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WhatYou Need to Know:
Best Practices in Form-Based Coding
1
Daniel Parolek
Principal, Opticos Design, Inc.
daniel.parolek@opticosdesign.com
March 5, 2014
Salt Lake City, Utah
Austin,Texas
Solicitation Number: CLMP122
05.27.08
Building Placement
Build-to Line (Distance from Right of Way)
Bayfront Boulevard 0' A
Civic Space1
/ Secondary Street 0' B
Bayfront Promenade1
10' min.; 20' max.2
C
Side 0' D
BTL Defined by a Building
Bayfront Boulevard 100% min.
Secondary Street / Civic Space1
80% min.3
Bayfront Promenade1
80% min.
1
The Bayfront Promenade is treated as its own frontage distinct
from the Civic Space frontage within this zone.
2
The BTL for the first building to receive planning department
approval becomes the set BTL (must be within this range) for this
zone. All subsequent buildings must match the first building's BTL.
3
60% min. on Block J
Setback (Distance from Property Line or ROW)
Rear 0' min.
Lot Size
Width 100' min. E
Depth F
North of Bayfront Blvd. 100' min.
South of Bayfront Blvd. 50' min.
Building Form
Height
Building 2 Stories min.;
4 Stories max.
H
Ground Floor Finish Level 6" max. I
Ground Floor Ceiling 14' min. clear J
Upper Floor(s) Ceiling 8' min. clear K
Footprint
Depth, Ground-floor Commercial Space
Bayfront Boulevard 50' min.
Bayfront Promenade 30' min.
Secondary Street 30' min.
Miscellaneous
Distance between Entries
To Ground Floor 50' max.
All upper floors must have a primary entrance along Bayfront Blvd.
Service entries may not be located on Bayfront Boulevard.
Building Placement (Continued)
Miscellaneous
Buildings must be built to BTL along each facade within 30'
of a corner.
G
See the Streets and Circulation Regulation Plan on page 4-3 for
the determination of Primary and Secondary Streets.
T5-MS: Bayfront Boulevard Main Street Standards
Cont'd.
1-12 HWDMP Sub-District Amendments
Opticos Design, Inc.
Chapter 1: Building Form Standards
Sidewalk
Bayfront Boulevard
Bayfront Promenade / Rear
SecondaryStreet
CivicSpace
BTL, ROW Line
BTL,ROWLine
BTL,ROWLine
A
C
EF
D BB
I
ROW Line Street
K
K
K
