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HomeMy WebLinkAbout08152023 Planning & Zoning Work Session Packet Planning & Zoning Commission Work Session Packet Work Session Tuesday, August 15, 2023 Council Chambers, City Hall At 6:00 pm The City of Seward,Alaska SEWARD PLANNING AND ZONING COMMISSION jo WORK SESSION AGENDA August 15, 2023 6:00 pm Council Chambers Clare Sullivan 1) CALL TO ORDER Chair Term February,2024 2) STAFF COMMENTS Vanessa Verhey 3) DISCUSSION ITEMS Vice Chair Term February,2026 a. Propposed Sign Code Revisions...................................................3 Nathaniel Charbonneau b. Proposed Development Requirement Revisions........................20 Commissioner Term February,2024 c. Current Development Requirements.........................................24 Brenan Hornseth e. Multi family dwelling concept#1..............................................29 Commissioner Term February,2025 f Multifamily dwelling concept#2..............................................33 Sean Ulman Commissioner g• Multi family dwelling concept#3.............................................35 Tenn February,2025 h. Form Based Code Overview.....................................................39 Vacant Commissioner 4) ADJOURNMENT Term February,2026 Vacant Commissioner Term February,2025 Norm Regis Acting City Manager Jason Bickling Community Development Director Courtney Bringhurst City Planner Selena Soto GIS Technician Kris Peck City Clerk 1 OUTCOME GOALS ib, FOR WORK SESSION 1) Identify changes to the sign code that will help provide more clarity regarding temporary sign requirements and restrictions. 2) Discuss if adding figures to the sign code will help to visually clarify measurement requirements for signs. 3) Discuss reducing square footage requirements for multi-family dwellings in commercial districts and the effects it could have on future development. 4) Provide an overview of Form Based Code and discuss the Commissioners' thoughts regarding its application to Seward. BACKGROUND: Sign Code Updates: There has been confusion on what kind of temporary signs are allowed within City limits, and difficulty enforcing the sign code when it is not explicit on what is allowed and not allowed. The intent of city code is to prohibit all types of signs that are distracting and potentially dangerous to traffic and pedestrians. The goal of the Commission is to make sure the language within code supports that intent. Square Footage Requirements forMulti family Dwelling: Commercial districts such as central business, harbor commercial, and auto commercial are intended to have a higher density of development. The central business and harbor commercial allow for 100% lot coverage, and auto commercial allows for 50% lot coverage. City code currently requires 9,000 square feet for a multi-family dwelling up to 4 units. Each structure with over 4 units requires an additional 1,200 square feet. This is very restrictive in these commercial zones where higher density should be encouraged. There are many parking solutions today that can make better use of land then simply paving over large sections of develop-able property. 2 SIGN CODE: PROPOSED REVISIONS 3 Chapter 15.20.Signs Chapter 15.20. Signs 15.20.010 Purpose and scope. It is the purpose of this chapter to promote: A. The protection of the health, safety, property and welfare of the citizens of Seward,and aesthetics of the community; B. Commercial and civic communications that accommodate the need of the community to convey information to the public; C. The protection and enhancement of the historic charm and natural beauty,and the visual character and identity of the community, by the thoughtful placement and design of signs; D. Flexibility and incentive for creative and innovative sign designs; E. The proper maintenance of signs;and F. Consistency with the goals and objectives of the Seward Comprehensive Plan. (Ord. 98-02) 15.20.015 Definitions. For purposes of this section,the following definitions pertaining to signs shall apply: Abandoned sign.A sign or sign structure which no longer identifies or advertises a bona fide business,lessor, service,owner, product,or activity,and/or for which no legal owner can be found. Animated sign.Any sign which uses movement or change of lighting to depict action or to create a special effect or scene. Awning or canopy(marquee).A permanent roof-like structure projecting beyond a building wall at an entrance to a building,or extending along and projecting beyond the building's wall,and generally designed to provide protection against the weather. Awning sign.A sign that is a part of or attached to an awning,canopy or marquee. BBB BBB BBB BBL] BBB 888 71 000 Oo0 trade ouse—, 4 Banner. A temporary sign made of fabric or similar nonrigid material with no enclosing framework,but secured to a solid structure at all four corners. Flags as defined by this Chapter NatieRal flags,state^r mun;c; flags F the 9#0eial flag of aRy;RStit„t;GR OF ROR al G .Ai„^shall not be considered banners. Banners _ Building marker.Any sign indicating the name of a building and date and incidental information about its construction,which sign is cut into a masonry surface or made of bronze or other permanent material. Construction sign.A temporary sign identifying an architect,contractor,subcontractor,and/or material supplier participating in construction on the property on which the sign is located. Directional sign.A sign containing no advertising,and designed to direct, inform or guide pedestrian or vehicular traffic to a location, place or convenience parking,drive through window, restrooms. Electrical sign.A sign lit or put in motion by means of electrical power. Facade(false front).A false,superficial or artificial facing on a building,given special architectural treatment. It may or may not be part of the structural wall. Feather sign.A generally narrow vertical temporary sign where the sign is mounted onto a pole or individual mounting device with the intent of utilizing natural or man-made air movement. Feather signs Prohibited Flag.A small piece of cloth or similar material,attached at one edge to a pole and used as the symbol or emblem of a country or institution,or as a marker or signal. Flashing sign.A sign which contains an intermittent or sequential flashing light source. Freestanding sign (pole, monument or ground sign).A permanently mounted,self-supporting sign supported from the ground by means of poles,standards,or any other type of base. Illuminated sign.A sign illuminated in any manner by an artificial light source. 5 Incidental sign.A sign,emblem,or decal informing the public of goods,facilities,or services available on the premises,e.g.,a credit card sign or sign indicating hours of business. Identification sign.A nonelectric sign limited to the name,address and/or occupation of an occupant or group of occupants. Indirect illumination. Use of lights which are shielded from public view,to indirectly project illumination onto a sign which is, itself, not internally lit. Inflatable Sign.A temporary sign filled by air or other gas and designed to be tethered to the ground. MaFGluee kanepy OF awnOng).-A peFpAaneRt FE)G-f like S-41-16-WiFe PFOjecting beyond a building wall at an eRtFance to a bUildiRg,OF extending along and pFejeeting beyond the building's wall,and geneFally des.gned to TO'R]'T'GIRee smgRTrsigR thatj a pQrrOTVTQ•CCRITR.ti COQR. Nameplate. A nonelectric sign limited to the name and address of an occupant or group of occupants. Nonconforming sign.Any sign which was legally erected, but does not now conform to the regulations of this chapter. Off-premises sign (billboard).A sign or structure which advertises a business, person,product,activity or service not on or offered on the property on which subject sign is located,also known as a billboard,off-site,or outdoor advertising sign. On-premises sign.A sign which pertains to the use of the premises on which it is located. Parapet.The extension of a false front or wall above a building roofline. Point of purchase display.Advertising of a retail item accompanying its display,e.g.,an advertisement on a product dispenser. Political sign.A temporary sign used for the purpose of advertising, promoting or endorsing a political candidate, party initiative, issue, referendum or ballot proposition. Portable sign.A sign that is not attached to any building or structure. It may readily be picked up and moved from one location or another. It may be with or without its own wheels. Portable signs Allowable *on private property *max 10 sgft Prohibited \fir Projecting sign (fin or right angle sign).A sign affixed to any building or structure,the edges of which extend perpendicularly beyond such building wall. Readerboard sign (bulletin board).A sign face consisting of tracks to hold readily changeable letters,allowing frequent changes of copy. Real estate sign.A temporary sign which is used to offer for sale, lease,or rent the property upon which the sign is placed. (Note: cross reference deleted since none of the other temporary signs(political,construction) in this chapter contained the cross reference) 6 Roof sign.Any sign erected over or on the roof of a building. ROOF SIGN ROOF SIGN 00 0 00 000 Front elevation Side Section Roofline. Either the edge of the roof which is the junction of the roof and the perimeter wall of the structure, or the peak or ridge line,whichever forms the line of the building silhouette. Sign.Any device fixed to, painted on,or incorporated into the building surface;displayed from or within a building or structure;or free-standing upon the site,and which is(a)visible from a public right-of-way and (b) designed to convey or direct a message to the public concerning the identification of the premises or to advertise or promote the interests of any private or public firm, person or organization. Sign area.The area of all lettering,wording,and accompanying designs and symbols,together with the background on which they are displayed, but excluding any supporting framework and bracing which are solely incidental to the display itself provided the same do not contain any lettering,wording,designs,or symbols.When two identical signs faces are placed back-to-back,so that both faces cannot be viewed from any point at the same time,and when such sign faces are part of the same sign structure,only one side shall be considered for the purpose of calculating total sign area. Sign height.The vertical distance between the highest part of the sign or its supporting structure,whichever is higher,and a level plane going through the nearest point of the improved public right-of-way,other than an alley. In the event a sign is equidistant from more than one improved public right-of-way, none of which are alleys, the highest point shall be used. Sign,sandwich board (also V-shaped). Signs erected upon common or separate structures which present a V- shape appearance and having an exterior angle between faces of not more than 45 degrees with a distance between faces of such signs at their closest point not exceeding two feet. Sign structure.A structure which supports or is capable of supporting any sign as defined in this code.A sign structure may be a single pole or poles and may or may not be an integral part of a building. If a "support" is "internally or decoratively illuminated,"then it is counted as a sign and must conform to this chapter. Snipe sign.An off-premises temporary or portable sign illegally placed in the public right-of-way. These may include signs stuck in the ground,orPesteF affixed to a tree,fence, utility pole or any other object. Special events sign.Signs that announce a civic,cultural or community, uRique OF Fandem event. Street frontage.The length of a property line that borders a public right-of-way which provides the principal means of access.Alleys, public parking lots,emergency access and/or pedestrian easements are not generally considered as public rights-of-way for purposes of this definition. 7 Suspended sign.A sign that is suspended beneath a canopy,ceiling, roof,or marquee. SUSPENDED SIGN ..r� " I Temporary sign.Any sign, h-......,.- p ..+ ..-.I-.Ree O -..J.eFtiSiRg display G RStFUGte d of eleth a as light fabFiG .,-..-.Jh..aFd . allb.aFG! OF GtheF light......+,,....�..,i+h„ .xitheut f...... es not permanently fixed and intended to be displayed for a short period of time only. Traffic sign (safety sign).A sign which functions primarily to provide for the efficient,safe and orderly flow of traffic. Wall sign.A sign painted, mounted or otherwise affixed to the wall of a building or structure, parallel to the building,and confined to the limits of outside wall,which includes windows and doors. WALL SIGN 0 0 0 0 0 -1 0 Window sign.All signs located inside and affixed to or within three feet of windows of a building,whether temporary or permanent, lighted or unlighted,which may be viewed from the exterior of the building.The term does not include merchandise. (Ord. 98-02; Ord. 99-16,§5, 1999; Ord. No. 2010-007,§ 1, 10-25-2010;Ord. No. 2019-002,§ 1, 1-28-2019) 15.20.020 Administration and enforcement. A. Except as provided herein, it shall be unlawful to display,erect, relocate or alter any sign without the property owner first filing with the Administrative Official,as defined under section 15.01.015,a written application and obtaining a sign permit. 8 B. When a sign permit is issued by the Administrative Official, it shall be unlawful to change, modify,alter or otherwise deviate from the terms and conditions of said permit without prior approval of the Administrative Official.A written record of such approval shall be entered upon the original permit application and maintained in the files of the Administrative Official. C. A sign permit shall become null and void if the work for which the permit was issued has not been completed within six months of its issuance. Before such work can be recommenced,a new permit to do so shall first be obtained,and the fee shall be one-half the amount required for a new permit. D. Fees shall be set by resolution of the City Council. E. The Administrative Official reserves the right to issue abatement letters and to impose fines as established in Chapter 15.01.050 and Chapter 1.05 for any violations to the requirements of this chapter. E. Issuance of a certificate of occupancy for each new facility using a sign for identification or advertising shall be contingent upon approval of a sign permit. F. Exceptions: 1. Painting, repainting or cleaning of a sign or the changing of copy or message thereon shall not be considered an erection or alteration which requires a sign permit, unless structural change is made. 2. Other specific exceptions are listed under signs allowed without permits. (Ord. 98-02; Ord. No. 2019-002,§ 1, 1-28-2019) 15.20.021 Measurement standards. The following regulations shall control the computation and measurement of sign area and sign height: A. The sign area shall include the face of all the display area(s),the sign frame,the structural support,and any attendant construction of the sign,except as follows: 1. Structural support that is located below the sign face area and its accompanying frame,does not contain a message other than the street number in conformance with 12.01.020,and is clearly distinguishable from the sign face area,shall not be considered sign area. FIGURE 15.20.A I HHH . � CANO. --,r----, r------ --Y�'�'iY�'1__ _ 0 9 B. For a sign that is framed,outlined, painted,or otherwise prepared and intended to provide a background for a sign display,the area of the sign shall be the area of not more than three geometric shapes that encompass the entire area of the sign including the background or frame. C. For a sign comprised of individual letters,figures,or elements on a wall or similar surface of a building or structure,or an irregular shaped freestanding sign,the area of the sign shall be the area of not more than three regular geometric shapes that encompass the perimeter of all the elements in the display. FIGURE 15.20.8 d uE 1EIR 00 0 00 0 D. For freestanding and projecting signs the sign area shall be computed by the measurement of one of the faces when two display faces are joined,are parallel,or are within 30 degrees of being parallel to each other and are part of the same sign structure. For any sign that has two display surfaces that do not comply with the above regulation,or has more than two display surfaces,then each surface shall be included when determining the area of the sign. FIGURE 15.20.0 Sign Area Sign Area Sign Area -- i i FREESTANDING POLE i SIGN i MONUMENT SIGN SIGN 10 FIGURE 15.20.D Sign Area -- - - i z ' H H Z U f7 W I4 p "' Sign Area _________ \ti SUSPENDED', ----- SIGN E. The height of a freestanding sign shall be measured from the elevation of the edge of the public right- of-way immediately adjacent to,or nearest the sign structure,to the highest point of the sign, its frame,or decorative features. FIGURE 15.20.E H he MONUMENT SIGN POLE SIGN Height (Ord. No. 2019-002,§ 1, 1-28-2019) 11 15.20.025 Requirements applicable to all signs. The following provisions shall apply in all zoning districts to all signs governed by this ordinance,subject to the specific regulations in each zoning district: A. Whenever two provisions of this code overlap or conflict with regard to the size or placement of a sign, the more restrictive provision shall apply. B. In matters of unspecified uses or clarification,the Administrative Official shall make determinations. C. Except when approved by the City Council for civic purposes,signs are considered an accessory use on a lot. Only signs identified under section 15.20.030 are allowed on vacant lots. D. Signs containing non-commercial speech are permitted anywhere business signs are permitted and are subject to the same regulations applicable to such signs. E. All signs, including signs heretofore installed,and the area around the base of each freestanding sign, shall be constantly maintained in a state of security,safety and repair. If any sign is found not to be so maintained,or is faded,frayed,er--is insecurely fastened or otherwise dangerous, it shall be the duty of the owner and/or occupant of the premises on which the sign is fastened to repair or remove the sign within five days after receiving notice from the administrative official. F. Illumination from or upon any sign shall be shaded,shielded,directed or reduced so as to avoid glare or reflection of light on private or public property in the surrounding area and so as to avoid distracting pedestrians and motorists. G. In those cases where a business or institution has frontage on more than one street,signs are allowed on each street frontage, provided they are in conformance with applicable district regulations,and that frontage limits are not combined. H. The symbol,slogan or national trademark of a national brand beverage or other product that is sold on the premises shall not comprise more than 25 percent of the total area of the sign. National brand logo signs designed to hang in a window and not exceeding four square feet,and signs advertising products that form the bulk of the business transaction,are exempted from this provision. J. No sign shall be located so as to physically obstruct any door,window or exit from a building or be hazardous to a motorist's ingress and egress from any public or private parking area. K. Signs used seasonally are to be included in the total square footage of sign area allowed for that district. L. In no case shall any portion of a sign attached to a building exceed the maximum allowable building height limit,or more than four feet above the roof line,facade or parapet height,whichever is less. M. No sign shall exceed the roofline of a building within any historic district. N. Freestanding signs are subject to the following limitations: 1. Maximum height of 20 feet or the height of the building,whichever is less; 2. One per parcel; 3. Only allowed within front yards or side yards which are adjacent to a street. O. No readerboard sign may exceed 32 square feet per side;changeable letters of such signs must be adequately secured against wind loss,and each readerboard sign must be one of the following: 1. A wall sign; 2. A marquee sign; 12 3. A freestanding sign within a structural framework. P. Except in the central business district(CBD)zone and along the west side of Fourth Avenue between North and South Harbor Streets, no sign,except temporary street banners,shall project into the airspace above any right-of-way or sidewalk. Q. Projecting signs(fin or right angle signs)are subject to the following limitations: 1. One per pedestrian entrance; 2. Maximum height of 20 feet or the height of the building,whichever is less; 3. Shall not extend over a public sidewalk in excess of the width of the sidewalk; 4. Shall maintain a clear vertical distance above the nearest grade by a minimum of eight feet. 20'max height Z z N H Z U W ' I I"1 V7 0 a E E c E Co (Ord. 98-02; Ord. No. 2010-007,§ 1, 10-25-2010; Ord. No. 2019-002,§ 1, 1-28-2019) 15.20.030 Signs allowed without permits. The following signs are not subject to a permit requirement if the following standards are met.They shall be regulated by the following size and placement standards and shall not be included when calculating permitted sign area for any building or parcel. If a proposed sign exceeds the limits of this section,a sign permit must be obtained and the signage must count toward the total allowed signage for the building or parcel. A. Nameplates not exceeding two square feet and building markers; B. Standard flags and insignia of government, religious,civic,charitable,educational or philanthropic groups which can, in no way,be construed as advertising; C. Signs identifying the historic name of a building, provided that such name is approved by the historic preservation commission and the sign does not exceed 20 square feet in size; 13 D. Legal notices,traffic signs, information signs, historic signs or directional signs erected by government bodies and signs required by law; E. Directional signs not exceeding six square feet(directional signs contain no advertising); F. Signs advertising subdivision tract developments of two or more acres, not exceeding 32 square feet and limited to one such sign per street frontage; G. Incidental signs not exceeding four square feet each; H. Notices and warning signs of not more than two square feet each in area, i.e.,vacancy, no trespassing, beware of dog; I. Point of purchase advertising displays; J. Structure or improvements intended for a separate use,such as,donation containers, product dispensers,trash receptacles or recycling boxes; K. Suspended signs provided they do not extend farther from the building facade than the marquee or canopy to which they are attached,do not exceed four square feet in area,and maintain a clear distance of eight feet between the sidewalk and the sign bottom. One sign per pedestrian entrance; L. Signs or scoreboards on athletic fields intended for on-premises viewing; M. Fuel price signs not exceeding 20 square feet per sign face,with one sign allowed per abutting street right-of-way; N. Two-sided or three-sided signs mounted on the roof of a vehicle for hire(as defined in section 8.20.010) not exceeding 14 inches in height and 39 inches in length on each side; signs on the side of said vehicle not exceeding four square feet;or a sign mounted between the bumper and the lowest level of the rear window, not exceeding 18 inches by 36 inches; O. Signs on vehicles, primarily and actively used for business purposes,which identify the firm or its principal product(see also section 15.20.035C.); P. Wall and freestanding murals which are purely decorative in nature and content,and do not include advertising by picture or verbal message; Q. Signs painted on or placed inside windows,as long as they do not extend beyond the first story of the building and do not block any opening required for entrance or exit from buildings; R. Temporary signs may be posted for not more than 30 days OR a 190 day tome peFie d. 1. One temporary sign is allowed per property if non-commercial residential,and one for each business in commercial districts; 2. Temporary signs may include banners,flags OF an ; 3. Temporary signs may not exceed 12 square feet in residential areas and 32 square feet in commercial or industrial districts; 4. Temporary signs referencing a date or event must be removed within ten days following the date or event; 5. Special noncommercial event signs may be erected two weeks prior to the event. 