TOWNSCAPE. Form Based Codes

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1 Key Standards Processes and Procedures 1. Are you considering using an FBC in your community? 2. Are you trying to determine if it will be effective? 3. Are you trying to determine how you can best sell the concept to your PZ and CC? 4. Are you just trying to get a better understanding of what an FBC is? 5. What other questions do you hope to get answered?

2 1. Overview 2. Key Standards of FBCs 3. Processes and Procedures

3 Truly great places have certain characteristics ti some accidental, some designed: Land use mix Building height, setback, openness Continuity of facades Street design Handling of parking Flexibility /Organic Goal is to: 1. Create great places where people want to be. 2. Design the public realm for flexibility and sustainability. Conwy, Wales Fort Worth

4 Natural Transect duany plater-zyberk

5 Foodstuff Transect duany plater-zyberk Building Type Transect

6 Norman Rockwell Transect Paris Hilton/Brad Pitt Transects duany plater-zyberk

7 De-emphasizesemphasizes Use and Setbacks, and Emphasizes Form Ensures a High Quality Public Realm Calibrated to the City s Vision and Character

8 Creating great streets Blocks and Massing Versatile Building / Infrastructure Mixing of Uses Introducing public open space & Clustering anning ealty/gateway Pla Photo: Arcadia Re Ephesus, 1 st CBC Disney Land Collingwood, Ont.

9 Provides Sustainability Mixture of Uses Variety of unit size & type Quality Flexible Infrastructure of Buildings, Parks, Streets t and Trails Travel Options walk, cycle, transit Shade paved areas Connected to walkways, transit, open space and services Reduced d parking footprint t Roads Transit Parks/Open Space/Trails Drainage Civic Space/Facilities Ownership Patterns

10 Townscape, Inc.

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12 1. Streets 2. Block Face 3. Uses 4. Buildings/Building Types 5. Civic Space 6. Parking 7. Signs

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16 Opportunities to Meet and Greet Classic Elements ~ Windows at grade along all street faces ~ Windows above to be oriented vertically ~ Trees and awnings to provide shade ~ Brick, stone and stucco construction

17 Bulb-outs at crossings Special paving at crosswalks On-street parking and street trees Pedestrian- oriented signage Shade for Pedestrians, Vehicles and Paved Surfaces Lawrence-Livermore Livermore Labs: 7-11 degrees cooler ambient 40 degrees cooler on surface

18 Articulation Landmark features at intersections and view termini Building Line Building Height Life Cycle Needs Changing Demographics and Preferences Changing Work Patterns & Job Creation

19 Boomers! Note: The reference population for these data is the resident population. Source: U.S. Bureau of the Census, 1943, Table 2. Household With Children 48% 33% 28% Without Children 52% 67% 72% Single 13% 26% 28% Source: Census for 1960 and 2000, 2025 adapted from Martha Farnsworth Riche, How Changes in the Nation s Age and Household Structure Will Reshape Housing Demand in the 21st Century, HUD (2003). DFW in % of all Households are single persons 47% of Mortgagees are singles DMN Sept 26, 2005 The Metroplex will add about 4 million people over the next 25 years; going from 5 million in 2000, to 9.1m in 2030.

20 71% of elderly want transit options (AARP) Affluent elderly are wanting urbane opportunities 50% of public want expanded transit investment, but only 25% want new roads (NAR) Young Professionals are delaying child-rearing Even families with children are increasingly looking for pedestrian- oriented communities Life-Cycle Housing More social community when people are out of their cars Create Synergy of Uses Housing & Retail Plazas & Retail Live-Work

21 Sachse Ages: No Moves or Deaths 80% 70% 60% 50% 40% 30% 20% 10% 0% Under 45 Over 45 Sachse Home Re-Sales $/SF $85.00 $83.00 $81.00 $79.00 $77.00 $75.00 $73.00 $71.00 $69.00 $67.00 $ ,400-2,100 SF 2,100-4,500 SF

22 Proximity to Open Space Trails Retail Services Schools Transit Properties near DART light rail stations recorded valuation increases about 25% greater than neighborhoods in a control group not served by DART between 1994 and Between 1997 and 2001, median values of residential properties increased 32.1% near DART stations compared to 19.5% in non- DART areas. Median values of office buildings near DART stations increased 24.7% versus 11.5% for non-dart properties. Source: UNT Center for Economic Development and Research, DART Light Rail s Effect on Taxable Property Valuations and Transit-Oriented Development, January 2003:

23 Properties within 100 feet of public open space have a 23% Premium. There is a measurable premium for up to a quarter mile. Three Minute Walk Accounts for 85% of Total Premium. 41% 63% 76% 85% 91% Source: Valuing Open Space: Land Economics and Neighborhood Parks Massachusetts Institute of Technology Center For Real Estate, and School Of Architecture Based on MLS Data for 3,400 Home Re-sales Near 15 Neighborhood Parks Across DFW The Apple Cart $ Versus The Fruit Cart $$$ Variables: Mix of Uses Housing Type and Size, Proximity to Amenity (Transit, Open Space, Trails, Walkable Retail)