J
H
G
G
G
G
G
G
G
G
ROW / Property Line
Build-to Line (BTL)
Setback Line
Building Area
Key
A Guide for Planners, Urban Designers,
Municipalities, and Developers
Form-Based Codes
Daniel G. Parolek, AIA Karen Parolek Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
E
RO
UT
E
66
E BUTLE
R AVE
NBEAVERST
S
MIL
TO
N
RD
NLEROUXST
N
PI
NE
CL
IF
F
DR
NSANFRANCISCOST
W BIRCH AVE
N THORPE
RD
NBON
ITO
ST
W ASPEN AVE
N
SW
IT
ZE
R
CA
NY
ON
DR
W CHERRY AVE
S
BA
BB
ITT
DR
N
AZ
TE
C
ST
E
DA
VI
D
DR
KN
OL
ES
DR
N
TU
R
Q
U
O
IS
E
D
R
W
BE
AL
RD
NHUMPHREYSST
S
O'L
EA
RY
ST
S
SA
N
FR
AN
CIS
CO
ST
SBEAVER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NKENDRICKST
N
NAV
AJO
DR
W
RO
UT
E
66
SLONETREERD
NAGASSIZST
SLEROUXST
N
FO
RT
VA
LL
EY
RD
N
LO
CU
ST
ST
W
CO
CO
NI
NO
AV
E
W
KA
IB
A
B
LN
E
SAW
MIL
L
RD
W
FO
RE
ST
AVE
NPARKST
E BIRCH AVE
W SANTA FE AVE
E
PO
ND
ER
O
SA
PK
W
Y
W PHOENIX
AVE
W
LO
W
ER
C
O
C
O
N
IN
O
AV
E
NVERDEST
W RIOR
DAN
RD
W DALE AVE
N
BE
RT
RA
ND
ST
N
GE
M
IN
I
DR
NSITGREAVESST
N
RO
CK
RID
GE
RD
E ASPEN AVE
NMOGOLLONST
W BUTLER AVE
E ELM AVE
W
CH
AT
EA
U
DR
W NAVAJO RD
W DUPONT AVE
S
WIN
DS
OR
LN
W
OA
K
AVE
NELDENST
N
HO
PI
DR
NO
ELL
E
LN
W FINE AVE
E
BR
AN
NE
N
AVE
E DALE AVE
WMET
ZWAL
K
N
RIM
DR
W HUNT AVE
S
EL
LI
O
T
ST
W
MA
RS
HI
LL
RD
S
MI
KE
S
PI
KE
S
SP
RI
NG
ST
E COTTAGE AVE
NKINLAN
IRD
N
KIT
TR
ED
GE
RD
SAGASSIZST
E ELLERY AVE
W SULLIVAN AVE
N
FO
RE
ST
VIE
W
DR
S
VE
RD
E
ST
N
CU
RL
ING
SM
OK
E
DR
N
JA
ME
S
ST
W
GR
AN
D
CA
NY
ON
AV
E
W BENTON AVE
E
PAY
TO
N
WA
Y
E PHOENIX AVE
N
M
OR
IA
H
DR
W
PIU
TE
RD
S
FO
UN
TAI
NE
ST
N
W
IL
LI
AM
RD
W TUCSON
AVE
W APACHE RD
SPARKST
E DUPONT AVE
W TOMBSTO
NE AVE
S
RIV
ER
RU
N
RD
W
HA
VAS
UP
AI
RD
W
SU
M
M
IT
AV
E
W COTTAGE
AVE
E FINE AVE
E
JAC
KS
ON
DR
N
EN
TE
RP
RI
SE
RD
E
JON
NY
LP
S
CA
MB
RID
GE
LN
DESILVA AVE
S
ELD
EN
ST
SHUMPHREYSST
NTOLTECST
W TOLC
HACO
RD
OSBORNEDR
S
BL
AC
KB
IRD
RO
OS
T
S
MA
LPA
IS
LN
E
HIL
LTO
P
AV
E
S
SY
CA
M
OR
E
ST
E
TE
RR
AC
E
AV
E
S
ER
NE
ST
ST
SFLOREN
CEST
E
KEN
SIN
GT
ON
DR
E BENTON AVE
E APPL
E WAY
PA
YT
ON
WA
Y
W ELLERY AVE
E
FO
RE
ST
AVE
E HUTCHESON DR
N
MC
MIL
LA
N
RD
S
W
AL
NU
T
ST
PIN