6. Flag banners and portable signs may be allowed during specific scheduled community events such as the Mermaid Festival and Fourth of July. 6. Temporary signs posted on City property require approval by the City Manager. 14 7 Political signs not more than six square feet per sign in residential districts and 32 square feet per sign in commercial districts may be displayed no earlier than 30 days prior to any election and shall be removed within seven days following the election; provided that signs erected for any primary election that remain relevant to the following general election may be maintained for the period between elections; 8 Garage sale signs located at the site of the sale. FIGURE 15.20.F—Temporary Signs Banners Feather signs Prohibited 4 Political signs (Residential Districts) Political signs Max 6 sqft (Commercial Districts) Max 32 sgft Small yard signs Snipe signs ('r Aited n yre�ses and in rigM1t-W-vaysJ I I (Ord. 98-02; Ord. No. 2010-007,§ 1, 10-25-2010; Ord. No. 2019-002,§ 1, 1-28-2019) 15.20.035 Prohibited signs. Unless otherwise and specifically authorized,the following signs are prohibited in all districts: A. Any sign contrary to the provisions of this chapter; B. Signs within any sight distance triangle or right-of-way, unless otherwise authorized; C. Signs attached to,or placed on,vehicles or trailers which are parked or located for the primary purpose of displaying said sign (see also signs allowed without permits—vehicles with signs used in the normal course of business); 15 D. Off-premises signs and/or billboards except the posting of temporary signs relating to civic events subject to the limitations of this chapter; E. Snipe signs; F. Portable signs,except sandwich boards provided that they do not exceed ten square feet per side and are located entirely on private property; FIGURE 15.20.G Allowable *on private property *max 16 sgft Prohibited G. Signs which interfere with radio and television reception; H. Flashing and animated signs;except time and temperature; and except open signs placed inside a window; I. Any sign with incandescent lamp bulbs exposed to view,with or without internal or external reflectors; not to include neon signs as allowed in other sections of title 15; J. Banners,clusters of flags,feathersigns, pennants, ribbons,streamers, balloons or bubble machines, except as allowed under section 15.20.030R.; K. Suspended strings of lights,spinners;twirlers or propellers;flashing, rotating(except barber poles)or blinking light; beacons; chasing or scintillating lights;flares,or signs containing elements creating sound; L. Abandoned signs or sign structures; M. Signs imitating or resembling a traffic-control sign,signal or device,or the light of an emergency vehicle; or which obstructs the visibility of any traffic or street sign or signal device; N. Projecting signs and freestanding signs fronting alleyways; O. Signs advertising a home occupation. (Ord. 98-02; Ord. No. 2010-007,§ 1, 10-25-2010) 15.20.040 Sign standards by zoning district which require permits. All signs, except those specifically allowed without permits,shall be calculated in determining the total square footage of sign area on a parcel. A. Residential districts. Only the following types of signs shall be permitted in the residential zoning districts,except as provided for otherwise within this chapter and zoning code. Illumination of these signs shall be limited to indirect lighting. 16 1. Signage for churches, public and quasi-public institutions, including schools and municipal buildings may erect for their own use: a. One identification sign not exceeding 20 square feet in area; b. One announcement sign or bulletin board not exceeding 20 square feet in area; C. The height of any freestanding signs shall not exceed eight feet. 2. Multiple family(two-to four-unit)dwellings are allowed one sign identifying the premises, not exceeding six square feet in area,and five feet in height if freestanding. 3. Multiple family dwellings of five units or more may have one sign, not exceeding 20 square feet in area and if freestanding, not exceeding eight feet in height. B. Office residential,auto commercial,and industrial districts. 1. For any permitted residential use,signs for such use shall conform to the requirements in subsection A. of this section. 2. For all permitted uses,or legal nonconforming uses,the combined square footage of signs shall not exceed one square foot per lineal foot of property street frontage,to a maximum of 200 square feet per parcel. 3. Signage is not allowed within side yards or attached to sides of buildings which front side yard areas,except in cases of multiple frontage lots where a side property line fronts an alley. 4. Signage fronting alleys is limited to one identification sign, not exceeding two square feet, unless a business has a customer entrance on the alley. If a business has a customer entrance on the alley, up to 25 percent of the property's total allowed signage may be reallocated,as a wall sign only,to front the alley. 5. Freestanding;and projecting and signs, if internally illuminated,shall not exceed 32 square feet in area per side;otherwise,a maximum of 50 square feet per side is allowed (see subsections 15.20.025L. or 0.for freestanding or projecting sign limitations). C. Central business district. For all permitted or legal nonconforming uses,the following limitations shall apply: 1. Combined square footage of signs shall not exceed two square feet per lineal foot of street frontage to a maximum of 200 square feet per parcel. 2. Any portion of a property's total allowed signage may be allocated to the sides or rear of the lot at the discretion of the property owner. 3. Freestanding signs, if internally illuminated,shall not exceed 32 square feet in area; otherwise,a maximum of 50 square feet is allowed (see section 15.20.025L.for freestanding sign limitations). 4. Marquee or projecting signs,which project over a public right-of-way may not extend farther toward the street than the marquee or the width of the sidewalk and may not exceed 25 square feet in area (see section(s) 15.20.030K.for under-marquee signs, 15.20.0250. for projecting signs). D. Harbor commercial district. 1. The following property frontages may be combined at one square foot per lineal foot of frontage to maximum of 200 square feet of signage per parcel: a. A street; b. The harbor basin; 17 C. The public boardwalk; d. Where a building faces toward a street but does not abut it; or e. A public parking lot. 2. At the discretion of the property owner,any portion of a property's total allowed signage may be allocated to the sides or rear of the lot not fronting La.—e.,above so long as it does not exceed one square foot per lineal foot of that property line. 3. Freestanding, projecting and marquee signs, if internally illuminated,shall not exceed 32 square feet in area per side;otherwise,a maximum of 50 square feet per side is allowed (see section 15.20.025L.for freestanding sign limitations). 4. Marquee or projecting signs,which project over a public right-of-way may not extend farther toward the street than the marquee or the width of the sidewalk and may not exceed 25 square feet in area (see section 15.20.030K.,for under-marquee signs,and section 15.20.0250.,for projecting signs.) E. Institutional,park and resource management districts. 1. Signs for any permitted commercial and industrial uses shall conform to the requirements in subsection B. herein. 2. Signs for all other permitted uses,or legal nonconforming uses,are subject to the following limitations: a. One permanent identification sign is permitted for each premises.The area of the sign shall not exceed one square foot for each lineal foot of street frontage, provided no such sign shall exceed 40 square feet; b. No sign shall exceed eight feet in height; and C. Illumination for institutional facilities shall be restricted to indirect lighting. (Ord. 98-02; Ord. 99-16,§5, 1999; Ord. No. 2010-007,§ 1, 10-25-2010) 15.20.050 Nonconforming signs. The intent of this section is to permit the continuance of nonconforming signs until such time as they are removed, but not to encourage their perpetuation or expansion. A. Nonconforming signs are allowed to continue,subject to the following: 1. Shall not be used as grounds for adding additional nonconforming signs; 2. Shall not be structurally altered so as to change the shape,size or type of the sign,or be relocated, except into conformance with this Code; 3. Shall not be allowed to remain after the activity, business or use to which it relates has been discontinued; and 4. Must be removed if damaged in such a manner that the estimated expense of repair exceeds 50 percent of its replacement value. B. Nothing in this section shall relieve the owner or user of a nonconforming sign,or owner of the property on which the nonconforming sign is located,from the provisions of this Code regarding the safety, maintenance and repair of signs. 18 C. An illegal sign is any sign within the City limits which does not comply with the requirements of this Code or previous codes at the time the sign was erected,and which is not eligible for characterization as nonconforming.The City may immediately remove any sign located on City property or right-of-way. (Ord. 98-02) 15.20.055 Variance procedure provided. A. The commission is hereby authorized to grant special variances from the provisions of this chapter in accordance with the following restrictions: 1. To encourage the use of signs which are harmonious with Seward's scenic beauty and historic character,the commission may issue a variance for specific signs up to 1.5 times larger than provided in this chapter. Each applicant for such variance shall submit a scale drawing and a color rendering of the proposed sign(s) in relation to its surroundings. 2. A variance may be granted in harmony with the general purpose and intent of this Code by varying the application of rules, regulations or provisions so long as the spirit and benefits of this Code will be preserved. 3. The commission may vary the rules and regulations or provisions of this Code provided the commission, upon due and diligent investigation, makes specific findings that all of the following conditions have been considered: a. The variance will not constitute a grant of a special privilege inconsistent with the limitation upon signage and uses of other properties in the vicinity and zone in which the property,on behalf of which the application as filed, is located; b. That such variance is necessary because of special circumstances such as, but not limited to, health and safety or the size,shape,topography, location or surroundings of the subject property,to provide it with signage use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; C. That the granting of such variance will not be materially detrimental to the public welfare or injurious to the subject property or improvements in the vicinity and in the zone in which the subject property is situated. 4. In granting a variance,the commission may attach thereto such conditions regarding the location, character and other features of the proposed sign as it may deem necessary to carry out the spirit and purpose of this code of moderating the size, number and obtrusive placement of signs and reduction of clutter in the public interest. B. Fees for sign variances shall be set by resolution of the City Council. (Ord. 98-02) 19 PROPOSED CHANGES TO ib DEVELOPMENT REQUIREMENTS 20 Sponsored by: Planning and Zoning Commission Introduction: October XX, 2023 Public Hearing: October XX, 2023 Enactment: October XX, 2023 CITY OF SEWARD,ALASKA ORDINANCE 2023-XXX An Ordinance of the Seward City Council, Amending Seward City Code; 15.10.222 Development Requirements—Table Notes, Letter E WHEREAS, on February 27, 2023 the City Council approved the Planning and Zoning Commission's priorities which included, "Make recommended updates to Title 15"; and WHEREAS, according to Seward City Code 15.01.035, the Planning and Zoning Commission by its own motion may recommend amendments to Title 15 to the City Council; and WHEREAS, it is in the best interest of the community to periodically review and update the City zoning code to reflect community changes and needs; and WHEREAS, recent development within Seward has highlighted areas of Title 15 that restrictive and burdensome to development, especially in commercial districts; and WHEREAS, it is recognized that developable land within Seward is limited, and development requirements should reflect the need to allow more productive use of that limited land without degrading the quality of community life; and WHEREAS, on June 6, 2023 the Planning and Zoning Commission approved Resolution 2023-014 recommending City Council approve the included amendments to Title 15. NOW, THEREFORE, THE CITY OF SEWARD ORDAINS that: Section 1. Seward City Code Title 15.10.140(b)is hereby amended to read as follows(new language is in bolded italics and underlined and deleted language is stricken): Table 15.10.222 Development Requirements—Table Notes NOTE 1. Within the HC District, in the area bounded by Fourth Avenue, the southern boundary of the South Harbor Uplands - Tract H, Waterfront Park Replat, the harbor basin and J Float Ramp, building height is limited to 26 feet. NOTE 2. A. Buildable/useable area—Lot may have to be larger to have minimum buildable area available. 21 CITY OF SEWARD,ALASKA ORDINANCE 2023-XXX B. In the R1, R2, R3, UR, OR, AC and CB Districts, from the Seward Highway/Phoenix Road intersection South, to include the Bayview Subdivision, 3,000 SF and north, 6,000 SF with 30 and 60 foot minimum frontages respectively, for single-family residences. C. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000 SF is to accommodate required widening of an adjacent right- of-way. D. In the R1, R2, R3, UR, OR, AC and CB Districts, individual lots of at least 3,000 SF in the Original Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed for single-family residences provided all other development requirements of this chapter are met. E. Multiple-Family developments (except studio apartments)with three or more units require a minimum of 9,000 SF in the R3, UR, OR, AC, HC and CB Districts and 20,000 SF in the RM District. All said The R3, UR, and OR districts require an additional 1,200 SF per unit of five or more units. F. Two-Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision require 5,000 SF. All other development requirements of this chapter shall be met. G. Multiple-Family, studio apartments in the OR, AC, CB, HC, I and RM districts require a minimum of 9,000 SF. The total square footage required for lot setbacks shall be reserved as open area. All other requirements set forth in this chapter shall be met. NOTE 3. See Notes 2-D and 2-E above. NOTE 4. From Seward Highway/Phoenix Road intersectionSouth, a five-foot setback, each side; north, a minimum five-foot setback each side as part of a combined 15-foot setback total between both sides. NOTE 5. In the HC District, parcels abutting mean high tide—No rear yard setback; parcels abutting the waterfront boardwalk—Five feet; and parcels not abutting the waterfront boardwalk or mean high water mark—Ten feet. NOTE 6. Excludes setbacks in HC and I. NOTE 7. In the Industrial District, no minimum lot size, width or setbacks are required for unmanned electronic sites. NOTE 8. Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in an R1 district, except for a long term care facility, aka skilled nursing care facility. Section 2. This ordinance shall take effect immediately upon adoption. 22 CITY OF SEWARD,ALASKA ORDINANCE 2023-XXX ENACTED BY THE CITY COUNCIL OF THE CITY OF SEWARD,ALASKA,the XX day of July 2023. THE CITY OF SEWARD,ALASKA Sue McClure, Mayor AYES: NOES: ABSENT: ABSTAIN: VACANT : ATTEST: Kris Peck City Clerk (City Seal) 23 DEVELOPMENT ib REQUIREMENTS 24 15.10.220 Development requirements. (a) Table 15.10.222,development requirements, is incorporated herein by reference and the restrictions and annotations contained therein are mandatory unless otherwise modified by this chapter. (See table at the end of this section;see also section 15.10.210.) (b) Building height.The purpose of building height standards is to prevent loss of life or excessive property damage through the inability of the City fire department to reach upper stories or roofs and to help maintain the character of neighborhoods. (c) Setbacks—Yards. (1) Setbacks are required to insure sufficient open area for snow accumulation,sunlight,views, privacy, fire separation and visual relief between structures. (2) No yard or other open space provided about any building for the purpose of complying with the provisions of this chapter shall be considered as providing a yard or open space for any other building, and no yard or open space on one lot shall be considered as providing a yard or open space on any other lot. (3) No yard or lot shall be reduced in size or area below the minimum requirements set forth herein.Yards or lots created after December 5, 1978 shall meet at least the minimum requirements established by this chapter. (4) In cases of corner lots with multiple frontages,the administrative official shall designate the front yard, and all other frontages shall be designated as a side to a street. (5) All structures shall be designed and constructed to prevent roofs from shedding snow onto adjacent lots,structures,fences,or other property. (Ord. 99-10,§3; Ord. No. 2018-004,§ 1) TABLE Zoning District Designations The following zoning district abbreviations are provided for information and interpretation: RR= Rural,very low density single-family residential R1= Single-family, low density residential R2= Single and two-family, medium density residential R3= Single,two and multi-family, high density residential UR= Urban residential,a mix of residential uses and low impact home professional offices OR= Office residential AC= Auto and neighborhood oriented, light commercial HC= Harbor commercial CB= Central business district-dense downtown commercial I = Industrial RM= Resource management-partially developable lands subject to floodplains and steep slopes INS= Institutional,public,quasi-public uses P= I Parks 25 v v O o a- m z z O O O O O O U_ � a1 a1 � V) C C z O O O O M Z Z m Q O O O O O O O O O O O d M N r-I N N r-I r-I r-I N O O O O — m O O O O O O O m v 0 O N p a) a1 a1 a1 a1 •L O O •C: * c C C C C �p �p 0 O 0 0 O O O O O U M > M Ql > M Ql Z Z Z Z Z M L L a) a) a) a) a1 "✓7 • O * c c c c O O O O O m 0 0 S > N m Z OM Z Z In Z Z Ln N E E N O O L a p L O O O +' U U to O O O O O O O O O N Q M > l0 �O Ql l0 Ql r-I r-I In r-I r-I N E L A * A U a1 0 0 O O a1 O •� C L L �" � a 0 M > r 0 C > O M O O Ln O O O 41 Ea) 0 0 a) ° M 0 p 0 m 0 0 0 O O O O p D M > M , C > M M N N In r-I r-I N —y N iF O O `n 0 O O •v O * nj M co O p 0 m O O O O O O O O N M > M , Ql > M Ql N N r-I i--I i--I N N O ri `^ 0 0 `^ In LM O O ° * L m r-I ns (V ns 0 p 0 m O O O O ° In p 0 O O N 'a•,, M > M , I� > M Co N N In N m a) f6 a) 2 * In a) 0 0 N O * L — co m 0 p 0 m 0 0 0 O ° In p 0 O O M > M ++ I, > M Co N N In N O O O L O O O O O O O O d M N i--I N N r-I r-I r-I N t V) O ^ ns j a1 ^ s ^ z $ +, a) a) Y CL Y .O O Z N h0 a) a) U v U tiu Y tiu c ++ M Q (n f0 X U Q U a) m Q "a E U co co b.o X a ° a u X ) X v O a) $ V) v v V) v a) a) a) a) m L L C -0 � L b.0 I� M Q- f0 f0 L Q- L I� L �..i L n O c -a pp + Ln X X U ++ ) N Ln {n a f0_ c w U ++ C W } } L1 L a) u Q — m ++ Q C C a) m v ns M U m y co ° x U— U- C _ r- V) � � � a p E c E °�' E E °�' c E E L Y °�' E °�' E + w E °�' � O O ns � �' �' O � O C ns O � E ri E z E -a E z L E 'v Y z E z E u a E z E f0 0 (p •� L f0 a1 a1m X C ^. 0 z � � m <!:s a c � $ O r-I O O M O O r-I O O r-I O O r-I O O O N O R* M M O M N N c N N M t10 Q- X O U �p O � D 7 � E X � Z Table 15.10.222. Development Requirements—Table Notes NOTE 1.Within the HC District, in the area bounded by Fourth Avenue,the southern boundary of the South Harbor Uplands-Tract H,Waterfront Park Replat,the harbor basin and J Float Ramp, building height is limited to 26 feet. NOTE 2. A. Buildable/useable area—Lot may have to be larger to have minimum buildable area available. B. In the R1, R2, R3, UR,OR,AC and CB Districts,from the Seward Highway/Phoenix Road intersection South,to include the Bayview Subdivision,3,000 SF and north,6,000 SF with 30 and 60 foot minimum frontages respectively,for single-family residences. C. