, invoke more rurl feel thn flt roof, which is more typicl in denser, urn environments. Flt roofs re cpped with prpet which cn hve cornice detil or, more simply, horizontl expression lines. The templte code detils stndrds for oth the pitch of roof nd the height of prpet. Pitched Roof Setck Pitched Roof with Dormers Expression Line A trditionl rchitecturl feture: decortive liner element, horizontl or verticl, on the exterior of uilding tht typiclly delinetes the floors or ys of uilding. Use of this element impcts the perceived scle of uilding y dividing it into more humn-scled pieces. Eyes on the A concept introduced y uthor Jne Jcos tht recommends constructing or redeveloping uildings to hve windows overlooking street so tht people cn monitor street ctivity from inside. Fcde The exterior fce of uilding, including, ut not limited to, the wll, windows, window sills, doorwys, nd such trditionl design elements s horizontl lines, cornice, nd prpet. Front Fcde The fce of uilding djcent to street; corner uildings hve two front fcdes. Ground Story The first floor of uilding tht is level to or elevted ove the sidewlk, excluding sements nd cellrs. Green An open spce type tht is sptilly defined y djcent rights-of-wy or uilding fcdes. The edge of the Green is usully formlly defined with trees or lndscped plnters which surround the grssy center. Greens my e civic or utilized for either pssive or ctive recretion when comined with Plyground. Height The ctul height of uilding, mesured in full nd hlf stories; i.e. 2 /2 is the equivlent of 2 full stories nd one hlf. Height The height of the uildings types is mesured in stories, specificlly hlf-stories to ccount for uildings with visile sements. All stories re mesured floor to floor. The ground story of uilding is the first floor of uilding tht is level to or elevted ove grde. The upper stories of uilding egin t the first floor ove the ground story. Specific stndrds for the height of prpet, pitch of roof, nd floor to floor heights re outlined in the templte code. Building types constructed with pitched roofs with dormers hve regultions tht llow n dditionl story, if locted within the roof structure. Below is n exmple of this type of uilding nd how it is mesured. Flt Roof with prpet Height: 2 Stories Story within Roof Structure Upper Story Upper Story Ground Story Pitched Roof Height: 2 Stories Pitched Roof with dormers Flt Roof with Prpet Holding the Corner Building up to oth the front nd side property lines on corner lot, in sense holding down or nchoring the corner. Ground Story Height: 3 Stories Septemer

16 Form-Bsed Code Templte Smple Definitions Lot A piece of lnd within lrger sudivision tht is intended for developed. Lot Line The property lines ounding lot. Mssing The mnner in which uilding s proportions height, depth, nd size re proportionte to the width of the street on which it is locted. Medin A pved or lndscped islnd seprting lnes of trffic tht trvel in different directions. Mixed-Use A uilding tht includes more thn one use; typiclly hving different uses on the first floor thn the upper floors of the uilding. A common exmple is ground story commercil with offices or residences on upper floors. Multiple-Fmily Building A ctegory of uildings housing more thn one fmily. Office Uses Non-retil nd service usinesses tht do not require Storefront se type to conduct usiness. Open Spce Type The types of open spce permitted y this templte code. Prpet A cp type tht is trditionl rchitecturl feture with low wll t the edge of the roof tht screens the roof itself, therey creting roof line. It is found on flt roofs nd is frequently used to hide mechnicls. Prk An open spce type usully creted round n existing nturl feture such s river, corridor, lke, or forested re. It is the lrgest type of open spce nd is the most nturl without Lot nd Site Coverge of Buildings Cur Cut Lot Line Accessory Bldg Principl Bldg Corner Lot Lot Lot Cur Cut Lot Line Site Coverge of Buildings = (Principl + Accessory Bldg Are) / Totl Lot Are defined edge or center. Both pssive nd ctive recretion re permitted nd it my e comined with Plyground or ll fields nd courts. Pver A rick or lock of stone used in specil sidewlk or crosswlk pving. Pedestrin Relm The re of the pulic right-of-wy intended for pedestrin trvel; the re etween the fce of the cur nd the nerest property line. Pitched Roof A cp type typiclly found on uildings contining residentil uses. A type of roof with slope or pitch tht my or my not include dormer windows. Plyground An open spce type tht cn e pved or lndscped nd includes ply equipment nd ll courts or fields depending on the size of the spce. Typiclly the re is fenced nd is found in primrily residentil res. Lot Line Porch A se type tht is covered re djoining n entrnce to uilding, usully with seprte roof. It my e comined with visile sement nd my e enclosed. Property Line A line tht leglly descries the oundries of piece of property or lot. Primry A pedestrin-oriented street tht hs uildings constructed within n pproprite uild-to zone resulting in little to no front or side yrd setck, continuous streetwll tht defines the spce, nd few to no interruptions from cur cuts. Principl Structure A uilding tht houses the primry use on the lot. Recessed Entry A trditionl rchitecturl feture: doorwy tht is inset from the front fcde of uilding. Right-of-wy There re two primry pieces of the right-of-wy, the trvelwy relm, which includes the vehiculr trvel lnes, icycle lnes, nd prking lnes, nd the pedestrin relm, which includes the sidewlk nd ny streetscpe enhncements or street furniture. Below is hlf of right-ofwy, the other hlf mirrors wht is illustrted. Trvelwy Relm Right-of-Wy Pedestrin Relm Primry vs. Secondry Primry streets re pedestrin-oriented streets with few to no interruptions from drivewys; the pedestrin relm is continuous pthwy. A streetwll is formed long these streets with uildings tht re constructed within the pproprite uildto zone for the uilding type nd with little to no side yrd setcks. Secondry streets re utilized for ccess to prking nd loding res. The pedestrin pthwys long secondry streets re chrcterized y intermittent interruptions from these cur cuts. Property Line Primry Secondry 76 Grnd Vlley Metro Council Form-Bsed Code Study