ON
CT
SPAS
EO
DEL
FLA
G
W
WH
IPP
LE
RD
NAPOLLOWAY
E
PA
SE
O
DE
L
RI
O
TORMEY AVE
E
PIC
CA
DIL
LY
DR
MO
UN
TAI
N
VIE
W
DR
E
CR
ES
TV
IEW
DR
S
W
IL
SO
N
LN
W
WH
ITIN
G
RD
SKINGMAN
ST
E
WO
OD
LAN
D
DR
S
BR
AN
NE
N
CIR
N
HE
ML
OC
K
WA
Y
W COLUMBUS AVE
S
SE
VIL
LE
LN
N
CH
AR
LE
S
RD
N
MA
NZ
AN
ITA
WA
Y
S
CA
LL
E
RE
PO
SA
N
CLA
RK
CIR
E
AS
HU
RS
T
AV
E
MC
CR
EA
RY
E
SH
ER
W
OO
D
LN
N
EV
ER
GR
EE
N
DR
SW
ITZ
ER
DR
SMAR
ICO
PA
ST
N
OTT
O
DR
W
HOG
AN
DR
N
GE
OR
GE
ST
N
CA
NY
ON
TE
RR
AC
E
DR
S
RE
GE
NT
ST
S
GA
BE
LST
W
MO
NT
VA
LE
AV
E
S
BU
CK
ING
HA
M
LN
N
CIR
CL
E
DR
N
LOM
ALA
ILN
E HUNT AVE
E CAL
LE
CON
TEN
TA
S
PI
N
N
AC
LE
ST MCMULLENCIR
E
OL
IV
IN
E
W
AY
SGLOBE
ST
N
CO
NIF
ER
RD
NHILLSIDEST
E
CA
NY
O
N
VI
EW
DR
N
CI
RC
LE
VI
EW
DR
HO
SK
INS
AVE
S
NO
ELL
E
LN
SKENDRICKST
W MCMULLEN CIR
SLUMBERST
S
CO
LO
RA
DO
ST
E CHU
RCH
ILL
DR
E
BAR
RO
W
AVE
E
TUR
NE
Y
DR
NCLE
AR
VIEW
DR
N
SU
NS
ET
DR
W
AN
DE
RS
ON
RD
G
R
EE
N
BR
IA
R
LN
E COLUMBUS AVE
S
TR
AIL
OF
TH
E
WO
OD
S
E
ST
O
N
E
R
ID
G
E
D
R
W
CE
DA
R
AVE
E
HAT
CH
ER
DR
W
LAV
A
LN
E TRE
VOR
WAY
EIVY
LN
BLO
ME
DR
NKUT
CH
DR
N
MA
GM
A
W
AY
N
HIL
LTO
P
DR
W
BAS
ALT
LN
EOLD
CAN
YON
CT
E
JA
CO
B
W
AY
W
DE
AN
NA
DR
E
RU
SS
WA
Y
S
CA
RR
IAG
E
LN
E
MC
CR
AC
KE
N
ST
E
HE
LEN
WA
Y
E
CH
UB
S
WA
Y
E
MA
KAY
LA
WA
Y
SLON
ETRE
ERD
S
BEA
VER
ST
NAZTECST
WROUTE66
T2
T1
T3
T4
T5
T6
Civic
E ROU
TE
66
E BUTLE
R AVE
N
BEA
VER
ST
INT
ER
STA
TE
40
S
MI
LT
ON
RD
N
LER
OUX
ST
N
PIN
E
CL
IFF
DR
N
SAN
FRA
NCI
SCO
ST
W
BIRC
H
AVE
N THOR
PE
RD
NBONITO
ST
W
ASP
EN
AVE
N
SW
ITZ
ER
CA
NY
ON
DR
W
CHE
RRY
AVE
SBABBITTDR
E
DA
VI
D
DR
KNOLESDR
N
TUR
QUO
ISE
DR
W BEAL RD
N
HUM
PHR
EYS
ST
SO'LEARYST
SSANFRANCISCOST
SBEAV
ER
ST
W
ELM
AVE
E
CHE
RRY
AVE
W
CLA
Y
AVE
E
FRA
NKL
IN
AVE
N
KEN
DRIC
K
ST
NNAVAJODR
W
RO
UT
E
66
S
LON
E
TRE
E
RD
N
AGA
SSIZ
ST
S
LER
OUX
ST
NLOCUSTST
W COCO
NINO
AVE
W
KAIB
AB
LN
E SAWMILL RD
W FOREST AVE
N
PAR
K
ST
E
BIRC
H
AVE
W
SAN
TA
FE
AVE
E
PO
ND
ER
OS
A
PKW
Y
W PHOE
NIX
AVE
W
LOW
ER
COC
ONI
NO
AVE
N
VER
DE
ST
W
RIO
RD
AN
RD
W
DAL
E
AVE
NBERT
RAND
ST
N GEMI
NI
DR
N
SITG
REA
VES
ST
E
ASP
EN
AVE
N
MOG
OLL
ON
ST
W
BUT
LER
AVE
E
ELM
AVE
W
CHA