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000 SF is to accommodate required widening of an adjacent right-of-way. D. In the R1, R2, R3, UR,OR,AC and CB Districts, individual lots of at least 3,000 SF in the Original Townsite, Federal Addition, Laubner Addition,Cliff Addition and Bayview Addition may be developed for single-family residences provided all other development requirements of this chapter are met. E. Multiple-Family developments(except studio apartments)with three or more units require a minimum of 9,000 SF in the R3, UR,OR,AC and CB Districts and 20,000 SF in the RM District.All said districts require an additional 1,200 SF per unit of five or more units. F. Two-Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR,OR,AC and CB Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision require 5,000 SF.All other development requirements of this chapter shall be met. G. Multiple-Family,studio apartments in the OR,AC,CB, HC, I and RM districts require a minimum of 9,000 SF.The total square footage required for lot setbacks shall be reserved as open area.All other requirements set forth in this chapter shall be met. NOTE 3.See Notes 2-D and 2-E above. NOTE 4. From Seward Highway/Phoenix Road intersection—South,a five-foot setback,each side; north,a minimum five-foot setback each side as part of a combined 15-foot setback total between both sides. NOTE 5. In the HC District, parcels abutting mean high tide—No rear yard setback; parcels abutting the waterfront boardwalk—Five feet;and parcels not abutting the waterfront boardwalk or mean high water mark—Ten feet. NOTE 6. Excludes setbacks in HC and 1. NOTE 7. In the Industrial District, no minimum lot size,width or setbacks are required for unmanned electronic sites. NOTE 8.Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in an R1 district,except for a long term care facility,aka skilled nursing care facility. (Ord. 2007-009, § 1;Ord. 2008-006, § 1;Ord. No. 2012-002,§ 1; Ord. No. 2016-009,§ 1; Ord. No. 2017-002,§ 1; Ord. No. 2018-004,§ 1) 28 MULTI-FAMLY DWELLING ib CONCEPT #1 29 r``r l r ra :® l LA . J so ME --- �j ===___ ■ ■■ tr PP a; y �1 e 4\ r e K � 14 tA Ao YS RUE LECOUFLE w - w G3 P4 PS P6 P7 PE20 ��oec.E�s _ nsc ! sas i 0 PE19 G2 PE18 G1 PE17 e c' X fi f G8 P9 P10 Pll P12 p R1. R14 PE15 PE16 _ / x v ,�l ��j//11111111/lln *20 parking spaces 31 REZ DE CHAUSSEE oRue Lecoulle,35400,Saint Xo Mgu twi m "47 7711 C€eae W 4'..E39�egre� .Wn#i:AlTi�' -1di'�f.'iL�V�,lon.5]!t'L-.'YY:6ri.Ye:BW]O:Y+�lt.- � y. U a F Ir_a 7 vx�vaNr- aca�.�r..mxeve��r werc�sra+mr. awrx��anpr+,aebeads+.xrx�osawamta.r�a�srcav�wa squarefoot • MULTI-FAMLY DWELLING CONCEPT #2 33 lag Qf LEE VIOL/E4/L 690E6 VM'3TnMT131�MineGM. um°l�=]!4�M,aygv6e9 uiISW 3 009fi L%'90L 1 �� w' MS 15 HKIL 9L69 V Q �'� Y/ vauueld 551%M1 .a �mw _ vi a a"• ___ s � m �� m e�xxx� m w �LLLLLLLL � o�p a f I h n a b � - 6 i® El # a. El El � _ P � 4 kt I I w .I ai0H0 'AI N i r ® C� - I Ln O . m o Li L i,'.. \ El ElC ___ [Ee O— M 3AV 4109 a � .. a • u • A 4 e a MULTI-FAMLY DWELLING ib CONCEPT #3 35 "Sky-3" MM-1550-3 - Patio P. Office Office Office ® Kit. ray pa o Kit. p Kit. 15/0 x 12/6 I5/0 x 12/6 15/0 x 12/6 °O 9/8xl2/4 9/8x12/4°° 9/8x12/4 W Dn Dn Dn Garage Garage Garage Dining Dining Dining 48/6 11/4 x 21/6 11/4 x 21/6 11/4 x 21/6 11/6 x 8/9 11/6 x 8/9 11/6 x 8/9 Up Up Up Up Up Up Living Living Living 1510 x 17/11 15/0 x 16/11 1510 x 17/11 .. 48/0- Unit A and C Unit B 1st Floor- 310 Sq.Ft. 1st Floor- 310 Sq.Ft. 2nd Floor- 640 Sq.Ft. 2nd Floor- 624 Sq.Ft. 3rd Floor- 600 Sq.Ft. 3rd Floor- 584 Sq.Ft. Bed#2 Bed#2 Bed#2 Total- 1,550 Sq.Ft. Total- 1,518 Sq.Ft. 12/2 x 12/3 12/2 x 12/3 12/2 x 12/3 Fur Fur O O O Lower Floor 310 sq. ft. Bahr Dn Dn Bath ` Dn �B ath Second Floor 640 sq. ft. Third Floor 600 sq. ft. 100Bath Bath CC �BathQC Primary Primary Primary Total 1,550 sq. ft. Bedroom Bedroom Bedroom 12/8 x 12/3 12/8 x 11/3 12/8 x 12/3 16/0 Width x 48/6 Depth Mark Stevmrt Home Design CONCEPT DRAWING North Patio P. Patio I P. Office Office Office Office Office Office 1510 x 12/6 1510 x 12/6 15/0 x 12/6 1510 x 12/6 1510 x 12/6 1510 x 12/6 Garage Garage Garage Garage Garage Garage 11/4 x 21/6 11/4 x 21/6 11/4 x 21/6 11/4 x 21/6 11/4 x 21/6 11/4 x 21/6 r--------- r--------- r-----`--- r r 90, L Up Up ' Up ' i i Up Up i Up LL 100' South 3-Plex: 48' 6"x 48' (zero lot line) W 6-Plex: `. Adding space for vehicles and patios (without changing , footprint of structure) -Add I 6"on patio side = "" -Add 30 feet to garage side -2 ft setbacks on road and alley - 'E W A R D sides -90'x 100' = 9,000 square feet ¢� 37 Source Information: 12 unit apartment building • 20 parking spaces • 10,200 square foot • https://www.metalocus.es/en/news/precious-and-contemporary-prisms-onvx-12-housing-units- alta-architects • https://www.archdaily.com/949322/12-housing-units-a-Ita 15 unit apartment • 17 parking spaces • 10,400 square foot lot • https://riextmlt.com/north-terrace-property-with-plans-for-15-unit-apartment-building-for-sale/ • https://nextmlt.com/wp-content/uploads/2020/08/18033 -Concept Apartment-building-1- scaled.ipg What is the missing middle? • https://missingmiddlehousing.com/ Potential 6-plex • 2 parking spaces for each unit • 8,640 square foot lot(20 feet of driveway space and 20 feet of back yard)(90x96) • https://markstewart.com/house-plans/contemporary-house-plans/sky-3/ 38 CMAP Form = Based Stepmby= Step muniti r � 35 x � a � iii0,r`,`n�r',Fa�»n` � u•,. -� -� r" •� . ,. 00 0 m o . r" 3 Table of Contents Purpose of Handbook s GO TO 2040 s Who Should Use This Handbook? s Introduction:What are Form-Based Codes? 7 Conventional Zoning s Form-Based Codes 9 Should Your Community Adopt a Form-Based Code? n Different Methods 12 Step One: Scoping 15 Who Should Be Involved? 16 Define Your Form-Based Codes Area 16 Planning Process 16 Relationship with Existing Regulations n Organizing Principle 17 Template Codes 18 Step Two:Assessing Existing Conditions 21 Community Sub-Areas 22 Smaller Scale Details 23 Step Three:Visioning and Creating Regulations 25 Engaging the Community 2e Explaining and Illustrating the Zoning Districts 27 Creating the Regulating Plan and Zoning District Regulations 33 Optional Components That May be Included in a Form-Based Code 37 Creating the Development Review Process 40 Conclusion 43 Learn More 44 40 5 Purpose of Handbook One of the central goals of the GO TO 2040 comprehensive regional plan is to make our region a better place to live.This means creating livable communities at the local level through planning and development decisions made by local government officials,developers,and individuals.This handbook provides a step-by-step guide to form-based codes,an alternative approach to zoning. GO TO 2040 Who Should Use GO TO 2040 states that defining"livability"is a challenge simply This Handbook? because people'svalues and priorities are so diverse.However, when residents across the region describe their values and Most communities lack the staff expertise and time necessary to priorities,certain commonalities of livability emerge.Livable develop a form-based code on their own and therefore choose to hire communities are healthy,safe,and walkable.Livable communities consultants to lead the effort and perform most of the work. offer transportation choices that provide timely access to schools, However,it is vital that municipalities understand the scope of work II� j obs,services,and basic needs.Livable communities are imbued that is required in the creation of a form-based code.Municipalities with strength and vitality,features which emerge from preserving that educate themselves on the typical steps that are necessarywill the unique characteristics that give our diverse communities"a be in a better position to gauge the amount of outside assistance that sense of place." is needed(and the amount of fundingthat will be required),write a G O TO 2040 states that the building blocks of local planning are more precise request for proposals(RFP),and evaluate consulting comprehensive plans,consistent ordinances and other regulations, firms bidding for the proj ect.Once the development of the form- and trained decision-makers.Local comprehensive plans are the based code is underway,well-informed municipal staff can better vision of what a community wants to become and the steps needed facilitate the process and monitor the work of hired consultants. to meet that goal.Most communities find that a first necessary Municipal staff will be responsible for administering the new form- step to implement a comprehensive plan is to update their zoning based code once it is adopted,and possessing an understanding of ordinance. how it was created is likely to provide a more nuanced appreciation As communities have sought to reinvigorate their downtowns of the reasons behind the regulations,as well as the amount of hard or create viable commercial corridors,many have found that work that went into its creation. conventional methods of zoning,oriented around regulating land use,may not address certain physical characteristics that contribute i to the sense of place in a community.While it is important to consider which uses should occur in a given place,we live in a visual world,and conventional methods of zoning often do not sufficiently address the fundamental aesthetic character of our communities— existing or desired. Form-based codes,which emphasize the physical character of development,offer an alternative.This handbook explains what form-based codes are and how they are created to help communities assess whether they may be right for them. 41 6 R.O.W—H—%—I Imo—Setbaek Llne +IT I .+ ., „! + .�• R.O.W _ .y, C + ; f f f f Axonometric Diagram:Forecourt Plan Diagram:Forecourt Section Diagram:Forecourt I R.O.Wy f Pareel .f Setbaek Ilne la _ X- fr R.O.W R.O.W f Axonometric Diagram:Frontyard/Porch Plan Diagram:Stoop Section Diagram:Stoop R.O.W-►.tPareel Setbaek Line-►; , w • .._.._.._.._.._.._.. .. R.o.W f e d Axonometric Diagram:Frontyard/Porch Plan Diagram:Frontyard/Porch Section Diagram:Frontyard/Porch Architectural Standardards-Frontage Types,Transit Zoning Code(2010),City of Santa Ana,California. Credit:Moule&Polyzoides,Architects and Urbanists. 42 7 Introduction What are Furm - Based Codes? Nearly everyone can identify things they like in their community and things they want to change.Whether a favorite house,street, or place,it's common to wonder why there isn't more of what we like and less of what we don't. There are many reasons for this dissatisfaction with the physical character of many of our communities,especially the quality of the public realm.One reason is that conventional methods of zoning,which are focused on what uses are permitted,have often shaped the form of the built environment in unintended— and occasionally unwanted—ways. Form-based codes include specification of what uses are permitted in a building or place,but focus on the physical character of development,particularly how it relates to the public realm that everyone shares.A growing number of communities across the country and in our region have found that form-based codes are a more precise and reliable tool for achievingwhat they want,preservingwhat they cherish,and preventing what they don't want. 43 M as 33 ^ t . 4•_ 1 r s Chicago suburbs from the air. Conventional Zoning Credit Flickr user Shawndra and Simon. Conventional methods of zoning arose out of the need to protect Over the decades,these and other related factors shaped the public health,safety,and welfare by preventing the most negative urban environment of many communities.Often a community's impacts of siring,size,and use of buildings.Limiting the spread of unique"sense of place"has been diminished—or,in many new fire from one building to another,providing access to sunlight and communities,was never achieved in the first place. air,and separating smoke-producing industry from residential uses In general,conventional zoning: are but a few of the worthy obj ectives that conventional zoning was intended to fulfill. • Separates uses related to daily activity,such as home,school, and work. In addition to helping protect public health,safety,andwelfare, conventional zoningwas meant to protect propertyvalues by • Frequently promotes low-density development and relatively separating incompatible uses in a particular area or district.This limited housing choices. separation is typically accomplished by creating single-or limited- • Often encourages excessive land consumption and use zones that segregate different land uses,such as residential automobile dependency. and commercial. • Ends up focusing on what uses are not allowed,rather than Fueled in part by rapid national growth in population and gross encouraging what the community actually wants. domestic product that followed the end of World War II,the practice • Applies standards and design requirements generically,in a of separating"incompatible"land uses led to the near universal "one-size-fits-all"manner,throughout the entire community. segregation of different land uses—often at great distance from one another.As a result,cities and towns have increasingly been placing • Uses regulations such as floor area ratio,which can shape residential uses in one area,commercial in another,and industrial in the form of development in ways that are hard to visualize still another. beforehand and may encourage developers to"max out" In particular,conventional zoningtends to isolate single-family the massing of a building within allowed limits,often at the expense of its architectural detailing and sensitivity to homes from all other types of development.The development resulting from such zoning requirements often makes it difficult, existing context. if not impossible,to walk from home to purchase a quart of milk. • Regulates private development,but typically not the design Public transportation has become increasingly less efficient in these or character of the streets that serve it.This usually leaves areas,and travel by personal automobile has often made more sense. development of standards to the city engineer or public Accordingly,maximizingthe flow of traffic has been atop priority for works department,which tend to focus on accommodating street design,which has increasingly yielded streets designed for car automobile traffic. travel,not pedestrians. Ultimately,development and street standards in conventional zoning often do not promote the type of development envisioned by a community's comprehensive plan,and even when created with the best of intentions,they can undermine the very plans they are supposed to support. 44 WHAT ARE FORM-BASED CODES? 9 Form-Based Codes In the 198os,a group of planners and architects sought to create A form-based code can be customized to the vision of any an alternative to conventional zoning,focused less on use and community,including preserving and enhancing the existing more on scale,intensity of development,the shape of public character of one neighborhood or dramatically changing and spaces,and the interrelationships between buildings.During this improving the character of another.Typically,they do both. period,the design firm Duany Plater-Zyberk&Company drafted But how do form-based codes differ from conventional zoning? what was effectively the first modern form-based code to guide In general,a form-based code: the development of Seaside,Florida,a new community based on traditional neighborhood design principles.A radical departure • Encourages a mix of land uses,often reducing the need to travel from conventional zoning,the entire"Urban Code"for Seaside was extensively as part of one's daily routine. graphically presented on one poster. • Promotes a mix of housing types. • Is"proactive,"focusing on what the communitywants and not : .t � �: �t'9:: 9= 'sx� ;� 1['"i� what it dislikes. �: �r • Results from a public design process,which creates consensus and a clear vision for a community,to be implemented by the form-based code. c Q - __ • Tailors the requirements to fit specific places or neighborhoods by reflecting local architecture and overall character. w� ■,•• - :}. e� • Emphasizes site design and building form which will last man - - - - - - years beyond specific numerical parameters such as density and p• p use regulations that are likely to change over time. • Addresses 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." PY Urban Code(1986),Town of Seaside,Florida. • Provides information that is easier to use than conventional Credit:Duany Plater-zyberk&Company. zoning codes because it is shorter,more concise,and emphasizes But what are form-based codes?Form-based codes are a method of illustrations over text. development regulation,adopted into municipal or county law,that f* 322.•oaf,+. emphasizes the physical character of development(its form)and 1'a Zdr •bmken up"with a ucuiaann and n fhm chang<, includes—but often de-emphasizes—the regulation of land uses.As in a conventional zoning ordinance,land uses are regulated,but land1 use is typically regulated more broadly,with land use categories in _ lieu of long lists of specific permitted uses. 4 ) " Aform-based code focuses on how development relates to the context of the surrounding community,especially the relationships between buildings and the street,pedestrians and vehicles,and '_ q ''jy ak Diagonal rx n� i public and private spaces.The code addresses these concerns by regulating site design,circulation,and overall building form. F E Due to this emphasis on design,form-based codes usually provide greater predictability about the visual aspects of t development,including how well it fits in with the existing - I '� FL. is l - context of the community.They offer a community the means , to create the physical development it wants and developers a clearer understanding of what the community seeks.Over time,these benefits can foster greater community acceptance n-rr Minimum of new development. � 5ttccrscxpc � IS'-p"Minimum IW-U"Alaximum Taft Avenue improvements,Downtown Form-Based Code(2010),Village of Antioch,Illinois. Credit:The Lakota Group. 45 10 1 CONVENTIONAL DEVELOPMENT l SMARTCODE DEVELOPMENT 1 ILLUSTRATED ' 1 ILLUSTRATED 7 ' r w a, u ,� .. ... r _�� - �Y � �- .a;..... +�.,•,�.. .,;� "tip: t •s _ „ Current zoning ordinance map SmartCode Transect Map M,. 8�R .=,,;.,„«•-•'�'^�Current zoning ordinance map SmartCode Transect Map with with existing buildings existing buildings added c i r New commercial and office The intent of the conventional ordinance is buildings are clustered at t``., the segregation of uses.Different building intersections uses are shown with different colors. 9 t .—,.;. ew development and redevelop- t' T New residential units locate at a' ment can occur in any commercial ;�� intersections;planned corridor de- �k' t ` velo zoning,unconnected to each other. ment connects intersections.P - I� � , , - . '..r Clustered,mixed-use areas become Years worth of office space growth E - -^"""' are"spent"on self-contained tow- ers with no effect on city vitality. which attract new development. .ti L ` 4 tl5 `' •3. The SmartCode requires street Isolated new commercial uses trees in the public and private -"=- and self-contained towers do .- r' - -- realm.In time,an urban canopy not contribute to the creation of complete neighborhoods. is created. Comparison of typical development patterns under conventional zoning and the SmartCode form-based code template, Downtown Montgomery Plan(2007),City of Montgomery,Alabama.Credit:Dover,6Kohl&Partners. WHAT ARE FORM-BASED CODES? 11 Should Your Community Adopt a Form-Based Code? Before embarking on the creation of a form-based code,a community and thorough.As an added benefit,the need for review by a needs to carefully considerwhether a form-based code is the right discretionary body such as a planning commission or design review tool to achieve community goals for the built environment. board is often eliminated. Current regulations maybe sufficient.A key indicator is whether In addition,form-based codes typically—but not always— the community has experienced a substantial amount of new reduce regulation of what uses are allowed within buildings. development in recent years and if there is broad satisfaction with This can expand the potential market for new development and the built environment of a community(buildings,streets,public result in structures that are more adaptable to different kinds of spaces,etc.).It is common for residents to express high satisfaction tenants,today and throughout the evolution of the community with their community's built environment when it has remained over many decades. largely unchanged over several decades,often the result of strict preservation laws or low demand for new development. U % . A Means of Preservation and Transformation V If current regulations are not sufficient,form-based codes can preserve what residents love about the physical character of their community,ensuring that future development is in harmony with ;< existing context or facilitating varying degrees of change.Either way, the main purpose of a form-based code is to proactively regulate the physical form and character of new development so that the community gets what it wants,rather than reacting to those elements ,* of each development proposal on a piecemeal basis(or not at all). It should be noted that while conventional architectural standards can be effective at preserving context,they are often applied ' subjectively.In addition,some architectural standards lack the necessary scope of regulation,leading to unforeseen consequences, Q If such as new development that follows the letter of the law but only "y superficially fits in with existing context.For example,architectural standards may permit the construction of an outsized,modern . 