24 Can create a distinctive destination Compactness Background, Landmark and Civic Buildings Buildings should be flexible for different uses over time ~ Flexible space, esp. at grade ~ Building types with quality materials and form

25 Tripartite Architecture/Bay Rhythm/Expression Ground floor must be constructed of durable materials Retail at-grade ~ Accentuate Retail ~ Canopies on south, east and west sides ~ Clear glass Windows at grade to be between 30% and 70% of façade Expression Line Between Ground Floor and upper Floors Top Middle Base Bay Rhythm Flex Space at-grade ~ Located on-grade ~ Min. 15 feet floor to floor ~ Canopies along 75% of façade ~ Windows at grade to be between 60% and 80% of façade

26 Residential At-grade ~ Ground Floor min. 2 ft. above sidewalk to separate private space ~ 14-foot setback from front Build-to Line; 8 feet for patio, stoop and stair, and 6 feet of landscape ~ Front Door ~ Windows with a view of sidewalk and street for security and interest ~ Handicapped accessible units to have a low fence with gate. Single Family Patio home Town home Live-Work Mixed Residential Commercial Mixed Use Flexible loft space

27 Add Residential Unit Types and Sizes to Complement Existing Housing, NOT Duplicate it

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31 Rockwall Downtown Green: AnOpenSpace,availablefor unstructuredrecreation.agreenmaybe spatiallydefinedbystreets,landscapingand/or buildingfrontages.itslandscapeshallconsistof g lawnandtrees.theminimumsizeshallbe1/4 acre. Square: AnOpenSpaceavailablefor unstructuredrecreationandcivicpurposeslike thecourthousesquare.asquareisspatially S ti definedbybuildingfrontagesorstreets.its landscapeshallconsistofpaths,lawnsand trees,formallydisposed.squaresshallbe locatedattheintersectionofimportant Thoroughfares.Theminimumsizeshallbe1/4 acreandthemaximumshallbe5acres. Plaza: AnOpenSpaceavailableforCivic purposesandcommercialactivities.aplaza shallbespatiallydefinedbybuildingfrontages orstreets.itslandscapeshallconsistprimarily ofpavementbutincludeshadeintheformof treesorstructure.plazasshouldbelocatedat theintersectionofimportantstreets.the minimumsizeshouldbe3,000squarefeet. PocketParks/Plazas: AnOpenSpace availableforcivicpurposesandcommercial activities.theyshallbespatiallydefinedby buildingfrontagesandstreets.itslandscape shallconsistprimarilyofpavementbutinclude of pavement include shadeintheformoftreesorstructure.the minimumsizeshouldbeatleast400square feet.

32 Maximize on-street parking Hide surface parking Line parking structures with buildings Minimize the Amount of land paved df for parking Consolidate and Share Parking Central Parking Area Limit Assigned Spaces Limit Amount of Parking that can Be Provided Ensure ease of parking accessibility Parking reductions for Mixed Use and Transit Parking structures Provide for Lining Bicycle Parking South Norwalk, CT

33 Signs appropriate for a walkable district 1. Control Building Elements, avoid Style 2. Parking How handled, Reductions in a pedestrian environment Local parking strategy 3. Open Space Requirements

34 Process: Framework Plan Regulating Plan Development Plan Building Permit Review Process Framework Plan Regulating g Plan Development Plan Building Permit

35 Council Adopts as part of Comprehensive Plan Council Adopts as part of Zoning on Property 1. Continuity of access, parking; 2. Public areas/amenities; 3. Reflect elements of the Framework Plan contained in the Comprehensive Plan for the district or sub-district(s) in which the property is located; 4. Where required at-grade retail construction standards will be applied; 5. Designation of terminal vista / Landmark intersection locations

36 Staff Approves Administratively if meets standards and intent of Code 1. Detailed Plan showing proposed 6. General building anticipated uses streets, building footprints, parking areas, and landscaped areas. 7. Parking standards 2. Comprehensive sidewalk 8. Required landscaping under this treatment and corresponding code Plazas or open space 9. Signage standards 3. Public access easements 4. Building disposition 5. Building elevations and possible section 10. Any Waivers being requested Warrants/Waivers Minor: Staff approval upon recommendation by UDO or CRC Major: Council Approval upon recommendation by PZ Requires a Development Plan prior to Building Permit Site Plan Building Elevations and Sections Building Function/Proposed Use Parking Standards being met Any Minor Waivers being requested.

37 Director of Planning and Development (Director) or Designee Decides Minor Waivers (often based on recommendation by UDO and/or CRC) Consolidated Review Committee (CRC) Appointed by City Manager Director, City Engineer, Fire Department, UDO, Others Urban Design Officer (UDO) Third party expert in TND and Sustainable Development Appointed by City Manager with Recommendation of CRC Cost to be born by development fees CRC Advises/ Recommends Director Decides/ Recommends to PZ/CC UDO Advises/ Recommends Design review for best product Incentives for development

38 1. The creation of a Sense of Place and Identity 2. Healthy Mix of Land Uses retail, housing, office, open space 3. Variety of Housing Types 4. Multi-modal modal: Pedestrian, bicycle and auto-friendly 5. Strong design and development Standards 6. Balance of Standards and Process that requires and rewards good development Key Standards Processes and Procedures