TEA
U
DR
W
NAV
AJO
RD
W
DUP
ONT
AVE
SWINDSORLN
N
ELD
EN
ST
NHOPIDR
NO
EL
LE
LN
W
FINE
AVE
E BRANNEN AVE
E
DAL
E
AVE
W
ME
TZ
WA
LK
NRIMDR
W
HUN
T AVE
S
ELL
IOT
ST
WMARS
HILL
RD
S
MIK
ES
PIK
E
SSPRIN
GST
E
COT
TAG
E
AVE
NKINLA
NIRD
S
AGA
SSIZ
ST
E
ELLE
RY
AVE
W
SUL
LIVA
N
AVE
N
FO
RE
ST
VI
EW
DR
SVERDEST
GSMOKEDR
N
JA
ME
S
ST
W GRAN
D CANY
ON
AVE
W
BEN
TON
AVE
E
PA
YT
ON
WA
Y
E
PHO
ENIX
AVE
N
MO
RIA
H
DR
W PIUTE RD
SFOUNTAINEST
N
WI
LL
IAM
RD
W TUCS
ON
AVE
W
APA
CHE
RD
SPARK
ST
E
DUP
ONT
AVE
W TOMB
STON
E AVE
SRIVERRUNRD
W HAVASUPAI RD
W SUMM
IT AVE
W COTT
AGE
AVE
E
FINE
AVE
E JACKSON DR
NENTE
RPRIS
ERD
E
JO
NN
Y
LP
SCAMBRIDGELN
DES
ILVA
AVE
SELDENST
S
HUM
PHR
EYS
ST
N
TOL
TEC
ST
OSB
ORN
E
DR
SBLACKBIRDROOST
SMALPAISLN
E HILLTOP AVE
SSYCA
MORE
ST
E
TER
RA
CE
AVE
SERNESTST
SFLOR
ENCE
ST
E KENSINGTON DR
E
BEN
TON
AVE
E APPLE
WAY
PA
YT
ON
WA
Y
W
ELL
ERY
AVE
E FOREST AVE
E
HUT
CHE
SON
DR
MILLANRD
SWALN
UT
ST
PINON CT
S
PA
SE
O
DE
L
FL
AG
N
APO
LLO
WAY
E PASEO
DEL RIO
TOR
MEY
AVE
E PICCADILLY DR
MOUNTAIN VIEW DR
E CRESTVIEW DR
SWILS
ON
LN
SKINGM
AN
ST
E WOODLAND DR
S
BR
AN
NE
N
CI
R
NHEMLOCKWAY
W
COL
UMB
US
AVE
SSEVILLELN
N CHAR
LES
RD
NMANZANITAWAY
S
CA
LL
E
RE
PO
SA
N CLARK CIR
E ASHURST AVE
MCCREARY
E
SH
ER
WO
OD
LN
NEVERGREENDR
SWITZER DR
SMARICOPAST
NOTTODR
NGEORGEST
NCANYO
NTERRA
CEDR
SREGENTST
SGABELST
W MONT
VALE
AVE
SBUCKINGHAMLN
N
CI
RC
LE
DR
NLOMALAILN
E
HUN
T AVE
E
CA
LL
E
CO
NT
EN
TA
S
PIN
NAC
LE
ST
MCM
ULL
EN
CIR
E
OL
IVI
NE
WA
Y
SGLOB
EST
FERRD
N
HILL
SIDE
ST
E
CA
NY
ON
VIE
W
DR
N
CIR
CL
E
VIE
W
DR
HOSKINS AVE
S
NO
EL
LE
LN
S
KEN
DRIC
K
ST
W
MCM
ULL
EN
CIR
S
LUM
BER
ST
SCOLORADOST
E CHURCHILL DR
E BARROW AVE
E
TU
RN
EY
DR
NCLEARVIEWDR
GR
EEN
BRI
AR
LN
E
COL
UMB
US
AVE
STRAILOFTHEWOODS
E
STO
NE
RIDG
E
DR
E
HA
TC
HE
R
DR
E
TR
EV
OR
WA
Y
E
IVY
LN
BLOME DR
N
MA
GM
A
WA
Y
NHILLTOPDRE
OL
D
CA
NY
ON
CT
E
JAC
OB
WA
Y
E
RU
SS
WA
Y
SCARRIAGELN
E MCCRACKEN ST
E
HE
LE
N
WA
Y
E
CH
UB
S
WA
Y
E
MA
KA
YL
A
WA
Y
SLONETREERD
SBEAVERST
N
AZT
EC
ST
W
ROU
TE
66
0 200' 400'
1 Acre¼ Acre
Regulating Plan
Flagstaff, Arizona
October 9, 2009
© C o p y r i g h t 2 0 0 8
Opticos Design, Inc.