1 building on a lot located between two historic cottages once the developer agrees to paste decorative shutters on the building's facade.Form-based codes are typically more comprehensive and directly address the aspects of building form that most impact the relationship between buildings and the public realm as awhole. r An Adaptable Approach Form-based codes are not"one-size-fits-all,"but are tailored to the local context,objectives,and means of each community.These considerations include the community's existing physical character and goals for preservation or transformation,as well as its local ry political landscape andwhat financial and staff resources are available to support the effort. Increasing Predictability, Lowering Risk, and Expanding Options for Developers Nevertheless,it is common for municipalities to be wary of adopting new development regulations,especially in difficult economic times.Although the adoption of any new form-based code will require developers,not to mention municipalities,to learn a new system of development regulation,comprehensive form-based codes x have the potential to encourage and facilitate development more effectively than conventional regulations.Form-based codes are often easier to follow than conventional codes and ultimately more comprehensive,providing municipalities and potential developers with a system that,once learned,is more transparent,predictable, Photo simulation of proposed changes to Sheridan Road,Heart of Peoria Land Development Code (2007),Peoria,Illinois.Credit:Urban Advantage(www.urban-advantage.com). 47 12 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES Different Methods There are many approaches to creating a form-based code. Their process may differ from that used by many consulting Nevertheless,most methods share many of the same steps firms specializing in form-based codes,who often follow a highly and specific practices.The Form-Based Codes Institute(FBCI, customized process they've crafted over the years.But in order www.formbasedcodes.ore),led by Carol Wyant(who first to provide municipalities in our region with an idea of what the coined the term"form-based codes"),is a non-profit professional creation of a form-based code could entail,a synopsis of the steps organization dedicated to advancing the understanding and use recommended by the authors follows.The steps include: of form-based codes.FBCI offers an introductory webinar on the Step 1•Scoping defines the area of the community to be addressed "ABCs of Form-Based Codes"and advanced,two-day courses on through the form-based code and the extent to which form-based creating,adopting,and administering form-based codes. codes interact with existing regulations. Architects Daniel and Karen Parolek of Opticos Design,Inc.are both Step 2•Assessing Existing Conditions documents and analyzes on the FBCI B card of Directors and frequently serve as instructors the community's existing urban form at different scales,providing a for FBCI's courses and webinars.Drawing upon years of experience basis for the creation of the form-based code. developing award-winning form-based codes for communities across the nation,they wrote(with Paul Crawford)the influential Step 3:Visioning and Creating Regulations defines the textbook Form-Based Codes:A Guide for Planners,Urban Designers, community's vision for its future and determines the specific Municipalities,and Developers(zooS),which offers a highly- regulations and procedures of the form-based code. detailed,comprehensive process for creating a form-based code that impressively incorporates established best practices. R3'{T MFk 3U LO nC"0 BLIL➢II."c � ill In h C.Y]RI,II nip,:'. x � H e . y^f� V C IV�rR' I I I I,1 n r-. 7-0 15'-7-M N 1 -C' 15 -M N BUILD ZDN TO SI:EWAL[ T4VvE_I-AhI Mh LANE TIMM LANE� SI:CWA'_[ 3uI L7 TO DNE zDN-- 1R L N3. 33 t. .__________.. SOEWALK REW7WAY SIDEWAL4 Thoroughfare standards for Orchard Street in Transitional Core District,Downtown Form-Based Code(2010),Village of Antioch,Illinois.Credit:The Lakota Group. 48 13 Glenview Downtown Development Code Article 4: Design Standards Building Types 4.6.1 Mixed Use Figure 4.1: Mixed-use Building on Corner Lot Incorporate front and side stepbacks to reduce perceived building scale Building base,middle,and top and height shall be strongly articulated __,_ through materials,details,and I i R I changes in the parapet wall UQ iil � 9 - ALL EY pRjM '^-ti�l Locate pedestrian entries/1Rj STh'FFT ��� o upper floors onsidestreets or driveways where Primary access to individual S�Q possible storefronts must be from the street/sidewalk and not from inside lobbies and hallways 5 {-fig w P I~ I ' I� Example of mixed-use building on corner lot with articulated architecture. June 17, 2008, Ordinance Number: 5112 m Design standards for mixed-use,Downtown Development Code(2008)4billage of Glenview,Illinois.Credit:The Lakota Group. 14 LAKE _ AVENUE L WILLOW LANE ru STEVENS DRIVE t -114007 MAPLEWOOD LANE NIJ�o-f a I 110 -�. ..�-_ti 1 �h�t'� [J_`'..R I���r.,,Y6 I"hf.� ��.,�� +Y+�ir50•�"1.X I I LM�LEAN COURT w 5'I _`� i yyII ° TM I I IF - k- r4. �6* . �`*_ ,� k y GROVE STREET — — —•.J fZ�p�E .` a STREET O 4 _ d r ST`AI �4 IL 4 PRAIRIE STREET * t H w K IY ., I m '• �ii L y S i 1 ., 4 4 ti, LA'.: .W •t� O• " S z ......./ ` '� L J..+Y. N ppx ;3 :.. �............. .�,..-�. �rtr, ... ....,.� ..._;�:;tlu .°, '4v,4 ......�k•w a _ '..1it+a Ilw...- _. ., GLENVIEW ROADIL � DEWES % STREET .._.._' . 71, LJ '-" "u L.J . o . _ .. HENLEY TSTZET' Downtown Revitalization Plan(2006),Village of Glenview,Illinois.Credit:The Lakota Group. 50 15 Step One ..Upiny Once a municipality chooses to develop a form-based code, there are several questions the community will need to carefully consider at the beginning of the process,such as: What staff should be involved? How much help will we need from consultants? Should the new form-based code cover the whole community,or just part of it? How much change do we want? The answers to these essential questions will determine the scope of the form-based code. 51 16 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES Who Should Be Involved? Form-based codes address both the short-and long-term interests Municipal Staff of several specialized areas.Therefore,it is vital to assemble a Key municipal departmental staff are essential to the creation of diverse team to lead the creation of the form-based code.Typically, the form-based code,participating—at a minimum—in an initial this code team is composed of municipal staff with consultant assessment of the existing zoning regulations,community visioning assistance,frequentlywith the consultant team responsible for sessions and workshops,and code drafting and review.Departments guiding the effort and completing the majority of tasks required by that typically participate include planning,public works,parks and the planning process. recreation,economic development,police,and fire. Consultant Assistance � Consultants are typically engaged to augment the expertise of the municipal staff and often to lead the effort.These consultants are usually planners,architects,or urban designers.Depending on the focus and objectives of the form-based code effort,the consultant team could also draw on expertise from disciplines such as transportation planning,market analysis,historic preservation,legal support,and public participation.FBCI provides sample Request for Qualifications(RFQs)and RFPs at wmnm.formbasedcodes.or¢. Define Your Form-Based Codes Area Form-based codes can be applied at avariety of scales. Examples include: • Sub-areas within a municipality: Downtowns Deteriorating strip commercial corridors "Dead"big-box shopping centers One or more undeveloped"greenfield"areas adjacent to a I y municipality that are intended to accommodate growth Existing neighborhoods or other developed areas where infill development is intended to preserve or extend existing patterns of physical character q • Entire municipalities • Counties or regions that include both urban areas and countryside • Areas that have been targeted for economic revitalization,are undergoing changes in land ownership,or are the location of Photo simulation of proposed changes to Dexter Avenue,Downtown Montgomery Plan(2007), City of Montgomery,Alabama.Credit:Urban Advantage(www.urban-advantage.com). planned infrastructure improvements Testing the Waters Planning Process Form-based codes are typically created by integrating a planning process with the drafting of specific rules for development. Communities will need to take into consideration the riming of the most recent comprehensive plan update and whether the update included sufficient engagement with the community and urban design specifications in the plan,as well as the amount of funding available for the development of the form-based code. 52 STEP ONE:SCOPING 17 Relationship with Existing Regulations There are several different methods for introducing form-based There are advantages to this approach,but the challenges of codes into an established zoning ordinance.Their suitability often administering even a single zoning code are significant,and two depends upon the degree of change that is desired by the community codes may create confusion about the community's commitment to and a realistic assessment of political feasibility. the requirements and principles reflected in the form-based code. It may also result in developers attempting to pick and choose only Comprehensive Replacement of Existing Code those form-based code requirements that are most beneficial to The form-based code replaces the existing conventional zoning code their interests. for all or part of a community,and all development within the area must abide by the regulations of the form-based code.This approach Organizing Principle generally offers the widest range of opportunities for transforming a targeted area of a communitywhile maintaining established There are many different approaches to regulating the type,scale, character in others.It also offers the advantage of consistency in form,and intensity of allowable development in a form-based code. regulatory vocabulary and procedures throughout the code. Some common approaches are explained below,but it is important to note that any consulting firm that specializes in form-based codes Hybrid Zoning Code is likely to have its own individualized approach. A hybrid code is one that combines form-based zoning districts,and potentially other form-based standards,with a conventional zoning Transect-Based Codes approach.Form-based standards can be merged with the existing Many form-based codes are organized using the concept of a rural- conventional code or created in conjunction with new conventional to-urban"transect,"in which zones are primarily classified by the zoning standards.A hybrid code can take the form of a chapter physical intensity of the built form,the relationship between nature within the code,similar to a special district or overlay.The hybrid and the built environment,and the complexity of uses within the form-based code is cross-referenced to other sections of the pre- zone(please see diagrambelow explainingthe concept).This allows existing code for selected development standards,such as parking for a gradual transition between different areas in a community. dimensions or landscaping standards.Areas that fall within the Applying the concept of the transect to a particular planning area form-based code boundaries are rezoned to new zoning districts per often results in a modified version that responds to local conditions; the code.Within these areas,any and all development must abide indeed,this is how the transect-based SmartCode,a form-based by the new regulations for the form-based zones.This approach code template,functions(an explanation of the SmartCode is can be used for a sub-area in the phased replacement of an existing provided on the following page). code,and can also be an effective way of responding to pressure for Building Type-Based Codes physical change in"sensitive"areas of the community. In this common approach,the form-based code is organized Optional/Parallel Code through different building types,each defined by specific The form-based code is created as a standalone code but does not development standards regulating the configurations,features,and replace the existing conventional zoning code.Instead,in specific functions of buildings.The building types and their accompanying development standards are applied to different blocks and districts areas defined in the form-based code,the developer is given the choice to build under the existing conventional zoning or the new within the planning area. form-based code.The property does not have to be rezoned,but This approach is thought to work best in smaller planning areas, once the developer chooses a code,the entire development proj ect especially infill development,where the compatibility of new must abide by it. development with existing buildings is a high priority.In this scenario,the use of building types can reinforce the existing character of a community. li f ■ � I The Transect. Credit:Topografis PC. ra Gp 53 18 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES 5.01.090 BuildivgTypes Street-Based Codes Street-based codes are form-based codes that are organized by 5.01.090 Townhouse different street types,such as boulevards,arterials,and collectors. General Note diedr,—,wdph,,.bdow dune Each street type is defined by the level of traffic the roadway is designed to accommodate,design speeds,pedestrian crossing �., times,the width of vehicle lanes and sidewalks,the configuration of .. on-street parking,the presence of medians bicycle lanes,and other factors,including how buildings are required to address the street 4 (in terms of height,frontage type,and build-to lines).Street-based des,,d ° ,I,= Plepl� codes are typically illustrated using section drawings. B1.1ed covered nm°pr prmnde°secondary r)y °long the Template Codes The'°w°1° e°" gtype�°_'_......`tyesd ` Aform-based code can be designed and developed locally from n hreeorm yet dwelling uni is placed,de by side A small s de or rear yard is provided for each uni , pri open sp,,e This baildiagtypepmvide, higheo- scratch or based on a predetermined"template"that has been used density leesimple tia a more arbaa l°� ph elsewhere and can be customized to serve local needs. ,er r kura ,Iel mwnhouses designedwM a simplemosmg wtth n` mthoas pordi.The dormers, sngh'planesh�( e d arms help m The down the o mosmg. SmartCode r M The most notable currently available code template is the SmartCode.It was originally created by the architectural firm of Duany Plater-Zyberk&Company and has since undergone continual refinement by the firm,other planning and design professionals,and communities that have used the code. Ihree a-ed c-—designed wtth a simple massing. IndNld 1 porches and gable endswthe end­1 provide me mymm. The SmartCode is a comprehensive,transect-based form-based 5-16 Livermore Development Code code template(or"model ordinance")that includes model language, Building Types:Townhouse,Development Code(2010),City of Livermore,California. standards and requirements for multiple scales of development b Credit:Opticos Design,Inc. � �l P P Y public and private sectors,as well as administrative procedures for 1.Two-Lane Avenue development review and approval.It is intended to be customized A wide median mod plenHfal street trees make A.Building Placement to the local context riorities and legal requirements of each the Two Lane Ave—a quiet address especially P b' q well sailed to residential and office uses. Baild-m-live loeaziov: 0-10 ft.from Notes: property lime community that uses it. 1. Appmtemm—may extend beyond the spare Between Oft.if attached height limit. Buildings: 6—loft if detached It has been used by several communities across the U.S.,and in its 2. Bmldmg fronts are repaired to provide shellerto the sidewalk by means of.least B.Building volume largest implementation to date,it was used as the basis for the new o,of the following:mead,,eolomm`e, Bldg.Width: 16 ft.m" mae lig.awning,or secondoorhebalcony. 160 ft.maxi arm development code for the Cityof Miami,Florida. 3. The alignment offloor-to-floor heights of P abutting buildings is encouraged to allowfor Bldg.Depth: 125 ft.maximum 14 shared use ofeleva on. Bldg.Height: 2 stories minimam 4 stories m-oo to 55 ft.m-mmm Considerations , I The fvst floor shall ben m oftwelve(12)feet m height t rvu.,l a F n S t to which local officials(particularly municipal attorneys)are s - s and customized to comply with applicable state law K requirements,including consistency with the municipality's comprehensive plan. confident that the template can be sufficiently calibrated to Other templates " b " Consultant teams that have prepared more than a few form-based f,? codes are likely to have developed at least one form-based code a-, template.If the consultant team is based in the region,it is likely that JWY 16,2001 their template will likely be customized to the local context and legal Street Types:Two-Lane Avenue,Central Hercules Plan(2001),City of Hercules, California.Credit:Dover,Kohl&Partners. requirements of the municipality. 54 19 TABLE 14. SMARTCODE SUMMARY SMARTCODE Municipality Note:All requirements in this Table are sub- ject to calibration for local context. NATURAL W RURAL SUB-URBAN �GENERAL URBAN URBAN CENTER URBAN CORE SPECIAL ZONE ZONE ZONE Pa ZONE ZONE ZONE DISTRICT a.ALLOCATION OF ZONES per Pedestrian Shed(applicable to Article 3 only) (see Table16) CLD requires Ino minimum 150%min 110-30% 1 27-40% 1 not permitted not permitted TND requires no minimum I no minimum 110-JO% 3u Ott% 10-JO% not permitted RCD requires no minimum no minimum not permitted 10-3U% 10-JO% 40-80% b.BASE RESIDENTIAL DENSITY(see Section3.4) By Right not applicable 11uniU20oc avg 12 units/ac gross 4 units/ac.gross b units/ac gross 1 12 units/oc.gross By TER by Variance I by Variance 16 units/ac gross 12 units/ac.gross 24 units/oc.gross 1 96 units/oc.gross Other Functions 1by Variance I by Variance 110-20% 1 Eu7 U% I 3O-b0% I bO-SO% c.BLOCK SIZE Block Perimeter Ino manimum I no maximum lJJJJft max 1 2400ft ma: I 2000ft max I 2000ft max :.THOROUGHFARES (sce Table 3 and Table4) '3UJJft max with parking structures HW 1permitted I permitted permitted not permitted not permitted not permitted By I not permitted not permitted permitted permitted permitted permitted AV I not permitted not permitted permitted permitted permitted permitted CS I not permitted not permitted not permitted not permitted permitted permitted DR I not permitted not permitted permitted permitted permitted permitted ST I not permitted not permitted permitted permitted permitted not permitted RD 1permitted permitted permitted not permitted not permitted not permitted Rear Lane I permitted permitted permitted permitted not permitted not permitted RearAlley not permitted not permitted permitted required required required Path permitted permitted permitted permitted not permitted not permitted Passage not permitted not permitted permitted permitted I permitted permitted Bicycle Trail permitted permitted permitted not permitted not permitted not permitted Bicycle Lane 1permitted permitted permitted permitted not permitted not permitted Bicycle Route permitted permitted permitted permitted permitted permitted e.CIVIC SPACES (sce Table 13) 'permitted within Open Spaces Park permitted permitted permitted by Warrant by Warrant by Warrant Green not permitted not permitted permitted permitted permitted not permitted Square not permitted not permitted not permitted permitted permitted permitted Plaza not permitted not permitted not permitted not permitted permitted permitted Playground permitted permitted permitted permitted permitted permitted f.LOT OCCUPATION Lot Width not applicable 1by Warrant ly2ft min 1i20ft ma: 18ft min%ft ma: 18ft min 1fUft ma: 18ft min/OOft ma: _ Lot Coverage not applicable by Warrant 6U%ma: /0%max 80%ma: 90%ma: — g.SETBACKS-PRINCIPAL BUILDING(see Table 15) _ (g.1)Front Setback(Principal) Inch applicable 148ft min 124 ft min 1 6fl.min 18A.max 2fl.min 12ft max 2fl.min 12ft max (g.2)Front Setback(S—ndaM I not applicable 148ft min 112ft min I 6fl minlHft max 2fl.min 12ft ma: 2fl.min 12ft max (g.3)Side Setback Inotapplicable 196ftmin 112ft min I Oft min I Ott.min24ft ma: Oft min ESP max BA)Rear Setback Inotapplicable %ft min 112ft min I 3fl.min I 3fl.min I Oft min Frontage Buildout I not applicable not applicable 40%min 1 60%min 1 80%min 1 80%min h.SETBACKS-OUTBUILDING(see Table 15) (h.1)Front Setback I not applicable Dft min.bldg setback 120fl min+bldg setback I 20ft min.bldg setback 1 40 ft max from rear prop not applicable (h.2)Side Setback Inch applicable IJfl.orbit 3fl.or 61 . Oft min orJft 1 0fl min not applicable (h.3)Rear Setback Inch applicable 3fl.min 1J,.min I Jft I 3fl max I not applicable i.BUILDING DISPOSITION(see Table 9) Edgeyard 1permitted (permitted (permitted permitted not permitted not permitted Sideyard I not permitted not permitted not permitted permitted permitted not permitted Rearyard not permitted not permitted not permitted permitted permitted permitted Courtyard not permitted not permitted not permitted not permitted permitted permitted j.PRIVATE FRONTAGES(see Table 7) Common Yard not applicable permitted permitted not permitted not permitted not permitted 10 Porch&Fence not applicable henpermitted permitted permitted not permitted not permitted Terrace or Dooryard not applicable not permitted not permitted permitted permitted not permitted 1. Forecourt not applicable not permitted not permitted permitted permitted permitted 1. Stoop not applicable not permitted not permitted permitted permitted permitted Shopfront&Awning not applicable Thoot permitted not permitted permitted permitted permitted Gallery not applicable not permitted not permitted permitted permitted permitted Arcade not applicable not permitted not permitted not permitted permitted permitted k.BUILDING CONFIGURATION(see Table 8) Principal Building Inch applicable 12Stories ma: 12Stories max I 3 Stories max,2 min I b Stories max,2 min B Stories max,2 min Outbuilding I not applicable 12Stories ma: 12Stories max 2Stories max 2Stories ma: not applicable I.BUILDING FUNCTION(see Table 10&Table 12) Residential Inch applicable Irestricted use Irestricted use limited use open use open use 10 Lodging I not applicable I restricted use I restricted use limited use open use open use 1. Office I not applicable I restricted use I restricted use limited use open use open use Retail I not applicable I restricted use I restricted use limited use open use open use ARTICLE 5 ARTICLE 2,3,4 SC42 SMARTCODE VERSION 92 Summary of sample SmartCode requirements(intended to be calibrated to the context and needs of each community).Credit:Duany Plater-Zyberk&Company. 