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Form-Based Codes:: An Alternative Approach To Zoning

The document outlines the differences between traditional use-based zoning and form-based zoning, with a focus on how form-based codes could help achieve the community's vision for the Trinity River Corridor. Form-based codes emphasize regulating buildings and their relationship to the street to encourage walkable, mixed-use neighborhoods, rather than focusing as much on use. They utilize elements like regulating plans, building standards, streetscape standards, and sometimes architectural standards to achieve this goal in a clear, visually descriptive format. The document discusses how form-based codes have been applied in other cities and next steps to potentially develop one for the Trinity River Corridor.

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elnaz.amh
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123 views

Form-Based Codes:: An Alternative Approach To Zoning

The document outlines the differences between traditional use-based zoning and form-based zoning, with a focus on how form-based codes could help achieve the community's vision for the Trinity River Corridor. Form-based codes emphasize regulating buildings and their relationship to the street to encourage walkable, mixed-use neighborhoods, rather than focusing as much on use. They utilize elements like regulating plans, building standards, streetscape standards, and sometimes architectural standards to achieve this goal in a clear, visually descriptive format. The document discusses how form-based codes have been applied in other cities and next steps to potentially develop one for the Trinity River Corridor.

Uploaded by

elnaz.amh
Copyright
© Attribution Non-Commercial (BY-NC)
Available Formats
Download as PDF, TXT or read online on Scribd
You are on page 1/ 48

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

TRC March 19, 2007

Trinity Corridor
How do we get from here

to here?

TRC March 19, 2007

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
TRC March 19, 2007 4

Additional Considerations
Edges and compatible transitions Non-conforming uses Environmental quality Affordability Levees Views Neighborhood-specific issues
TRC March 19, 2007 5

Existing Zoning Regulations

TRC March 19, 2007

Existing Zoning Regulations


Examples of existing MU-3 Zoning Existing zoning regulations do not provide enough predictability to guarantee vision

TRC March 19, 2007

Existing Zoning Regulations

TRC March 19, 2007

What does Zoning Regulate?


Three primary areas:
Use/Density What is allowed where? Performance How do we operate uses? Form Yard, Lot, Space requirements

TRC March 19, 2007

Types of Zoning Tools


Traditional Use-based Zoning
Performance
Form

Use/Density

TRC March 19, 2007

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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

TRC March 19, 2007

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Existing Walkable Developments

TRC March 19, 2007

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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
TRC March 19, 2007 16

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
20

TRC March 19, 2007

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
TRC March 19, 2007 21

Existing Toolbox
District Regulations Use Regulations Landscape Regulations Sign Regulations
TRC March 19, 2007 22

Streamlined and Integrated

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23

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?
TRC March 19, 2007 24

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
TRC March 19, 2007 26

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

TRC March 19, 2007

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


TRC March 19, 2007 35

Building Standards

Source: City of Benicia, Draft Downtown Form Based Code


TRC March 19, 2007 36

Building Standards

Source: City of Benicia, Draft Downtown Form Based Code


TRC March 19, 2007 37

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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TRC March 19, 2007

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
TRC March 19, 2007 39

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

TRC March 19, 2007

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Streetscape Standards
Pedestrian amenities Landscaping Building Setbacks

Source: City of Knoxville, South Waterfront, Form Based Development Code


TRC March 19, 2007 41

Streetscape Standards
Pedestrian amenities Landscaping Dedicated parking lanes

Source: City of Peoria Land Development Code


TRC March 19, 2007 42

Architectural Standards
Not in all codes More detailed requirements for building design

TRC March 19, 2007

Source: Arlington, Virginia Columbia Pike Form Base Code

43

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


TRC March 19, 2007 45

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

TRC March 19, 2007

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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
TRC March 19, 2007 47

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

TRC March 19, 2007

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