1285 Gilman Street
Berkeley, CA 94706
510 - 558 - 6957
0 200' 400'
Austin,Texas
Solicitation Number: CLMP122
05.27.08
Building Placement
Build-to Line (Distance from Right of Way)
Bayfront Boulevard 0' A
Civic Space1
/ Secondary Street 0' B
Bayfront Promenade1
10' min.; 20' max.2
C
Side 0' D
BTL Defined by a Building
Bayfront Boulevard 100% min.
Secondary Street / Civic Space1
80% min.3
Bayfront Promenade1
80% min.
1
The Bayfront Promenade is treated as its own frontage distinct
from the Civic Space frontage within this zone.
2
The BTL for the first building to receive planning department
approval becomes the set BTL (must be within this range) for this
zone. All subsequent buildings must match the first building's BTL.
3
60% min. on Block J
Setback (Distance from Property Line or ROW)
Rear 0' min.
Lot Size
Width 100' min. E
Depth F
North of Bayfront Blvd. 100' min.
South of Bayfront Blvd. 50' min.
Building Form
Height
Building 2 Stories min.;
4 Stories max.
H
Ground Floor Finish Level 6" max. I
Ground Floor Ceiling 14' min. clear J
Upper Floor(s) Ceiling 8' min. clear K
Footprint
Depth, Ground-floor Commercial Space
Bayfront Boulevard 50' min.
Bayfront Promenade 30' min.
Secondary Street 30' min.
Miscellaneous
Distance between Entries
To Ground Floor 50' max.
All upper floors must have a primary entrance along Bayfront Blvd.
Service entries may not be located on Bayfront Boulevard.
Building Placement (Continued)
Miscellaneous
Buildings must be built to BTL along each facade within 30'
of a corner.
G
See the Streets and Circulation Regulation Plan on page 4-3 for
the determination of Primary and Secondary Streets.
T5-MS: Bayfront Boulevard Main Street Standards
Cont'd.
1-12 HWDMP Sub-District Amendments
Opticos Design, Inc.
Chapter 1: Building Form Standards
Sidewalk
Bayfront Boulevard
Bayfront Promenade / Rear
SecondaryStreet
CivicSpace
BTL, ROW Line
BTL,ROWLine
BTL,ROWLine
A
C
EF
D BB
I
ROW Line Street
K
K
K
J
H
G
G
G
G
G
G
G
G
ROW / Property Line
Build-to Line (BTL)
Setback Line
Building Area
Key
A Guide for Planners, Urban Designers,
Municipalities, and Developers