55 20 Rockville Town Center Existing Framework Gateway Y pcyO4�� a "a Town Center Focal Point Major Pedestrian Spine Major Vehicular Thoroughfare Critical Connection t Railroad •p � as 0 Transitional Office Zone 0 Neighborhood Auto-Oriented Commercial 12 Distinctive Core Area a d Ea EnO ; (high density,mixed-use,pedestrian orientation) EL oo• 1 13 c p )0 o°Du. �1 a Gdo t5 m ` p43 ED o SD Q oe QO QO 0 `3 4 o too zoo aaa roo oE�EiOWPI COwCEvs,IwC. Existing Framework,Town Center Master Plan(2001),City of Rockville,Maryland.Credit:Development Concepts,Inc./HNTB. 56 21 Step Two AssessingExisting Conditions A form-based code guides development to build upon and strengthen the unique characteristics of a community,helping to preserve desired character.Before a form-based code is created,the code team identifies these unique characteristics by documenting and analyzing the community's existing urban form at different scales,from the broad characteristics of a community's neighborhoods to the specific architectural details of windows on typical houses within each neighborhood.The information gathered during this phase is organized and analyzed to provide a basis for the creation of the form-based code. It should be noted that the following approach to documenting and analyzing existing conditions is not standardized,so a variety of approaches are possible.Many form-based code consultants choose a different process,such as documenting large and small scale elements simultaneously,rather than in two phases. 57 22 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES Community Sub-Areas Analyzing Existing Conditions M • the following questions:Existing conditions maps can be marked in response to any of = Where are . . r .. Which streets and •r r regional r s'I�% 7 ''ils' . connectors? s . Where are orpedestrian areas are r . majorrscale Site visit,Downtown Montgomery Plan(2007),City of Montgomery,Alabama. Credit:Dover,Kohl&Partners. places • • rric • r r • aces? Documenting the existing conditions of a community's sub- areas helps the code team understand the composition of the •buildingand streetpatternsand r t might community at a larger scale.Some common sub-areas that can be the reason? be identified include: neighborhoods .uld benefitfirom the preservation Neighborhoods,which usually are areas that contain blocks or their existing character? buildings that are unified in character or style.A neighborhood is any rt are expressly zonedforr often walkable and may have a clearly defined center or edge. particular use or activity, Districts,which are areas typically defined by a particular use or * Are there clear edges and . neighborhoods? activity,such as light industrial districts. * Which transect • Corridors,which can be man-made elements relating to movement, such as roads or railways,or natural elements such as rivers.Whether The code team will review these maps,looking for patterns and man-made or natural,these corridors often define boundaries marking up the maps with the existing neighborhood,district,and within and between neighborhoods.However,roads that function as corridor framework of the community.In addition,the team will commercial corridors often serve as the center of many communities. usually mark the map in response to questions about the physical form Preparation of the community(please see inset above).If the team anticipates a Reviewing Background Documents transect-based form-based code(see page 17),it might begin to make With the help of municipal staff,the code team should gather an initial list of transect levels that are likely to be included in the form- existing background documents,such as maps and past plans,for based code. the area.These documents provide immediate context for the code Site Visit team's analysis and will help them develop a form-based code that Members of the code team will often visit the study area to determine accommodates and works with existing regulations that will remain in effect after the form-based code is implemented.In addition,it is the centers and boundaries of any neighborhoods,districts,and corridors,then mark them on a map(such as an existing conditionsimportant for the code team to review any regulations that are being map created before the site visit). replaced in order to help understand the existing place and to learn from those regulations'successes and failures.Similarly,studying Neighborhoods past plans can help the team to incorporate any previous visioning For neighborhoods,the code teamwill often try to locate its center work that was completed by the community prior to the form-based (which is a crossroad,commercial center,school,government building, code process. or park)as well as its outer boundary(typically a street,rail line,or Mapping Existing Conditions creek).The team is likely to take photographs intended to illustrate To understand existing conditions and select areas to focus on the physical character of each neighborhood;these photographs during the site visit,the code team may create an existing conditions may be used later on to help the team determine which transect map with information such as public right-of-way lines,lot lines, level is applicable to the neighborhood.The code team is likely to building footprints,curbs and sidewalk locations,existing land uses, make an initial assessment of how much each neighborhood should parking location,and natural features(such as rivers)that will change(such as"preserve,""preserve and enhance,""evolve,"and impact development. "transform").If relevant to the proj ect,the team may note potential locations for new neighborhoods and neighborhood centers. 58 STEP TWO:ASSESSING EXISTING CONDITIONS 23 Preparation Districts Choosing SamplingAreas The code teamusuallywill also mark any identified districts(on To document the community at a smaller scale,the code teamwill the existing conditions map,or equivalent),and take photographs usually select several"sampling areas."If developing a transect- of the area.If there are any districts,the team should assess the based form-based code,the team will generally review the range relationship of each district to the community,determining whether of transect levels previously documented,and then select four or it is a healthy component of the community(such as an educational five sampling areas(often a block-long street)for each that seem to campus),an incompatible-use district(such as a heavy industrial represent typical conditions that are desired by the community. area),or an area unnecessarily zoned as a district(such as single- However,if the code team has chosen an approach other than a use districts that could be appropriately placed within a mixed- transect-based code,the sampling method will be slightly different. use district).In addition,the team should consider whether each For example,if the form-based code is to be organized by building necessary district will need to expand in the future. types,the code teamwill usually identify existing buildings in the Corridors community that exemplify the physical characteristics of each The code team may also mark the location of any corridors,such as building type,and then select which ones should be documented(or important roads,trails,or streams,and consider how the corridor "sampled").It is also important to document the area(s)where new is functioning as an element of the built environment and whether building types are to be applied in order to understand the impacts there is a balance between auto and pedestrian traffic. of applying new development standards to those areas. Special Conditions Site Visit The team will usually note any other unique larger elements of the To document buildings for a transect-based form-based code,the area,such as topography. code team will usuallyvisit the areas they have chosen to sample, filling in details about the physical characteristics of each building Organizing the Data and lot.Typically,this will include gathering measurements and According to a methodology that is most helpful to them,the code other information about the form and dimensions of the building, team may create a series of spreadsheets,diagrams,or maps to its placement on the lot,the front of the building and its physical organize the information from the site visit.Some teams may find relationship to the street,number of parking spaces,and its it helpful to compile the data from all maps and diagrams onto a associated land uses.The team may also take a variety of photos single summary diagram(some firms refer to this as an"existing of the block,including building elevations and architectural framework diagram"). features,views along the sidewalk,side street conditions,any If developing a transect-based form-based code,the teamwill likely alleys,and otherviews showing the relationship between buildings, review the summary diagram for the various transect levels noted landscaping,and the public realm. for each neighborhood during the first round of site-visits.Any Organizing the Data photographs taken during the site visit will usually be organized by transect level.The code team may then create an"existing transect Once the documentation of smaller scale details in the community is complete,the code teamwill generally begin determining which diagram,"which includes all neighborhoods and indicates which values among those collected from the sampling areas are most transect levels are found in each,usually illustrated by photographs representative of typical conditions.For example,in transect-based from the site visits. form-based codes,the values that best exemplify typical conditions of each sampling area are then used to determine the most Smaller Scale Details representative values for each transect.As mentioned previously, these values will become the base measurements used in developing Documenting the existing conditions of smaller scale details the actual regulations of the form-based code. provides dimensional measurements for the first draft of the form- based code,which will then be modified during the visioning and "Ground-Truthingn the Findings coding phases.Some of the basic elements to be documented by This would be a good time for the code team to hold a meeting the code team are buildings(form,placement,frontages,types,and with community stakeholders,presentingwhat the team found use),thoroughfares,lots and blocks,civic spaces(parks and plazas), and documented during the first round of site visits.Any maps, and additional elements(such as architecture or landscaping)as diagrams,or photo galleries created by the teamwould be shared desired by the community. with stakeholders,who should be asked whether any important areas were missed or documented incorrectly.Stakeholders should also be asked which areas are successful,which need improvement, and which are good models to replicate elsewhere. 59 24 7ta r ft rzo j 41 r rr M, M: !4 L .... .. ..... ".7 rr.'. 'a 'f- -zz .... . ,1.7 . . .......... ----- - ------ At Illustrative plan(top)and regulating plan(bottom),Transit Zoning Code(2010),City of Santa Ana,California. Credit Moule&Polyzoides,Architects and Urbanists. 60 zs Step Three Visioning and CreatingRegulations A form-based code is intended to ensure a predictable outcome for the built environment.This requires the desired outcome— the"vision"—to be defined,in detail,by the community.Ideally, a community has already defined its desired outcome in part or in whole—for example,through the recent update of its comprehensive plan.If not,the code team works together with the community to create a detailed vision for its future. Once this community vision is in place,the code team proceeds to create the specific regulations and procedures of the form- based code. 61 1 � 1 W i ,y u, i VA M Public workshop,Village of Campton Hills,Illinois.Credit:Teska Associates,Inc. Engaging the Community The specific methods to reach a common community vision layperson to understand should be exhibited to help explain the will vary,but the essential ingredient is active participation team's findings,as well as give the community something visual to and discussion using a variety of methods,such as community respond to.Photo galleries that document the different areas and workshops,design charrettes,and focus interviews with key aspects of the community can be especially effective in helping stakeholders. residents understand new concepts relevant to the development With the community actively engaged,a vision for the defined area of the form-based code,such as different transect levels or is created.At this point in the process,some consulting firms will building types(and can help to give the code team credibility in create a detailed drawing,sometimes called an"illustrative plan," understanding the community). that shows the envisioned layout of the community.It includes In response to the presentation,meeting participants typically will the locations of neighborhoods,districts,and corridors,as well as be asked which aspects of the community should remain,what thoroughfares,civic spaces,buildings,and transit lines.While this should change,what should be a model for future development,and drawing is not a necessary step,it may be helpful to communicate what they want overall.Four suggested categories for change are: significant proposed changes in a community. "Preserve" Kickoff Meeting The communitywants to retain the existing physical character Often at this point in the process,the code teamwill hold a of one or more areas with distinct identities(i.e.neighborhoods, kickoff meetingwith the community(although this may occur transit station areas,or downtowns)and to ensure that infill and earlier in the process). redevelopment"fits in"with the existing context. The meeting should provide residents with a brief,lucid explanation "Preserve and enhance" of form-based codes,the overall process,and their role in the The communitywants to retain the existing physical character creation of the form-based code.If the kickoff meeting occurs at in one or more areas,but is interested in careful,targeted this point in the process,it's likely that the team would present enhancements to them.This could include changes in the form its findings from the documentation of existing conditions to the of future private development orwithin the public realm(such community.Maps,diagrams,or photo galleries that are easy for a as streets). 62 STEP THREE:VISIONING/CREATING THE REGULATIONS 27 Explaining and Illustrating the Zoning Districts "Evolve" The regulations of most form-based codes are assigned by zoning The communitywants to see desired physical change within the district based upon classifications such as transect level,building planning area overtime,but is willing to allow change to occur type,or street type.At this stage,the code teamwill usually begin to more gradually,often according to the preferences of individual define and illustrate the main characteristics of each district. property owners within the planning area. The teamwill also begin to determine which details and elements "Transform" belong in each district,such as what types of uses,buildings, The community wants to see desired physical change occur within frontages,thoroughfares,or civic spaces are allowed.A summary the shortest possible time.This often entails the combination of this information is often paired with a written vision description of form-based codes that are more ambitious and rigorously and illustration of the district on a single page or two,which may enforced with other strategies,such as development incentives, be presented to the public as a poster for feedback and eventually housing density bonuses,accelerated processing of development serve as the main explanation of the district in the final form-based applications,and street and streetscape improvements code document. undertaken by the municipality. BOARDWALK FRONTAGE The Boardwalk is one of the most memorable places in Virginia Beach. The Importance of Cyclists,beachgoers,visitors,and _. Kick • Meetingff residents intermix with cafes and clubs — that address out onto the ground floors �I of the hotels that rise above.Hotels 1 � 2 have a maximum base height of 75 feet The kickoff meeting sets the tone for the creation of the with towers as high as 200 feet. The community vision that wi 11 guide the form-based code.It's Boardwalk is made accessible by regular intersections with Beach Streets.a collaborative effort that requires the input of a variety of "' stakeholders in thecommunity(including thegeneral public), along with key professionals necessaryto complementthe SHOPPING FRONTAGES■■ knowledge base and skill setwithin thecommunity.Aform- Premier retail addresses within the Oceanfront Resort Area.Shopfronts,based code is a legal document that inherently affects and will 6 outdoor cafe seating,and other ■. need to be approved by the community,and an effective kickoff commercial uses front wide sidewalks meeting is vita I to its success. and slower-moving traffic.Residential, office and hotel uses are typically p located above the shops and restaurant uses.Streets include 17th,19th,31st, After the Meeting and Atlantic Avenue. ' Following this meeting,the code team will usually take this feedback - and information from the community,alongwith the products of their existing conditions analysis,and reevaluate larger elements GATEWAY FRONTAGES ■ ■ Primary routes to,through,and from I (such as neighborhoods,districts,and corridors).If preparing a the Oceanfront Resort Area.while transect-based form-based code,the team will probably assign an these routes typically carry a higher I intended transect level for each neighborhood,both existing and volume of traffic,they still offer ample accommodations for the pedestrian. new,fromthe list of transect levels.In addition,the code team may Parking and service is also accessed designate the degree of change desired for existing neighborhoods Prim arilYfrom Gateway streets.Pacific � - o - (such as"preserve,""preserve and enhance,""evolve,"and street.Avenue is an example f a Gateway —. "transform"),based upon input gathered at the community meeting. If applicable,the code team will also reexamine other elements they BEACH FRONTAGES■ have documented and analyzed(such as existing thoroughfares, ways in which residents and visitors blocks,civic spaces,and buildings),based on public input. access the Boardwalk.Beach streets have clear visual and physical access to the Boardwalk and are lined with a mix of residential front doors and lobbies alongside outdoor dining and small retail establishments. Frontage types,Oceanfront Resort District Form-Based Code(2012),City of Virginia Beach, Virginia.Credit:Urban Design Associates. 63 28 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES 44.6-26. GAP Form-Based Code The code teamwill also usually begin to create lists of other elements D.Building Type Standards thatwill be regulated(such as the types of thoroughfares,civic S,,,,depg houldrerul,i�hei, acko ofbulldlug spaces,buildingtypes,and frontages).The teamwill typically create ,yp,r iu ord,r,cr a s,ree,well.Meiumiuiug facade Tampa"h,adds°Loral lu,ers h,w, as a m°` a summary of each that includes descriptive text,illustrations,and "eyes ou,he s,f-1,A gd rhe.renre of pa her the prereuce of welmmiug eu,xeuees(ei,her porches or ro mop)access.Wh°rever pomble,alleys should be:mplemeu,ed diagrams as needed.For example,if thoroughfares will be regulated garages or perking loss. by the form-based code,the teamwill prepare a summary of each Apartment BUIIUIng. Th,=b°.Id.ug type bleudr lu type of thoroughfare that is needed,usually including a section w„h,he block by hawug a frog and a ooadderable drawing of the intended thoroughfare design that indicates the basic f one fec dearimPle,she o�rher redd""l bulldlug types.The Houses. standard dimensions that will be required. er parcel allows for adds^oval This buildmg,ype may be building eu,ramer ou the comer utilized either ou mid-block Manor MuttlFamlry. sde facade or°,ores loss.Im heigh,falls Similarm appearameroe berneeu I and g.y=ro^e.. ho°...or�,e bulldlug type, Finally,the code team may assess whether there are any other ,he mains multifamily building "Bulldl g YPe coin; f o or more optional elements the community wants to regulate,such as g u M "OYe "OYSez .. architectural style.If so,the team would usually determine the ..................................... „ose M lt Form„y a^°r types(or styles)to be included in the vision and the code for these M elements,and then create appropriate descriptive text and imagery for each. .......................................: .................................. Use Types Manor Mutt1F 11y on ��pp Manor Mu—mlly on Interbr Lots. }r Corner Lots. The— f,hsbulldmg .� L�tiF r When thisbu:ldmgtype In conventional zoning,zoning districts are primarily defined by ryp p cel m,loee,ed � t_ 8 �^It a I d—amr�er quit rawide / °°r r p I prebable,o land use.Form-based codes emphasize the physical character of I d ,a11_room d, er sde facade dd I r fo-d ee°d : f dd al build-r development(its form)and include the regulation of land uses. h d erfacadhr end :' y Ou—comer d q p king ro the 17� ®- b Id g lemen,s r.)her rear =.y„ J (howu above)should ore u,lllud ro camh e Similar to conventional zoning,permitted and conditional or special ,xenk of pane Iby and draw,hem down,he block. ...............................