Form-Based Codes
Daniel G. Parolek, AIA Karen Parolek Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
E
RO
UT
E
66
E BUTLE
R AVE
NBEAVERST
S
MIL
TO
N
RD
NLEROUXST
N
PI
NE
CL
IF
F
DR
NSANFRANCISCOST
W BIRCH AVE
N THORPE
RD
NBON
ITO
ST
W ASPEN AVE
N
SW
IT
ZE
R
CA
NY
ON
DR
W CHERRY AVE
S
BA
BB
ITT
DR
N
AZ
TE
C
ST
E
DA
VI
D
DR
KN
OL
ES
DR
N
TU
R
Q
U
O
IS
E
D
R
W
BE
AL
RD
NHUMPHREYSST
S
O'L
EA
RY
ST
S
SA
N
FR
AN
CIS
CO
ST
SBEAVER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NKENDRICKST
N
NAV
AJO
DR
W
RO
UT
E
66
SLONETREERD
NAGASSIZST
SLEROUXST
N
FO
RT
VA
LL
EY
RD
N
LO
CU
ST
ST
W
CO
CO
NI
NO
AV
E
W
KA
IB
A
B
LN
E
SAW
MIL
L
RD
W
FO
RE
ST
AVE
NPARKST
E BIRCH AVE
W SANTA FE AVE
E
PO
ND
ER
O
SA
PK
W
Y
W PHOENIX
AVE
W
LO
W
ER
C
O
C
O
N
IN
O
AV
E
NVERDEST
W RIOR
DAN
RD
W DALE AVE
N
BE
RT
RA
ND
ST
N
GE
M
IN
I
DR
NSITGREAVESST
N
RO
CK
RID
GE
RD
E ASPEN AVE
NMOGOLLONST
W BUTLER AVE
E ELM AVE
W
CH
AT
EA
U
DR
W NAVAJO RD
W DUPONT AVE
S
WIN
DS
OR
LN
W
OA
K
AVE
NELDENST
N
HO
PI
DR
NO
ELL
E
LN
W FINE AVE
E
BR
AN
NE
N
AVE
E DALE AVE
WMET
ZWAL
K
N
RIM
DR
W HUNT AVE
S
EL
LI
O
T
ST
W
MA
RS
HI
LL
RD
S
MI
KE
S
PI
KE
S
SP
RI
NG
ST
E COTTAGE AVE
NKINLAN
IRD
N
KIT
TR
ED
GE
RD
SAGASSIZST
E ELLERY AVE
W SULLIVAN AVE
N
FO
RE
ST
VIE
W
DR
S
VE
RD
E
ST
N
CU
RL
ING
SM
OK
E
DR
N
JA
ME
S
ST
W
GR
AN
D
CA
NY
ON
AV
E
W BENTON AVE
E
PAY
TO
N
WA
Y
E PHOENIX AVE
N
M
OR
IA
H
DR
W
PIU
TE
RD
S
FO
UN
TAI
NE
ST
N
W
IL
LI
AM
RD
W TUCSON
AVE
W APACHE RD
SPARKST
E DUPONT AVE
W TOMBSTO
NE AVE
S
RIV
ER
RU
N
RD
W
HA
VAS
UP
AI
RD
W
SU
M
M
IT
AV
E
W COTTAGE
AVE
E FINE AVE
E
JAC
KS
ON
DR
N
EN
TE
RP
RI
SE
RD
E
JON
NY
LP
S
CA
MB
RID
GE
LN
DESILVA AVE
S
ELD
EN
ST
SHUMPHREYSST
NTOLTECST
W TOLC
HACO
RD
OSBORNEDR
S
BL
AC
KB
IRD
RO
OS
T
S
MA
LPA
IS
LN
E
HIL
LTO
P
AV
E
S
SY
CA
M
OR
E
ST
E
TE
RR
AC
E
AV
E
S
ER
NE
ST
ST
SFLOREN
CEST
E
KEN
SIN
GT
ON
DR
E BENTON AVE
E APPL
E WAY
PA
YT
ON
WA
Y
W ELLERY AVE
E
FO
RE
ST
AVE
E HUTCHESON DR
N
MC
MIL
LA
N
RD
S
W
AL
NU
T
ST
PIN
ON
CT
SPAS
EO
DEL
FLA
G
W
WH
IPP
LE
RD
NAPOLLOWAY
E
PA
SE
O
DE
L
RI
O
TORMEY AVE
E
PIC
CA
DIL
LY
DR
MO
UN
TAI
N
VIE
W
DR
E
CR
ES
TV
IEW
DR
S
W
IL
SO
N
LN
W
WH
ITIN
G
RD
SKINGMAN
ST
E
WO
OD
LAN
D
DR
S
BR
AN
NE
N
CIR
N
HE
ML
OC
K
WA
Y
W COLUMBUS AVE
S
SE
VIL
LE
LN
N
CH
AR
LE
S
RD
N
MA
NZ
AN
ITA
WA
Y
S
CA
LL
E
RE
PO
SA
N
CLA
RK
CIR
E
AS
HU
RS
T
AV
E
MC
CR
EA
RY
E
SH
ER
W
OO
D
LN
N
EV
ER
GR
EE
N
DR
SW
ITZ
ER
DR
SMAR
ICO
PA
ST
N
OTT
O
DR
W
HOG
AN
DR
N
GE
OR
GE
ST
N
CA
NY
ON
TE
RR
AC
E
DR
S
RE
GE
NT
ST
S
GA
BE
LST
W
MO
NT
VA
LE
AV
E
S
BU
CK
ING
HA
M
LN
N
CIR
CL
E
DR
N
LOM
ALA
ILN
E HUNT AVE
E CAL
LE
CON
TEN
TA
S
PI
N
N
AC
LE
ST
MCMULLENCIR
E
OL
IV
IN
E
W
AY
SGLOBE
ST
N
CO
NIF
ER
RD
NHILLSIDEST
E
CA
NY
O
N
VI
EW
DR
N
CI
RC
LE
VI
EW
DR
HO
SK
INS
AVE
S
NO
ELL
E
LN
SKENDRICKST
W MCMULLEN CIR
SLUMBERST
S
CO
LO
RA
DO
ST
E CHU
RCH
ILL
DR
E
BAR
RO
W
AVE
E
TUR
NE
Y
DR
NCLE
AR
VIEW
DR
N
SU
NS
ET
DR
W
AN
DE
RS
ON
RD
G
R
EE
N
BR
IA
R
LN
E COLUMBUS AVE
S
TR
AIL
OF
TH
E
WO
OD
S
E
ST
O
N
E
R
ID
G
E
D
R
W
CE
DA
R
AVE
E
HAT
CH
ER
DR
W
LAV
A
LN
E TRE
VOR
WAY
EIVY
LN
BLO
ME
DR
NKUT
CH
DR
N
MA
GM
A
W
AY
N
HIL
LTO
P
DR
W
BAS
ALT
LN
EOLD
CAN
YON
CT
E
JA
CO
B
W
AY
W
DE
AN
NA
DR
E
RU
SS
WA
Y
S
CA
RR
IAG
E
LN
E
MC
CR
AC
KE
N
ST
E
HE
LEN
WA
Y
E
CH
UB
S
WA
Y
E
MA
KAY
LA
WA
Y
SLON
ETRE
ERD
S
BEA
VER
ST
NAZTECST
WROUTE66
T2
T1
T3
T4
T5
T6
Civic
E ROU
TE
66
E BUTLE
R AVE
N
BEA
VER
ST
INT
ER
STA
TE
40
S
MI
LT
ON
RD
N
LER
OUX
ST
N
PIN
E
CL
IFF
DR
N
SAN
FRA
NCI
SCO
ST
W
BIRC
H
AVE
N THOR
PE
RD
NBONITO
ST
W
ASP
EN
AVE
N
SW
ITZ
ER
CA
NY
ON
DR
W
CHE
RRY
AVE
SBABBITTDR
E
DA
VI
D
DR
KNOLESDR
N
TUR
QUO
ISE
DR
W BEAL RD
N
HUM
PHR
EYS
ST
SO'LEARYST
SSANFRANCISCOST
SBEAV
ER
ST
W
ELM
AVE
E
CHE
RRY
AVE
W
CLA
Y
AVE
E
FRA
NKL
IN
AVE
N
KEN
DRIC
K
ST
NNAVAJODR
W
RO
UT
E
66
S
LON
E
TRE
E
RD
N
AGA
SSIZ
ST
S
LER
OUX
ST
NLOCUSTST
W COCO
NINO
AVE
W
KAIB
AB
LN
E SAWMILL RD
W FOREST AVE
N
PAR
K
ST
E
BIRC
H
AVE
W
SAN
TA
FE
AVE
E
PO
ND
ER
OS
A
PKW
Y
W PHOE
NIX
AVE
W
LOW
ER
COC
ONI
NO
AVE
N
VER
DE
ST
W
RIO
RD
AN
RD
W
DAL
E
AVE
NBERT
RAND
ST
N GEMI
NI
DR
N
SITG
REA
VES
ST
E
ASP
EN
AVE
N
MOG
OLL
ON
ST
W
BUT
LER
AVE
E
ELM
AVE
W
CHA
TEA
U
DR
W
NAV
AJO
RD
W
DUP
ONT
AVE
SWINDSORLN
N
ELD
EN
ST
NHOPIDR
NO
EL
LE
LN
W
FINE
AVE
E BRANNEN AVE
E
DAL
E
AVE
W
ME
TZ
WA
LK
NRIMDR
W
HUN
T AVE
S
ELL
IOT
ST
WMARS
HILL