-g........................: uses are listed by district in most form-based codes.However,land mw t� � uses may be regulated more broadly,with land use categories in lieu 9 G P g °r^°°°T°^Ord-- AprI 2007 9 of long lists of specific permitted uses.Of course,form-based codes B u i Id i ng Type Sta nd a rd s,G rid ley,Al I i n,&P rickett Neig h borhood Fo rm-Ba sed Code can also specify sub-types that are not allowed in certain locations (2007),City of Bloomington,III inoi s.credit:Farr Associates. or would be subj ect to discretionary review,such as businesses involving the sale of alcohol.Last,it is common for form-based Specific t°Building Types 1703-3.30 codes to include requirements for the location of various uses within individual buildings(such as permitting office or residential uses on Building ype'T Transectz°^e. upper stories only). Cerri,.eg,oepHororzunsecf.oTrh,.Bu,Id,,,Type ofp„11y 1oe,.d h a o,loe 1rg pan,e,alcly.ap..orydes., m1aIda , thmofi�pa . rs au„chwarye, l ®o®® Building Types Type mbeabv a gageogro..d 1,e1 1h,, prov,&g O,M,ble hou.,,g opporwn,ue. ®® ,°d,"`ub—g.m,lib°""a"' h,,w11ablanc,ghb,�hood. 0 Some common buildingtypes used in form-based codes include "detached single-unit house,""townhouse,""duplex,""courtyard Detached House:Medium. h,.Bu,ld,,g type,.a med,uma,—d d—hadsU" °,,ma°'°m�'=ad1°` "°oep°e'er'°°a =® apartment"and"mixed-use building."Buildingtypes typically .ryp,c,y--d w,rh,,apt, Iys gle f—dy re.,&e l n ghborhoodlnawallable urban.ectlng porantlallyneara TSMS T6N.1 °eighborhood main scree°. TSN.1 TSF include bulk regulations(such as minimum lot width,maximum FT6_cl building height,building setbacks,etc.)that are usually defined by Detached °mpaca.Th,.B°,1d,,gTypc,.,.m,11 T3E ® zoning district in a conventional zoning code,as well as some design dam,had.U,,meao°,.m,,,,or r,°,oepoe,­o°a°°,r yp,,,Ily 1oe,r.d wl rhl°,ptlm,tlly=ga f—lyta=Idand,I and architectural parameters(such as roof type,location of parking, neighborhood,naw,llable urban.,,Igporandallyneara TSMS TSN.I neighborhood ma,n.rreec Th,.Type enable.appropriaralyanled, TSN.1 TSF 1de.,g,edh,gherde°.,,e ,d mp,rmf,�p—&g, T6G minimum transparency requirements,building materials,etc.). broad choice of hou.,,g type,and p r ,,,g w,llabhy Regulatingwhich building types are allowed is not required in a Cortege Court.Th,p—,,d,,g 11pl n.,.rs,laser,e.,!.mall, TlE °eh;ad �'gP�O 1,p,op,,6,1�1elhaeU a°Thee MM form-based code,but it can help a community ensure a diverse stock yp,�y peepe° .hared courcrzl<e.the place ofa pr,vara rear yard and become.an TSMS TSN.I imp°rrznccommun,ry-enhandngelemenc°frhi=Typa.Th,,Typa TSN.1 TSF of buildings,which is key to the creation(or preservation)of-vibrant ,ppeope„.�"_d m eew,mm pe,m,euy.mgea,m,ry oe medwm- de°.,ry°e,ghboeh°°°'"e°,b1e.,ppeop"'�'y� 'aawe"-de.,g ed T" urban places.It is one of the means by which a community can avoid h,g,er de..,d e.and.mporrznctor providing a broad choice of hou.,ng type,and p_"'gw 11k,bd't, 00IDup"' .Th,.Bu,1d,°g Type,.,.m,11-w medium,, d.rsuc T,B ® the damaging effects of some conventional zoning regulations,such rh,,,,ccon.,.rsofcwo.,debya,deor.rzdked d-11h,g units,bosh ®® Ingd:e.meer,°d w,d b°ga „ m, gIh,.lype as floor area ratio,which can encourage developers to focus on Id,,g ha.the,p peas..e ofa medium w large age f—ly home TSMS TSN.I and,.appropr,are1,_1,d w firw,Ih,,pr,m,r,1,.ge-family TSN.1 TSF °e,ghboehood.oe math,m-de°.,ry°e,ghboehood..1re°,ble, achieving maximum volume allowed for a lot.In addition,requiring a appropr,arslyacaled,well-de.,g,edh,g,erde,,,de.,,d.,mpor.,, T6G foe pe d,,g,beo,d d,o„e ofho,.,ng ype.,nd peomo,,g diverse mix of building types might be necessary to mitigate decades ,11,b by Key CA11—d [F#NorA11—d of standards that promote single-use development and discourage alternative building types. City a Cincinnati Form-Based Code Public Review Draft:9121112 1703-3-3 Building Types,Cincinnati Form-Based Code(Public Review Draft,2012),City of Cincinnati,Ohio.Credit:Opticos Design,Inc. 64 29 5.0 Permitted Land Uses 5.2 Permitted Use Table 5.2.2 Permitted Use Table KEY: Blank cell=Not Permitted =Permitted -Subject to Special Use Review USE CATEGORY SPECIFIC USE R1 R2 R3 R4 R6 R7 R8 CN CG B1 N1n P1 11 12 13 Use Standard RESIDENTIAL Single-Family Two-Family(Duplex) 5.3.1A Household Living Townhouse (see 5.6.2.A) Apartment Upper Story Residential Live-Work 5.3.1B Boarding House,Rooming House Children's Home Congregate Housing Group Living Elderly Housing,Assisted Living Facility _ (see 5.6.2.13) Fraternity,Sorority,Student Dormitory u u u u Family Care Facility 5.3.1C Group Care Facility - ❑ ❑ - ❑ ❑■ ❑■ 5.3.1C Monastery,Convent - Nursing Home,Full-time Convalescent Hospice,Life Care Center ZEE E Museum,Library - Community Service Neighborhood Arts Center or Similar Community Facility(public) - - (see 5.6.3.A) Philanthropic Instwtion Police,Fire,EMS Substation - AII day care,except as listed below: - - Day Gyre Child Care Home(up to 8 children) 5.3.2A (see 5.6.3.13) Day Care Center(8+children) - - 5.3.213 Drop-in Child Care Center All educational facilifies,except as listed below: - - Academy(special training) Educational Facility College,Community College,University ■ (see 5.6.3.C) Job Training,Vocational Rehabilitation Service School,Vocational,Business School,Trade,no heavy equipmentortruck operators All medical facilities,except as listed below: ❑ ■ ■ ■ Medical Facility Hospital,Medical Center ■ (see 5.6.3.D) Medical or Dental Laboratory Medical or Dental Clinic,Rehabilitative Clinic Medical,Dental Office or Chiropractor ■ ■ ■ ■ Parks and Open Area All parks and open areas,except as listed below: (see 5.6.3.E) Cemetery,Mausoleum,Columbarium,Memorial Park - Game Preserve,Wildlife Management Area,Refuge,Animal Passengar Terminal Airport,Heliport (see 5.6.3.F) Bus,Train Passenger Terminal Taxicab Dispatch Station,Limousine Service,Charter Service Place of Warship All places ofworship (see 5.6.3.G) Alchohol Abuse Treatment Drug Rehabilitation Halfway House 5.3.1C Social Service Institution Psychiatric Institution,Sanatorium (see 5.6.3." Single Room Occupancy Social Service Facility,Soup kitchen,Transient Lodging or Shelter for the Homeless Utilities All minor utilifies (see 5.6.3.1) All major utilities • • Wireless Communication Facility see 5.3.2D COMMERCIAL All indoor recreafion,except as listed below: ■ ■ ■ Indoor Recreation Auditorium,arena,stadium(indoor) (see 5.6.4.A) Convention Center ■ Indoor Shooting Range Office All offices (see 5.6.4.13) Outdoor Recreation All outdoor recreafion,except as listed below: (see 5.6.4.C) Outdoor Shooting Range Stadium or Arena,Commercial Amphitheater Overnight Lodging Bed and Breakfast - - 5.3.313 (see 5.6.4.D) Hotel,Motel,Inn,Extended Stay Facility Youth Hostel Parking,Commercial All commercial parking (see 5.6.4.E) Restaurant A11 restaurants,except as listed below: (see 5.6.4.F) Resfeumnt Drive-in ■ Heart of Peoria 5-3 Land Development Code Permitted Use Table,Heart of Peoria Land Development Code(2007),Peoria,Illinois.Credit:Ferrell Madden/Code Studio. 65 30 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES Frontage Types Frontage refers to the way that the building engages the public realm—typically the building's front side.Similar to standards regulating minimum and maximum building height,form-based codes often specify which types of frontages are allowed in each zone.The SmartCode,a form-based code template,includes eight —1 ac.. Q ©II....:, o..... standard frontage types:"common yard,""porch and fence," "terrace or light court,"((forecourt"(where a portion of the fagade d is close to the frontage line and the central portion is set back), stoop, shop front and awning, gallery, and arcade. Frontage standards,Form-Based Code Regulations(2003),Village of Lake Zurich,Illinois. Credit:Torti Gallas and Partners. 1703-4.30 Specific to Frontage Types 1703-4.110 Specific to Frontage Types - - - - - 17034.110 Shopfro The prvate Iron I,the area between the bullde,gfacade and the lotII,e I SECTION PLAN o Common Yerd.The main facde oI the bullding I has a large plated setback It,,the Iron tsge I I l,e pro,pp,rt,,g erlrom rhehlghe,s,d thoroughfares.The Iron t yard created remains unfenced and Is visually w,tinuous with adjacent yards,supporti nga common l prd t,Iand wori<Ing In conjunction wlrh the ocher private Ironages. � I Porch:Projecting.The main facade of the building la hasa,mall-to-medium,er,e&from the Iron tsge line aT�ow ,veer aT�aow ,veer The resin t,gfr,tyard I,typically very small and m, be defined by a fence or hedge to spatially mal_, Key the edge of the,[reet The projecting porch 1,open —�-HOW ILot Line S ,,k LI IBIL on three,)des and all habitable space Is located behind the serbacl<IlnUr e. In the Shopfro,t Iro,tzge Type,the main facade oI the Porch:Engaged.The main fa,d,oI the building has building Is acor near the Iro,trge line wirh an,grade - medeum s,,,.1<It—the fr,age line The lc ohg the p,bit ,The.Type is Iota,tied for a smiting It—yard 1,typlmllyv,,, 11 and mn be FIB( m useahas sub,.,tial glazengat the s,d-11k level and defined by a fence or hedg,t pa lymae,t theedg, may),dude an awning thatm,y overlap the sldewallc It of th,=t The engaged porch has two adja t,edes may be used In conjunctionwlrh other Iro.p type,. of the porch th,—engaged'the bullding while the ocher dvo,des areop,,. - — Dlst...e beavee,Glazing 2'max Q Ground Floor Transparency ]S%min. Stoop.The main facade of the bullding 1,near the Depth of Recessed Entree. S'max. frontage Ilne and the elevated stoop engages the M example of,shop(mnt rnrh a t essed doorway ,Idewallc The swop shall be elevated above the Depth 4'men. 0 sedewall<'ensure privacy wlrhln the bullding Stairs It—thest,,p r,,I-d directly to the,,dew I Setback from Curb 2'me,. 0 �emay based, ,d,d.The,Type 1,appropriate for Helght,0— 8'mm. Q ,Ide,tial u,e,weth,_,etbr dk, Heslde,tial window,shall not be used. Forecourt.The mae,fa de oI the bullde,gIs at Door.may be recessed,Io,gas main tande Is at 01L ar the I—tsge ll,e and a,mall percentage),set Operable awneng,are e....raged. bade creatingasmall wurcr'h The space could be used as an entry courcorshared garden spacefor FRI Open-ended awneng,are encouraged. rc' apartmencbulldengx,or as an addetional shoppeng or Rounded and hooped awneng,are discouraged. a re-rant t,g area wlrhln retzll and service areas. Shopfro,ta wlrh accord was tyre doors/wend—,or other operable we,dow,thatallow espace to open' At—pleof,shop(mnt rnrh(ormal pP ered bays the street are encouraged. 1703-4-2 Public Review Draft 9121112 City of Cincinnati Form-Based Code 1703-4-12 Public Review Draft 9121112 City of Cincinnati Form-Based Code Frontage Types,Cincinnati Form-Based Code(Public Review Draft,2012), Frontage Types,Cincinnati Form-Based Code(Public Review Draft,2012),Cityof Cincinnati, City of Cincinnati,Ohio.Credit:Opticos Design,Inc. Ohio.Credit:Opticos Design,Inc. n �. • t -___._ ........ ..a 55adRe'f ..v aua.15*. d P4*" WQj~AOWW Frontage Types,Downtown Specific Plan(2007),City of Ventura,California.Credit:Moule&Polyzoides,Architects and Urbanists. 66 . .. I . . . , , Thoroughfares Thoroughfares can serve many roles in a community,and are integral to their success.They are a means of travel to destinations,nearand far,and as the primary public space in most communities,frequently they are the destination for shopping and other activities. In communities that have not reached their potential, walkability is frequently a missing element.In Street Design Guidelines for Healthy Neighborhoods(Centerfor Livable Communities,1999),Dan Burden,an expert in the creation of livable communities,has stated that"Walkable streets form the backbone of friendly,interactive,safe,secure neighborhoods." Focused on the safe and efficient flow of automobile traffic, most conventional thoroughfare standards are simply not up to the task of creating walkable communities. Form-based codes can offeran opportunityto define thoroughfare standards that are carefully coordinated with other requirements,comprehensively addressing the needs of travel along with the broader needs of the public realm and the community as a whole.It should be noted,however,that if a community is mostly built out,thoroughfare standards are likely the responsibility of the public works department as they conduct ongoing maintenance and improvement of existing roadways,often working with minimal or insufficient budgets (making the implementation of new thoroughfare standards more challenging). 32 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES 8.01.070 Urban Parks ch,kSP—s Civic Space Types Civic space types are essentially open space or other public areas that may include parks,greens,squares,plazas,pocket parks, playgrounds,and playing fields.For civic space types,typical regulations include the minimum and maximum acreage of land required,requirements for the placement of civic spaces,the appropriate zones for each civic space type,the kind of recreation the civic space is intended to facilitate,and the overall intended look and feel of the space. a,nmtter 14 Des�rip[ion Formally A,po.adTivic Urban park Induce larger opan.pam,available for Pe..Iva/Aa (U,,t a rad)Open Space , I vlc pu rposes,commerdal activtty and...tructurad B,,Iding Fron ga alo,gat leas a.Ma ured recreation All building.mu.tfrontMl..p— fadlttia.annd9other pass ve u.e.rThe.e parl0.hould have Mu.t front at leas two.[rears ra formal wban Maraaar and ba dannad hyena unding bulldingfro-gas an d adjacent maaJ d PaM.,lawn.,and trees formally arranged rs.All building.adjacent to the square must bave Walkway.and planting,at all edge. - wisely designedlocated, afA,tontothe parlcTha land.npa.ho,ld co,,,,t of C",el arrant at ph—l—t lot and.hrub.planted In formal pattern,and fu,n d,th path,and banM Shaded area.for All.-Typi.1 Uses civi c spa ces -a com mu n ity a more d esi ra b - to live p la ce cing.hould be pZol-.A talc element or.mall Pa..Na/-1—(Un.mucturad)Open Space .uMa.aldo.lq open.baiter,p argola,or CINCU.a.,I 1d,ng—d—P-1,on.,Open-Air - - Ith residents - fountaro may be lndud ad at a prom)nant lontlon. Shelter.,—d—A—bly,—d—Seating,Public Urban park may be cenmally 1--dat the geographic Ra.troom. beam of n alghborhood.and/or at Ma Intersection of mpo—t thoroug-d—,They may also be l o,,ted at Commardal U.a.,lnduding Farmers'Marl<ers subject to the edge.of neighborhoods In Iontlon.whara.e"I Spatial Event P—t for residents,workers, - a.Idannal area.maybananc rrom raaraational amamtia., Playground. and.arvaa.atran.ttlon between developed area.and Limped Co—l-dy Fac111t1e.,Meeting Rooms, neighborhood, entirecommunity—helping - - - open space Si.- tion Community Center. MIn Width 100 Snail Srsuaurad Recreational Facllttle. identity of the area.As part of a comprehensive form-based M Idth N/A Stormw—M..gement Techniques Acreage 01-49 acres ntagratad Runoff code,wisely-developed standards can help communities make Transact Zone. T4MS,T4MS0 Bo--­Bast Management P—tl'a. Extended Detention Ba.lns the most of rare opportunities to create new civic spaces. Porous Paver.and Land,,,ping 8-8 Liverssrore Developscesk Code Civic Spaces-Urban Parks,Development Code(2010),City of Livermore,California. Credit:Opticos Design,Inc. c k spaces 8.01.100 Playgrounds SMARTCODE TABLE 13.CIVIC SPACE Municipality Lip e y PP am p u Doss Ira s. p m P amam.ae.�he,rzeaeaahthem� ­1 heaaae. ' 0 4. a.r — Dl�.a�ter D.—iption Focused Toward.Children immum size mau bete eve aname mawmum shau besaves.Ph_ T , s the 12D ii�� PI d.are o desl d and e d for Fenced w,th Ml nimal Exlrs ygroun IhIld—cas gne quippe Inde dent of B,,Idin Fron the recreation of chlldren.They shall be Interspersed pen g rzge within ra.Id—,ll a—,o that every neighborhood Protected from fee or free ,ding developmentar has at 1—tone All..d/Typial Us¢ playground.Playground.may be fra,. ding or located within larger Plaza.,Nelghborhood P 1,,,Podcet Pent., P,,,,,/Active(Unstructured)Open Space or CI"Space.. Low-ImpactC h Uses,Induding Phh,Fa it-, Playgrounds should be q—t,safe place,pro acted Outdoor Searing au msress me mimmu from the street,and should typically b e placed so that Play Structure.,Interactive Art,Fount,,n. Pe�naub 1—re al a themawmum s 1he eaves. P Mil dran do not have to A,,major,road.to get to S[or t.,14—phn—Teshniqu¢ them.0—playground.and totlot,are lnt,,p,,Id glore[enclon Be.c Mana nc Practice. within ra.,d t II area..An open Maltanplay.tru.'_ game and founrzin.may be lnduded with Porous Pavers and Landsnping 11II 1pholl-ing between.Shaded area.and.eating must be �I provided.Playground.may be lnduded wrchin larger park and public spaces. Si..&Location Mln Wldch n/a a y ,n1,eaw p Aa ,W[h n/a g mereshau be no minimum ormawmum me. Acreage n/a E_]�] 7A__1 Transact Zone. All Transact Zone. Fff--- Fm Livermore Developmesk Code 8-11 sow,voo.1­..s t SC41 Civic Spaces-Playgrounds,Development Code(2010),City of Livermore,California. Civic Space,SmartCode.Credit:Duany Plater-Zyberk&Company. Credit:Opticos Design,Inc. 68 STEP THREE:VISIONING/CREATING THE REGULATIONS 33 Creating the Regulating Plan and Zoning District Regulations After establishing the general elements within each zoning district, the code team usually next determines the exactvalues of the 44.6-26. GAP Form-Based Code B.GAP Districts&Regulating Plans form-based code's regulations,which are organized by district. (u) gto,y.A hebhable level whin a building measured (f) GAP 6.TheWereh—,Building is the only from finished Floor ro finished Floor. permitxed building eyp,w ffim chic dis ,,This Each district may contain one or more permitted building types. dkv allows for 1,develop—,of hm,d 1.GAP NeIghW,h,W Dlstllets. mdumi l ores wish an abre,,of objectionable As the code team develops each district's specific regulations they emernal effec in a ma°°"ehae k approp,d,n given The kllowmg deailr the dismcrs mapped rhroughoucrhe the"'I'f­ryro rendentiel urer.Thvmcludesrmell- GAP Neighborhood. male mdumi l ores up ro 12,000 square feet m— will typically also begin drafting the"regulating plan,"which is akin (e) GA,1 dhisdismM[11ows for rhedevelopmen[of 2.GAP Regulatlng Plan. to a zoning map and assigns the newly created zoning districts to hflde and Ma°°`MuleiFamily Buildings.Th re bu�ldmgsare zback from the front properey l—, GAP Dim�crs l-6 ere mapped rhroughoucrhe so Shen the ocher dismcrs.The loss on which Neighborhood as damned m T' ble B-1 and Figure B-2. specific physical locations,typically by color-coding the areas or lots ar bmld�ngsad�o�tr�,`dia�e'Yp:�IlFlarger f where each of the districts 1 (b) GAP2,This di",,allows forth,devel°pm`n`°` Building Types Districts pp y. Houre,Es re,and Manor MultiFa ly Buildings. GAP 2 is smiler ro the f rf...P'chat is eLm per rs e Houre Building. These areas are usually defined within a framework of streets and GA th S.This di--lbws for h,development°` Houre,Manor MultiFa ly,and Iconic BuAd�ngs, Commercial Building X Aparanent Buildings are permitted on comer— Cottage Commercial X blocks,often with boundary lines falling at the rear of lots or at This di--aim allows a rel [list ofspeoial u m on Market Street Ref,r oSection 0.6-26C. H'arenouse Building X (d) GAP 4.This dis ,,allows for the development of Iconic Building X_ X X alleys,allowing harmonious transitions between different districts. Houre,Manor MultiFamily,Rowho—,end Iconic House X X_ X Buildings.Aparm-,Buildings are permitted on Estate House X X The definition and demarcation of different districts depend upon or 1e Th:od�� lud,,eresldentialdbuuldmg Manes H X X X X ,ype prep (e) GAP 5.This dis ct allows for th,c-1 ction Rowhouse X what type of form-based code is being created—for example, ofm d—neighborhoodcommuc"lrenters apartment Building X rve shore rendenrs within walking disco .'Phe whether it is a transact-based or street-based form-based code. mmernial,°o ge Commemial,Apam ens and ma Pe�m,ed Iconic BuAd�ngs ere per �tted. u„ inn is not Meanwhile the code team will also determine the specific regulations for each zoning district,often drawing from - measurements that were determined to best exemplify the typical or - h representative conditions of zones that were"sampled"during the documentation of existing conditions. r I .looms _ Neghbo,hoodzoneOr— e Ap,l zoo, 5 When is the Regulating Regulating plan,Gridley,Allin,&Prickett Neighborhood Form-Based Code(2007), Plan Created? City of Bloomington,Illinois.Credit:Farr Associates. Chaplet 4:Form-Bated Code Regulating Plan The regulating plan is usually created as part of drafting the fMwmown Mi—d Use Masser Plan Area.Ertl Parcels Sorel,of B S1ree1 form-based code.For example,when a form-based code is • 1 Zoning Distrhts developed to -• - • •- •• _ - wn ore- . •• -I_ 1 mill ■■■Il�i.■ ■/l■1■IIII ills R 1l B.' • ❑Nelrhborhood Gevenl ■ ��{ _ �Neirhbochood Gevenl-Opev ■■S'11y�w11115T�■ k��'�'�� ■1111yr1 y ■Pubhn&Semi-Pubhn • • • • • • 9 . . ._ .. . _ . _ _ . ■M i;111 I1lw_ ■■iF74.', i ■10_. n�y■ Ahil $111:" Illit But for . . .e . codes,e regulating . e e . Ill■ +`lull FnrFI1'�= 1��1 PIANO" created . of thisregulating = _ ■IM need to be created forlargerinfill or"greenfield"sites that At were not planned during the development of the community's •°64 ■4■form-based code.In this scenario,a more precise regulating ■■1 .. NN •■■■ plan maybe created as part of the application for a proposed IN development project,using the development standards •ul* from the community's form-based code that are relevant to the ■ :� • ' _ ■ project. no Ibxmroxm Mixed I Mamr Plan 4J Opkoz Dezgn,In•. Regulating plan,Downtown Mixed Use Master Plan(2007),City of Benicia,California. Credit:Opticos Design,Inc. 69 34 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES The following are some of the regulations that are typically determined first by the code team: 44.6-26. GAP Form-Based Code H.Building Types:Commercial Building Building Form Standards dl""' �F-d-1— Building form standards typically include abroad set of �e�8 requirements for the configuration,features,and functions of buildings that define and shape the public realm,such as building Figure H-2:Height&Use Requirements. Figure H-2(1):option,Upper Sb nes SetbacK placement and form,lot sizes,parking,as well as allowed land uses, (WU­� encroachments,and frontage and building types. N°T� ry o00 000 Building Placement n It would be difficult to overstate the importance of standards ���aoa��� �:, ���sr°n� )� regulating the placement of buildings.Together with thoroughfare Figure H-3:Facade Requirements. standards,they provide the foundation for establishing or 2.Height&Use Requirements.(Refer b Fig- 3)Facade Requirements.(Refer t Figure H- ure H-2) preserving the character of a district.Some of the typical regulations (a) Building&Floor Heigh �n parenry Building heighc shell be a—mumofone(1) (WA,mm�mof 20%of the upper scary front scary end a maximum of,hree(3)smries.Up,, facade,meervred Floor,Floor shell have for building placement standards include the build-to line,minimum fans(4) F ;n he hcare d,if h, 1 nepa ,,non-reflecd,e do g penn�cre War no hen 30% f,h,front and sde upper scarier ere recbecke minimum ofrwen(I) � greevrr setback and minimum and maximumwidths of lots(the latter to d a m�:m�m offifu h,(1�f n facade per floor y have no va par 7 Allowable gromd Floor he:ghcve minimum of @) Buildmg Fno-ence. fif—(15)fee5 maximum rhirry(30)fee5 ar The building's pnnespel enhance m 1 be on the create the desired development scale). meam,d from fl,—,fl—When the gro d pponeorrid,boding fi c de Envan a h, Floor�r rnenq(20)feecor more in heigh5 icrhell seer of a building serisf9:-requ�remenc coon o('2)swrier in vrmr of meamring the 1=provide a minimum of one(1)eno-ence for every Beall building heighc re..n,y f ve(75)feet of buildmg fronage on the Allowable upper Boor heighc v a mini mum of front facade. Building Form ne(9)fees_—: m of fen_(14)fees a= c. Allowable cap&BareT,,.(see secfione Hand a m nred from fl—,floor kr deacripfion) Regulations for building form also play a key role in establishing aan Ae_7 hildin hall no d h,h,gh,of ®11',M1e BaPlype �ep�p,l��d 1— deeprincipalbuildmgonrheloc ® ^pev the character of a district.As the"walls"of public spaces, (b) U sp fie in r tine�n be knnd in B fine building far�ades are regulated for height to ensure the correct �Paring"per d in really in h,rear of,h, building a minimum of chirq(30)from the front proportion.The maximum and minimum sizes of buildings are peed d�; o h,, pmk °ee°pied a sometimes regulated to ensure that they are an appropriate size for b, n,Wo GAPNegh­ dgonngO,dna up,12007 19 the desired vision of the area,establishing a rich urban form through a harmonious range of building sizes.Some of the typical regulations Building form standards,Gridley,AlIin,&Prickett Neighborhood Form-Based Code(2007), City of Bloomington,Illinois.Credit:Fa rr Associ ates. 1703-3.140 Specific to Building Types Specific to Building Types 1703-3.140 Main Street Mixed-Use 1703-3.140 Main Street Mixed-Use Amy All, __.__ — __ fir" f i I i � 1 J A..; ji, Fr°°smees Key Key --ROW/Los Line BUHding --ROW/Los Line fronrzge A died Mam S,ree,Mdmgs(orm a—fted-e d-ee, Seibad<Line --Seibad<Line 0 Privara Open Space I he Main Srseec Mixed-Use BUHding type i.a.mall-w Unirs per Building 2min. Forecourt I703-200 mad_,Zed.rrucrure,yp,bly acrzched In dad ro Dooryard 1701490 prove de averdnl mx of u.e.wish ground-Hoorr 111, Hel ht ahcwell I]03-0.100 upperHoor service,or re.idendal g g e..This Type make.u p the primary componencofa Height 2.wrie.min.; Shopfronc I703-2110 _ neighborhood main.weer and portion1 d a downrown 4:mrie.max.' Terrace 17014120 seer.Therefore being al<ey component ro �Heih hall also coml rh rransecrzone srandards provldingwalla2,y g c pywi T3E T3N in Section 1703-2(Spedfic ro Tr an.ecr Zone.). Upper Hoor unirs locarsdin the main building.hall QQ T4N.1 T4N.2 Mein Body be accessed by,m moron en Tryalongrhe from Mam S,re,b6ddmg­6ay.domandbngh.shop(rwm ®0®® Wldrh ISo'— Q .Treat TSN.I ® serondnry wing(.) Ground Hoor unie,may ease mdimdual enwie. p _ Wldrh Ioo'— Q a longrhefronr.rreeror.ide.rseec Key Deprh 65'max Q On corner loss,unirs in a.econdarywing/aae..ory Q a mA10 d [F#N,,All,—d may sorer rrom u,e.ide.treet N No psi pen.pace requirement �'� � Genual No.ePhoms on This page are 0lus.m.rve,no. Mam Sv ,budding.rM av,eryo(shop(rw,s¢es. regNamry, 1703-3-26 Public Review Draft:9121112 City of Cincinnati Form-Based Code City of Cincinnati Form-Based Code Poblic Review Draft:9121112 1703-3-27 Building form standards,Cincinnati Form-Based Code(Public Review Draft,2012), Building form standards,Cincinnati Form-Based Code(Public Review Draft,2012), City of Cincinnati,Ohio.Credit:Opticos Design,Inc. City of Cincinnati,Ohio.Credit:Opticos Design,Inc. 70 STEP THREE:VISIONING/CREATING THE REGULATIONS 35 for building form standards include maximum and minimum height, Figure 3.18:Shared parking betaveen uses width,and depth of buildings,as well as the maximum and minimum l heights of ground-floor and upper floor levels. j I Dividing Pmperty Line - Combine paddN loss to Allowed Encroachments I seat.shared paddn® Encroachments involve building elements that may extend over j opporW®itles the build-to line(which regulates the distance between the front A property line and building facade)or into the setback,such as _ �• balconies,and bay windows.By specifying regulations for allowed15, encroachments in a form-based code,a community can enable a rich urban form. © roNngWA 1 eak„�o,s g Parcel A ; Parcel B Parking The methods for regulating parking in a form-based code are similar to those in a conventional zoning ordinance.Minimum Secondary street Access CombirredlE■panded landscape Mand oppoftrAy parking standards are typically established according to land uses, but also by zoning district classifications established by the form- based code that are defined by the intensity of development—such Figure 3.9 9:Parking lot screening as"town center." Surface parking lots and garages can have a damaging effect on the physical quality of the public realm,creating unattractive gaps Masoamry Peers 30'-0" 4'Nkx.Dm)rauve&total Fence between buildings as well as curb cuts that are potential hazards k for pedestrians using the sidewalk.In response,form-based codes [) often seek to minimize these negative impacts by requiring parking - to be located at the rear or side of buildings or at the center of blocks, rather than between the building and the street.Similarly,some form-based codes include maximum parking requirements and - promote shared and on-street parking for areas of higher-density and mixed-use development that have good access to transit. In addition to the mandatory number of off-street parking spaces, , typical regulations for parking standards include the area on the lot in which parking is allowed,including setbacks,sizes of parking shrub and Percnr spaces,and travel lanes in parking lots. Parking Placement,Downtown Form-Based Code(2010),Village of Antioch,Illinois. Credit:The Lakota Group. 10.8 PARKING PLACEMENT 10.8.1 FRONT SETBACKS;PARKING LOCATED ADJACENT TO BUILDINGS Within RR-T and RR-A districts where parking may be located adjacent to the building but not between the building and the front lot line,a minimum front setback of 7 feet is Parking Strategies to Support required for any such parking.(See Figure 9)Trees(a minimum of2.5 inches caliper)and Livable Communities shrubs(a minimum of 24 inches in height)must be planted at the rate of one tree and 10 shrubs for every 40 feet of frontage. Figure 9:Parking Setback in RR-T and RR-Districts To help communities address their parking concerns with the end goal of making our communities more livable, CMAP created a step-by-step guide to municipal reform of parking policies,entitled Parking Strategies to Support Livable Communities.The guide can help municipal governments determine the appropriate steps for addressing their unique challenges and describes more than a dozen strategies to manage parking.It explains how to do a parking survey and effectively engage stakeholders,and also takes a detailed lookat the costs of parking structures and available financing mechanisms. Parking Placement,Roosevelt Road Form-Based Zoning Districts(2010),Village of Oak Park, City of Berwyn,and Town of Cicero,Illinois.Credit:The Lakota Group. 71 36 SMARTCODE TABLES 10 & 11. BUILDING FUNCTION & PARKING CALCULATIONS Municipality TABLE 10: Building Function. This table categorizes Building Functions within Transect Zones.Parking requirements are correlated to functional intensity. For Specific Function and Use permitted By Right or by Warrant,see Table 12. a.RESIDENTIAL Restricted Residential: The number of Limited Residential:Thenumberofdwell- Open Residential:Thenumberofdwellings dwellings on each Lot is restricted to one ingson each Lot is limited bythe requirement on each Lot is limited by the requirement within a Principal Building and one within of 1.5 parking places for each dwelling,a of 1.0 parking places for each dwelling,a an Accessory Building, with 2.0 parking ratiowhich maybe reduced according to the ratiowhich maybe reduced according to the places for each. Both dwellings shall be shared parking standards(See Table 11). shared parking standards(See Table 11). under single ownership.The habitable area of the Accessory Unit shall not exceed 440 sf, excluding the parking area. b.LODGING Restricted Lodging:The number of bed- Limited Lodging:The numberofbedrooms Open Lodging:The numberof bedrooms rooms available on each Lot for lodging is available on each Lot for lodging is limited available on each Lot for lodging is limited limited by the requirement of 1.0 assigned by the requirement of 1.0 assigned parking by the requirement of 1.0 assigned parking parking place foreach bedroom,up to five, places for each bedroom, up to twelve, placesforeach bedroom.Foodservice may in addition to the parking requirement for in addition to the parking requirement for be provided at all times.The area allocated the dwelling.The Lodging must be owner the dwelling.The Lodging must be owner for food service shall be calculated and occupied.Food service may be provided in occupied.Food service may be provided in provided with parking according to Retail the a.m.The maximum length of stay shall the a.m.The maximum length of stay shall Function. not exceed ten days. not exceed ten days. c.OFFICE Restricted Office:The building area avail- Limited Office:The building areaavailable Open Office: The building area available able foroffice use on each Lot is restricted to foroffice use on each Lotislimitedtothefirst for office use on each Lot is limited by the the first Story of the Principal or the Acces- Story of the principal building and/or to the requirementof 2.0 assigned parking places sory Building and by the requirement of 3.0 Accessory building,and by the requirement per 1000 square feet of net office space. assigned parking places per 1000 square of 3.0 assigned parking places per 1000 feet of net office space in addition to the square feet of net office space inadditionto parking requirement for each dwelling. the parking requirement for each dwelling. d.RETAIL Restricted Retail:The building area avail- Limited Retail:The building area available Open Retail: The building area available able for Retail use is restricted to one Block for Retail use is limited to the first Story of forRetailuse is limited bytherequirementof corner location at the first Story for each buildings atcorner locations,not more than 3.0 assigned parking places per 1000 square 300 dwelling units and by the requirement one per Block,and by the requirement of feetofnet Retailspace.Retailspaces under of 4.0 assigned parking places per 1000 4.0 assigned parking places per 1000 1500 square feet are exempt from parking square feet of net Retail space in addition square feet of net Retail space in addition requirements. tothe parking requirement of each dwelling. tothe parking requirement ofeach dwelling. The specific use shall be further limited to The specific use shall be further limited to neighborhood store,orfood service seating neighborhood store,orfood service seating no more than 20. no more than 40. e.CIVIC See Table 12 See Table 12 See Table 12 f.OTHER See Table 12 See Table 12 See Table 12 TABLE 11: Parking Calculations.The Shared Parking Factor for two Functions,when divided into the sum of the two amounts as listed on the Required Parking table below,produces the Effective Parking needed for each site involved in sharing.Conversely,if the Sharing Factor is used as a multiplier,it indicates the amount of building allowed on each site given the parking available. REQUIRED PARKING(See Table 10) SHARED PARKING FACTOR W ffim- Function with Function RESIDENTIAL 2.0 dwelling 1.5/dwelling 1.0/dwelling RESIDENTIAL RESIDENTIAL LODGING 1.0/bedroom 1.0/bedroom 1.0/bedroom LODGING LODGING OFFICE 3.0/1000 sq.ft. 3.0/1000 sq.ft. 2.0/1000 sq.ft. OFFICE OFFICE RETAIL 4.0/1000 sq.ft. 4.0/1000 sq.ft. 3.0/1000 sq.ft. RETAIL 141.1 1 1.1 14 RETAIL 12 1.7 1.7 1.2 CIVIC To be determined by Warrant 1.3 1 1.3 12 1.2 OTHER To be determined by Warrant 1 SMARTCOOE VERSION 9.2 SC39 Building Function&Parking Calculations(sample),SmartCode.Credit:Duany Plater-Zyberk&Company. 72 STEP THREE:VISIONING/CREATING THE REGULATIONS 37 Optional Components That May be Included in a Form-Based Code Manyform-based codes choose to include additional regulations, including standards for architectural,landscape,and block design, as well as green building.Other less-common standards address affordable housing,historic preservation,lighting,nonconforming uses,signage,and stormwater management. Architectural Standards Detailed standards regulating the exterior design features and materials of buildings are optional,but many communities have found that they are helpful in fulfilling the potential of a form-based code and achieving the community's vision. Architectural standards can be included in a form-based code to complement the building form standards,which are required. While the code's building form standards set requirements for b` the main configuration,features,and functions of buildings that define and shape the public realm,architectural standards can go further,regulatingthe character and style of buildings,such as the G.Openings „ H.Attached EllI.m5ile Definition and Landscape proportion of windows,building materials,colors,trim design,and Wind. and door,are verb=1y pro- Por=hes,bay ndows,brow,,caning,, a Fronty ds are gener ry sm 1 rid portioned,vertically oriented. owers,finias.l crenelations,and=him- well defined by lowfence atproperq even the vertical and horizontal division of materials. b W°'ows e the have liter.Double hung is the primary [ached to the man mass of their b.Front fences are bricl<or stone base window type. b,,dings whi ch define and enrichtheir w(wroughtiron,iron without base,or c.Ground floor openings are larger in overall form. wood picket. Some architectural standards are modest,and explained mostly eight and width Tpper floor open- b Attached elements r==ei"e the m or- g=,bade trees are mi=ed with qp, ings are larger then common and ofa iq of the detail on facades.They are ally heavy foundation plantings.The through text more elaborate standards may employ comprehensive ry ofsi=" m°stly"'°"'in porychrome painted p1a"`pal""a"ows Stagg"`'61°om- d.7r.mi cludeshead,jamb,&sill which ood.Minor elements are ofdecora- gtimes to provide year-round color. project out from wall surface.Sill is ve iron and brick. The layout is more natural,paying cre- diagrams(similar to those found in architecture pattern books)or Urther pronounced Par'h=olumns and balustrades e den=e to the style's origins e.Shutters are functional and when owly spaced and highly detaled. rely on extensive photographs of buildings in the area that exemplify o1°red c°ve,entire window °°,,,T„ br m r., opening. restyles,tywilli°m M° f Windows are typically not deeply 0° a the architectural characteristics and styles the community wishes to d preserve and foster in the future. Architectural Style Guideline,Uptown Whittier Specific Plan(2008),City of Whittier, California.Credit:Moule&Polyzoides,Architects and Urbanists. CHAPTER 4: DEVELOPMENT CODE 4.6 ARCHITECTURE STYLE GUIDELINES 4.6.4 Mein Street 4 7°. R Introdt on Man Streetstyleb-Id-g f don most pre-Wo rld Wa r 11 U S.man strew and f n sq d plazas.Th-b-Id-g type began-n the late n neteenth century h - h p fden-ty-g and -t h -g ,,b,-,over sh,p fronts.As a style- h U.S.- -d - dfrom b fh-st -precedents-ncl ud-g Span sh Colon al Greek Revval Yctoran, 0 notshown V to rian Italianate and Richardsonian Romanesque adapted to urban contexts and mixed uses. The type's simple,rectangular forms derived from a logial,repetitive structural fameworkwhich expressed maternally by the rhythmic placement of columns,storefronts,and openings on upper Key Characteristics s.Original frameworks were of Ioadbearing masonry,but the style easily adapted to iron and steel eve -n.Buildings sitonstreet front or comers,oriented directly to streets or town squares. 1.RoofFlat roofwith projecting cornice or parapet. Thns means that on ly one or two fades need detailed design attention. 1.Floor Plan/Elevation simple,rectangular plans with L-shaped or U-shaped variations. The Main Street style is expressed through substantial materials-such as brick stone,and heavy 3.Base articulated base by change in material,change in plane,or both. U dowo loctedina rh hm is serial .The 4.Shading recessed ar des&entries,balconi es,o r fbric awnings. plaster pperstorywin peningsare yt pattern in singes o r groups 5.form/Massing l to,Inple stories,with base,middle,and top.I rtc1ly proportioned with co rner—el,common. plane of the wall is articulated by structural expressions-engaged columns and lintels over openings. 6.Walls Flat planes of stone,brick or plaster,punctuated by deep openings. Theground Floor has expans-,,e glass storefrontsi,terr,pted by structural columns with transoms to ).Openings large storefront openings at ground,verti lly pr,p,rti ed,withtansoms a ranged in rhythmic pattern.Upper Floors w lightto penetate deep into theinterior.Multi-story fades are typic lly divided into base,body, include combinations ofs 11 and large openings relating to ground level openings.Serial or symmetric I compositiona re rypia 1. andtop withthe ground Floor taller than the shorter upper Floors.8 uildings a re topped by a Flat roof 8.Articulation base,middle andtop offcade a re clearly defined by changes in material and horizontal banding.Ground Floor and/or line emphatic I crowned atthe eaves by,projecting cornice o r a receding stepped pa pet building-­led base receive m ostdetailed attention.Other details include cornices,balconies,awnings. 9.Colors public buildings are m ore reserved,with m uted colors. Otherwise,the palette is open to interpretation. crown 11—ER SPECIFIC Pun,Ch, wFhl—Cvlif°ry Architectural Standards-Main Street,Uptown Whittier Specific Plan(2008),City of Whittier,California Credit:Mottle&POlyzoides,Architects and Urbanists. 73 . . _ .. . . . _ Whether to Include • Architectural Standards .. . - Whether arch itectura I standards are necessary or appropriate depends on the intended scope and objectives of a community's • •• •• form-based code,as well as the capabilities of those who will • • • be administering the code.For some communities,developing • •• •• good standards for the design of its blocks and thoroughfares • ••• • • • • in the public realm is sufficient orthe most politically/ economically feasible option. - ... .-. Absence of architectural standards can yield development that is better than that which would be produced under conventional zoning,but which falls short of realizing the community vision. Communities that are developing a form-based code for special districts are likely to have high expectations for historic • •: compatibility and design quality,and architectural standards will often need to be developed accordingly. While the inclusion of wisely-developed architectural standards can help make administration of the form-based code more objective,to successfully administer a code with substantial architectural standards,communities will need to have staff with expertise in architectural design(which is somewhat uncommon),hire the consultant services of a"town architect" • • •• • • • • • (an extra expense beyond the means of many communities),or assign the administration duties to a design commission(which can complicate the process,especially for developers,who are likely to be skeptical of the new form-based code anyway). IL i i i la M1IE"5Cw4.Xr . •ice I.-...4,�d 'fi...'* % '...4:�d 'fi.. A % J`. f #`-; - T •,d r -, _ STEP THREE:VISIONING/CREATING THE REGULATIONS 39 Landscape Standards Some form-based codes include requirements to control the 44.6-26. GAP Form-Based Code R.Landscape Standards character and quality of the landscape within private spaces as it 3.Interior Per d p Lo LarMsoaping. b Plus one(1)medium or large tree per each additional six-hundred fifty(650)square feec affects the public realm and the public good,such as requiring native T.provide shade,�nimiu paving and improve he Each par rig spew mustbe—Ndy 1--d aesthettc look of parlang loq the following sI,d,,d, ,Ihin fifty(50)feetof a I—on the interior of species to address water usage,as well as screening parking lots pply d Te� d—gl�l ds ,,i.g 1--d onside of fie (a) par Applicability Inre ,parbug lot lands pingu or b de an ug lo5 in the side rear yard from the street buffering more or less intensive uses and greening N.—d`.r ail off<neet ld.g areas,regardess e°ff l �,or in fie parting I.,do not °nI of sin.The requiremen¢herein apply to all .ward any of the require .. fthis section. d—d.pmen5 except House,Esmre House,and �=Parting Lot Inrerior.The parting lot inre., parking lots. Manor MI N.ly Dull,ings defined as the area dedi®ted 1.per rig on a ­ parking lots. Requiremeb T,p l parting lot lands ping g,ven parcel as measured from edge of pavement quireme are illusna d in Figure R-3. to edge of pavement 4M Terminal Ends of Rr Standing Rows.Lands pe Lands pe Median.A landscape median is islands ere required at the terminal ends of any required in each freestanding bey of perking freestanding rows or bays of parting.Ere along the length of the bay of parting. tending rows or bays of parting are those chat V�Curbs A. variety of curb types maybe utilized for tabutting the perking lotperimerer,and or parting lot lands ped areas. an hav e a single or double row of parting. Permitted types include ribbon,mounrable, (MLa,bs e Islands.A lands pe island shall be and slotted curbs. provided every ninth parting space for rows of parld.g that a re more than eight(8)spaces in qvµ length.Th h 11b h fight(e) p Id g p thouta hods p 1 d. _ Tree L d p I la d Rah 1 ds - island h e(1) d 1 rge nee l plad Not Dedicated m Parting or Drive. - _ eq ¢w w>t My space within the parting lot 1-b that u not dedic d p long,loading or driveway path M M—® ,...��.. a ,....dry, —m w_�,.,-- shallb 1 d pd tda,. anw.gr= O (1) d mor 1a5 deciduo -� d ch space for the first one �,.. dyed fifty(I50)square feet Figure R-4:Scree ing of Open Storage .u..n.,.i=ram=e.=em=�•rr er==.nv=.eey.r�v�.n..er= :o i.n.m�..=r=..=n=..io.. .=..nemr=..=n..nr=uyn. =ram=e.a..e.=...r=ivr.ni. n.=e=.ee�=•n=n.i.m.e.=... r=u.n,rr���...=r.=u.ns .n..n ai.n t,ni.R..•m+� r=n�.,.e=a su mn.i.e,,,�� rriu„mny..,.e.a=,..a rc,..,.m..i.=n m,�RrA. u.y w..+-.r.u.rcy. .mi.=e��=m•ern.rasa, •_=.,�.ee,e,ne�-.=v+ i.n.,.r.i n=e.=rc�.a ee.n nen.=�.aer�.xn.m... �=�.,ny=...r�RmFn...ni=. A R ..........re.., ..a.,......e..=..-��.,.._ ,.a..id......R=..=,.... ,..mi..e,....r...a....,. ,e.=.,ii a,a...,.a a...e. -_-- erM Refuse A... =...nv.=mrp-r.yr.- vnm=...s=...=arr•=n e ...r=...r=�•e.... Til OS '0U1�1 f ®1.>od., 1 xaw 1 Po ervlsm>n asa od<a. Candace eandPu a Wb>ns q.d1— �----------'- -,gpcmd Tyrr p blic Realm-Street Trees,Uptown Whittier Specific Plan(2003), City of Whittier,California.Credit:Moule&Polyzoides,Architects and Urbanists. Fig—R-3:InteriorParkingLotLa"as`ape 42 Green Building Standards Landscape Standards,Gridley,Allin,&Prickett Neighborhood Form-Based Code Requirements for environmentally sensitive,energy efficient,and (2007),City of Bloomington,Illinois.Credit:Farr Associates. low carbon footprint buildings can assist in achieving community sustainability goals. A 1 4 St W®ter Gu'dernes end Suste'n®b'rty reg I eee� Merl gel �efm, sf¢er 5-I d pl t als r n s......fuly firer pollu a s from 6�F°m w - B e sol andp last based sto w rbest _ °Oa 68Br ( " m g pract ce mployed b. Filter ru noff from developed - oa edfor Various grasses,shrubs,and tr ,t:blishd to promote flowers,oad rise.` r s as. evapotranspiratiory m soilepoeositK a urage biological -rvitK and promote au pta�ke of some pollutants-Runoff from - mpervious area is directed into the bio-retention r rirty n infiltrates through the plant/mulch/soil environment'pro- "'��_. vid[ing the treatment r - 4 _ f k p er ons to to ' a ""ti a ese-"' ff by --g-fl d plom natu cal p f q fry- p -Th n - ro plshed w cause sets g r m , by ru n rig the s collected from the s dewalks and bderyal e nthe gutter th rou gh the street tree p lancers Theso l l evel sn the planters-s sx-riches lae -s 6 e I—than the street gutter Runoff flsome­­ L l+ ea.flowsfm..� d rested planter -nto the nter through a slot tr-nto the ee well-The e flee„ 1'6efbre e pollutants aught by the landscape ier and some water prdu—d dro a t„, per red n the o I.Runoff-s thus Filtered pr r to d scharge rerf d tires ne f q claws uses ry ylt. to storm d ra n ne N I, n ofbeo retention bo;rn r oted rneo tree well 2 x g me r���a;�reee�e,e�ee„�,e�deree well„� r eed,�ee � r g Stormwater Guidelines and Susta inability,Uptown Whittier Specific Plan(2003),City of Whittier,California.Credit:Moule&Polyzoides,Architects and Urbanists. 75 40 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES Creating the Development Review Process Finally,the code team—presumably guided,if not led,by municipal form-based code are aimed at ensuring predictability in the quality staff and elected officials—should define the process necessary for and character of future development,and have been defined by a the submission and approval of development proposals once the very specific,comprehensive vision developed in conjunction with form-based code is in place. the community.Therefore,administrative review and approval These include procedures for submitting,reviewing,and approving should be possible for all projects that comply with applicable form- proposed development proj ects,alongwith avariety of optional based code requirements.Similarly,one of the goals of a form-based sub-procedures,such as historic preservation review and the code should be to make the review and approval process as easy as consideration of nonconformities.Essential rules guiding overall possible for existing municipal staff. code administration are also included,such as rules for the As a result,the substantial investment of time and other resources interpretation of code requirements or resolving perceived conflicts necessary to create a solid form-based code can be repaid by the between the form-based code and other municipal code provisions. reduction in time and resources necessary to review and assess individual development proposals in the future.In the end, Administrative vs. Discretionary Review administrative proj ect review and approval can greatly reduce Defining the development review process can begin at the uncertainty and risk for developers,encouraging them to develop conclusion of the creation of the form-based code,or be tentatively under it. established much earlier in the process,perhaps as one of the initial goals of the form-based code effort.One of the key questions will be Variances whether submitted development proposals can largely be approved Some form-based codes will need to include a cautious variance administratively by staff or if a discretionary body such as a planning process for dealing with development that is in-line with commission or design review board is needed. the communityvision but proposed for sites with unusual An important selling point for form-based codes is their potential to characteristics that necessitate a relaxation or modification of streamline the development review process.The requirements of a specific requirements of the code. Overview and Guide to the Cincinnati Form-Based Code I703-I.40 MIAMI 21 ARTICLE 7.PROCEDURES AND NONCONFORMITIES AS ADOPTED-APRIL 2012 DIAGRAM 14 PERMITTING PROCESS Quick Code Guide:Building-Scale Projects Step rtrunionz Code Title PERMITTING PROCESS DIAGRAM Find the transen zone for your M.P. parcel Complywlth the-.ndard. SMitt. r e specific to your z o n a nOl-1 Tran Zones Choose and comply with the S fic to andards specific toy.r 1701-1 Peu building type Building Type. �,Ch­,and comply with the S fic to an dard.sp.ci fic to your 1703-4 Peci fro tag.type Fro tage Types ��•� xue xue xue Complywith the rta nd.rds Supp..m otalto Pue Pue general to all transen zones 1701-STransect Zones cF—ply ith thcc .r.,..and Administration omplywith the requirements for 1701-9 and Procedures permit application LE El M Ifyouwanfo"_bdividoc.d. Subdivision .property,followth.procedures and Land nq.ir ywith the Develo requirements in Subdivision pment City of Cincinnati Form-Based Code Public Review Draft:9121112 1703-I-3 vii 5 Quick Code Guide-Building-Scale Projects,Cincinnati Form-Based Code(Public Permitting Process,Miami 21 Zoning Code(2012),City of Miami,Florida. Review Draft,2012),City of Cincinnati,Ohio.Credit:Opticos Design,Inc. Credit:Duany Plater-Zyberk&Company. 76 STEP THREE:VISIONING/CREATING THE REGULATIONS 41 Nonconformities Whether a community chooses to use conventional zoning 2.0 Administration 2.1 REVIEW BODIES approaches or a form-based code,the way in which it deals with 2.1.1 Summary of Review Authority development that does not conform with current standards—but Thefollmingtablesummarizestherequired—iewandappri—I authority providedunderthisd.elopment code. which was legal when constructed—is an important indicator of 212 216 214 21 b 216 21/ Site Plan zoning the extent and speed of the changes it hopes to achieve by updating zoning Review Planning oning Board of city Erocedure Administrator Board Commission Commission Appeals Council Reference its zoning code.Determining the best approach depends on the zoning Compliance D R 22 Certificates local perceptions and priorities of the community;in some,a Certificate of Occupancy D 2a rigid approach may not be feasible in the near term,but delaying Administrative Deviation D 24 Uses Permi„edwith D 2b requirements for compliance or taking a case-by-case approach can Adminlst alive Approval Minor Variations without D 26 threaten the effectiveness of the new form-based code. Site Plan Review Minor Variations with Site D R 26 Plan Review Road Test the Code MaiorVariatmnswithout R ID, 26 Site Plan Review Once the draft code provisions are completed,but before they are Ma;orVarialmnswith site R R ID, 26 Plan Review enacted,they should be tested using existing parcel dimensions Appeals ID, 2 and/or past or anticipated developments to determine howwell the Amendments R R 'R, ID, 2e draft code addresses real world development and design issues. Special Use R R <w 'u, 29 The code team and/or staff responsible for development review and official Development Plan R R 'R, ID, 210 Critical Traffic Management R R ID, 211 approval(such as planning,public works,emergency services,and Areas building officials)should apply the new form-based code procedures Tragic Impact Analysis R R R 212 Subdivision Plat(wi,h R 'R, ID, 21J and requirements to determine whether the draft code would waiver) Subdivision Plat(wi,hout D 21J successfully implement the community's vision without being waiver) unnecessarily burdensome to the applicant.To thoroughly test the Trx,Survey D 21J Multifamily Plan 'R, ID, 21J code,local developers should be invited to participate as well. Cediflca,e of Appropriateness pRi only) R R <D> /1 Annexations R <W 'u, 2.1.4 Monitor the Performance of the Code KEY, R-RevieworRecommendation D-Final Decision 11 Public Rearing After the code has been adopted,its performance should be systematically monitored by staff,applying criteria similar to Summary of Review Authority,Heart of Peoria Land Development Code(2007), Peoria,Illinois.Credit:Ferrell Madden/Code Studio. that used to road test the code before adoption.The code can be amended as necessary on an annual basis. ..Lode organization an Se 4.2.1 Hewutemaa ex g-ldiag A Meany zoae rr yoar parcel B I:/How posm..te .v pine aad sabmit allowsl?f p ppli—i— uwi PFm(peg 4:3) FA-(peg a s)* e(u(uovr A ar— .......................................................................................................................... .�U aH:apvr Ui p gas(up o meat ARM:p p g r v �Identi(y Zone(oryour parcel �Is/Howi possl use Zpply Urban StandaMs per Apply Arcbitawre5ryle ©ppare and Submit albwsl?f p one Guidelines pplication u�.wcP (pig 43) o-1-(pig av- �11—r,(pig ag) 1 gyp Allowd(per „) gyp Allowed(pig a� ur 1styles Auo ad(pig Gry's Euptow e(u.Co1 g vanes ..................... .�F Fnornyard/e Po >,arl5�te 'e ugow l(_CT o.5r, w/Goap p/U R-1 uptow el(uL] uptown ge(u-E) null e g use not allowedments y p a Fo eg m Allowed odov Del " fe role Dom Proal Co­ �Identify Zone(oryour parcel � Is/Howi possl useApply 5abdimsion Apply Urban—daMsper ©Apply Arcbitawre5tyle �F parea.—bmit albwsl?Sp tandaMs Guidelines pplication u�. PFm(peg 4:3) o u�,A-(peg a v* d,R 51and.d,(peg s,) �51—rd,(peg a� 1 gyp Allow d(per „) rP Apow d(peg z3) r 1 styles AIR ad(peg C', Euptow e(uLo) g vanes H e nonryvd/ePor,h 'arc5;teB�in uptow (LL ) R Bend mSTr w/G P p/U R,RR,1 uptow el(11) Y uptown IFge(11) Allo—dnull e g menu y p ii Fo eg m Allowed ,k d rr9e Commvoal Code Organization and Use,Uptown Whittier Specific Plan(2008),City of Whittier,California.Credit:Moule&Polyzoides,Architects and Urbanists. 77 42 say, ,I Y_ �a �l ( �. r », BB _ .,.ICYAW Photo simulation of proposed changes to the intersection of Sycamore Avenue at San Pablo Boulevard,Central Hercules Plan(2001),City of Hercules,California. Credit:Urban Advantage(www.urban-advantage.com). 78 43 Conclusion There are many options for municipalities that want to preserve or encourage a particular sense of place in their community. However,most find it difficult to do so. One reason is conventional zoning's narrow focus on what uses are permitted(or rather what uses are prohibited).While this approach has been remarkably successful at protecting the health and safety of the public over nearly a century, conventional zoning has neglected to provide guidance—some would say leadership—on what the physical character of our communities should be. How Flexible? Will It be Accepted by Developers? Admittedly,our individual aesthetic preferences are diverse. Some developers have expressed unease about having to adapt Some critics contend that form-based codes threaten to dictate to a new system of regulation and development review,often architectural style,which encourages the creation of"cookie complaining that the existing development review process(typically cutter"communities as monotonous as those they are meant to following conventional methods of zoning and regulation)is surpass.Many of these same critics observe that form-based codes already too onerous and frustrating.Indeed,it's not uncommon for and other design standards tend to favor architectural styles or communities with exacting standards regarding use to be attracted features from specific—and possibly idealized—eras in the past, to form-based codes,but choose to simply add a new layer of rather than addressing the actual needs and preferences of people regulation to existing requirements. living today(porches that are charming but rarely used are often However,the development of a comprehensive form-based code cited as an example).Some even believe that conventional zoning, usually requires a community to reassess its existing system by focusing on what uses are permitted,allows for greater freedom of development regulation.In addition,the greater precision in the design of our communities,from large urban areas to the and predictability inherent in most form-based codes can offer buildings we call home. a community the opportunity to streamline the development Advocates counter that form-based codes are exceedingly flexible, review process,often with the aim of persuading local developers and can be made to not only allow but facilitate a broad scope of to support the new code and,ultimately,to encourage the type of architectural,landscape,and urban design in a community.At the development wanted by the community. same time,many of them will acknowledge that the most successful form-based codes tend to be those in which the community has An Approach Deserving Wider Recognition comprehensively identified the specific details of form that it wants In the end,form-based codes are but one approach available to and will require of future development. communities,but it is one that deserves wider recognition among municipal staff and elected officials.The term"form-based codes" is becoming familiar to many,but relatively few understand how they work,how adaptable they can be,and what would be entailed in creating one for their community.C MAP hopes that this guide will help advance that understandingwithin our region. 79 44 FORM-BASED CODES:A STEP-BY-STEP GUIDE FOR COMMUNITIES Learn More This guide to form-based codes is intended as an introduction.We FBC 101e:ABCs of FBCs On-Line hope that it will help local staff,elected officials,and residents in An 8-hour web-based course that provides a comprehensive municipalities throughout our region determine whether a form- introduction to the principles and components of form-based based code might be right for their community. codes,as powerful regulatory tools to shape community form and Most communities will want to gain a fuller understanding of the character.The course is composed of eight segments arranged in details of form-based codes before they embark on the process sequential order,with recorded presentations,reading assignments of creating one.Fortunately,many resources are available for and a virtual field exercise,which can be completed at the communities that want to take that next step. convenience of the participant in a single day or during a period of up to six weeks. Form-Based Codes Institute FBC201: Based in Chicago,FBCI is a non-profit professional organization Preparing a Form-Based Code- Design dedicated to advancing the understanding and use of form-based Considerations codes throughout the United States.As part of its core mission,FBCI develops standards for form-based codes,identifyingthe essential An advanced course for individuals who have completed FBC ioie. elements of a well-crafted code and highlighting the best examples During two days,participants gain an in-depth understanding for other communities to learn from. of urban form for a regulatory framework,exploring design possibilities for greenfield sites,redevelopment sites,alreadybuilt- FBCI's website(v .formbasedcodes.org)provides several out communities,and regional plans.Instructors explain how resources on form-based codes,including definitions,sample design principles are applied to create the basic elements of a form- codes that exhibit best practices,a posting of current RFPs from based code(such as building form and public space standards), communities developing form-based codes,and a sample RFQ that through lecture and case study,combined with"hands-on" municipalities can use,along with an evaluation checklist to help participatory exercises. communities evaluate consultant qualifications and work proposals. FBCI provides education for municipal staff,elected officials,and residents engaged in planning for their communities.At present, FBC 301: FBCI offers the following courses,led by several of theworld's Completing,Adopting and Administering the Code leading experts on form-based codes,who continually review and Atwo-day,advanced course for individuals who have completed write codes in their work: FBC ioie,detailing the mechanics of creating,adopting,and administering a form-based code in a community,including: • How to structure the coding process,includingwhat must happen before and after the code is drafted. • The legal aspects of adopting a form-based code(for example,its consistency with a comprehensive plan). • What to keep or discard from an existing conventional code. { • The advantages and disadvantages of mandatory,parallel,and w� "M + floating-zone form-based codes. • The role of design standards within the development review � i process. a • How form-based codes are adopted and implemented. • Insulating against potential challenges. 80 LEARN MORE 45 Form-Based Codes: A SmartCode Guidefor Planners, Urban The SmartCode is a comprehensive,transect-basedform-based code template(or"model ordinance")that includes model language, Designers, Municipalities, standards,and requirements for multiple scales of development by the public and private sectors,as well as administrative andDevelopers procedures for development review and approval.It is intended to be customized to the local context,priorities,and legal requirements To explain how a form-based code can be developed,this guide of each community that uses it. follows the approach recommended by architects Daniel and Karen Approachable and relatively easy to follow,it has been used by Parolek of Opticos Design,Inc.(wmnnr.opticosdesign.com), several communities across the United States,and refined over the authors(with Paul Crawford)of Form-Based Codes:A Guide for years due to the fact that it is"open source"and free of charge.It is Planners,Urban Designers,Municipalities,and Developers(John available for download at vxww.smartcodecentral.or¢. Wiley&Sons,zooS).At present,their textbook offers the most comprehensive explanation of how form-based codes work and how they are created,drawing upon years of experience developing award-winning form-based codes for communities across the nation(many of which are featured in the images included in this guide).The book is lavishly illustrated with diagrams,maps,plans, and renderings from numerous case studies that demonstrate best practices in the creation of form-based codes. N Form-Based Codes - tc SMARTCODE9 i A Guide fDr Planne Municipalities, Devebpers 4 81 46 InterrremOon of the standards in die Regulaillng Code Shall be 111C rcspomibility OrCommurlity D1:VC[vPT11ez11 and PUblic Services(CDPS)stalT.The Illustrative Bui I&LIE Drawing shown on these pages, shall clo guide the CDPS smtTwith regard io the OiCs iwoii for land development in the CHI' area. The Linagc- contained iT1 ihisCodc.are me.am io dcrinon-mraii: [he CI1,-1T',1Ctcr intended for the Cl I?area. but are for illustrali%e Purposes only. .......... Al j How to Use the Regulating Code L Determine whether 5,ou r Ll Skt iG per m i t ted in I he Central Hercules Man area. 2. Dewrinine wheth vr v ou r ,i tv fa I I s iv i 111 i:n the W° i wr f ru n t District, Co n t ra I Qu i rter, Hospitality Corridor, u r I I i I I tow n. 3. De terni i ne which Street TV PC VOLI r lot fronts. (If you have a earner lot, Vk I Ll Ill uSA determine the primary space or .street based on the hierarchy on pag I e fl Re�rjeW Chapter 11 for provision about tho Street Type that rorresronds to tho tot- 4. Review the Use`I (Chapter Ill) and the C('llieral llmvis-ions(Chapter VJ) which apply throughout the Central Hercules Plan area. 5. Review the Projecting Faqade Element!;and Architectural Regulations(Chapter IV) which contain SpeCiflC males for Buildings. 1-3 Ul Rill%. #001 Central Hercules Plan(2001),City of Hercules,California. Credit Dover,Kohl&Partners. 82 �r nTv aviCENTER c Wit ;■ PARK CITY HALL n'rF --_-- ." _ 'K'ST 11 ■I I s� ■■ � p �III� YA��nnl r ICE■ III E, Chicago Metropolitan !� �■I� � � ■��� R i Agency for Planning .. I■ ■ ■ .■.■. ■,- . . 1■ ■ 11 jl■ ■ ■�■1■111� ��I � ■ ■i1y � j + ■■�.■■ 233 South Wacker Drive,Suite 800 Chicago,IL 60606 9 J 1 ■ NMI 1y�� 1 - ■ 312-454-0400 � ■ ■� � �� �� �1 � �■ infoAcmap.illinois.gov 1■■1■��1 i z �� ■�li ` ■ ■ 1 ■ ■� i ■1■ www.cmap.illinois.gov 11� I5. Ir,` ST I? 1 Build-tt4 l irrc' it �' 1 ■ _' ` ' '■��� I w / INN ■.l ■ ■. I 11T11ERALo 1� ill■111 n��■11r1 i' ,° I■ • �j _� r■ Street in •H. 111,� 7 N too 111L1 1'■ 1■�• .11 N �iiitt■iliiii ■I � � ■ 3 1■ C— ■ w i 1y ii ! i■�1 C 1 ■■ . 1 ■1i1i:■■1 W-y MEN a IL■0kl a■F ,t�ti' I,-Pon I■ �i ■ ■�■1■on ■ 1■1 ■■■ w ■-.�r fa f Wret 1■ '■11e■ 1 �■ sib JIM ■. . !�■Tl■*�* ��0h I■■ 1 i + ■ ■ ST ri~' €�• _ _ E ST MINE I, 1:4f NMI T ScuTHAimPTaN join ■ ■...i i111 ■ 1 PAY 1 D Street L=T I RENIaA J ■ ■ 11. ' AARiNA 41 ■ ' RMINNINNIN ,O 1Nvt?riC b' a' rCT ��...., SSE ■�� ■ ■ �- ■ 1 r ke", T w + j44! Yam+ The Mains resc Mixed-Use ui ding Type is a small-to medium-sized structure,typically attached,intended to provide a vertical mix of uses with ground-floor retail, or service uses and upper-floor service,or residential . � p' �� r` °dj v.al �.• uses.This Type makes up the primary component of a ' neighborhood main street and portions of a downtown main street,therefore being a key component to - tl't3- providingwalkabiliry. "r'• ,�„Y ,�M �_. .- „ "may T3E T3N Mom Street budding with bay windows OA TSN ®® gwga - ' 4 •�A+i I t r • 4 ' Key •- "�{"r �� p�•,,;•._�+� '- 7 ,[ m Allowed Not Allowed 5 1 General Note:Photos on this page are illustrative,not 83 j ty Main Street building with a variety of shopfront sizes. regulatory. I 1703.3-26 Public Review Draft:9121112 City of Cincinnati Form-Based Code ��