RD
S
MIK
ES
PIK
E
SSPRIN
GST
E
COT
TAG
E
AVE
NKINLA
NIRD
S
AGA
SSIZ
ST
E
ELLE
RY
AVE
W
SUL
LIVA
N
AVE
N
FO
RE
ST
VI
EW
DR
SVERDEST
SMOKEDR
N
JA
ME
S
ST
W GRAN
D CANY
ON
AVE
W
BEN
TON
AVE
E
PA
YT
ON
WA
Y
E
PHO
ENIX
AVE
N
MO
RIA
H
DR
W PIUTE RD
SFOUNTAINEST
N
WI
LL
IAM
RD
W TUCS
ON
AVE
W
APA
CHE
RD
SPARK
ST
E
DUP
ONT
AVE
W TOMB
STON
E AVE
SRIVERRUNRD
W HAVASUPAI RD
W SUMM
IT AVE
W COTT
AGE
AVE
E
FINE
AVE
E JACKSON DR
NENTE
RPRIS
ERD
E
JO
NN
Y
LP
SCAMBRIDGELN
DES
ILVA
AVE
SELDENST
S
HUM
PHR
EYS
ST
N
TOL
TEC
ST
OSB
ORN
E
DR
SBLACKBIRDROOST
SMALPAISLN
E HILLTOP AVE
SSYCA
MORE
ST
E
TER
RA
CE
AVE
SERNESTST
SFLOR
ENCE
ST
E KENSINGTON DR
E
BEN
TON
AVE
E APPLE
WAY
PA
YT
ON
WA
Y
W
ELL
ERY
AVE
E FOREST AVE
E
HUT
CHE
SON
DR
LLANRD
SWALN
UT
ST
PINON CT
S
PA
SE
O
DE
L
FL
AG
N
APO
LLO
WAY
E PASEO
DEL RIO
TOR
MEY
AVE
E PICCADILLY DR
MOUNTAIN VIEW DR
E CRESTVIEW DR
SWILS
ON
LN
SKINGM
AN
ST
E WOODLAND DR
S
BR
AN
NE
N
CI
R
NHEMLOCKWAY
W
COL
UMB
US
AVE
SSEVILLELN
N CHAR
LES
RD
NMANZANITAWAY
S
CA
LL
E
RE
PO
SA
N CLARK CIR
E ASHURST AVE
MCCREARY
E
SH
ER
WO
OD
LN
NEVERGREENDR
SWITZER DR
SMARICOPAST
NOTTODR
NGEORGEST
NCANYO
NTERRA
CEDR
SREGENTST
SGABELST
W MONT
VALE
AVE
SBUCKINGHAMLN
N
CI
RC
LE
DR
NLOMALAILN
E
HUN
T AVE
E
CA
LL
E
CO
NT
EN
TA
S
PIN
NAC
LE
ST
MCM
ULL
EN
CIR
E
OL
IVI
NE
WA
Y
SGLOB
EST
RRD
N
HILL
SIDE
ST
E
CA
NY
ON
VIE
W
DR
N
CIR
CL
E
VIE
W
DR
HOSKINS AVE
S
NO
EL
LE
LN
S
KEN
DRIC
K
ST
W
MCM
ULL
EN
CIR
S
LUM
BER
ST
SCOLORADOST
E CHURCHILL DR
E BARROW AVE
E
TU
RN
EY
DR
NCLEARVIEWDR
GR
EEN
BRI
AR
LN
E
COL
UMB
US
AVE
STRAILOFTHEWOODS
E
STO
NE
RIDG
E
DR
E
HA
TC
HE
R
DR
E
TR
EV
OR
WA
Y
E
IVY
LN
BLOME DR
N
MA
GM
A
WA
Y
NHILLTOPDRE
OL
D
CA
NY
ON
CT
E
JAC
OB
WA
Y
E
RU
SS
WA
Y
SCARRIAGELN
E MCCRACKEN ST
E
HE
LE
N
WA
Y
E
CH
UB
S
WA
Y
E
MA
KA
YL
A
WA
Y
SLONETREERD
SBEAVERST
N
AZT
EC
ST
W
ROU
TE
66
0 200' 400'
1 Acre¼ Acre
Regulating Plan
Flagstaff, Arizona
October 9, 2009
© C o p y r i g h t 2 0 0 8
Opticos Design, Inc.
1285 Gilman Street
Berkeley, CA 94706
510 - 558 - 6957
0 200' 400'
Austin,Texas
Solicitation Number: CLMP122
05.27.08
Building Placement
Build-to Line (Distance from Right of Way)
Bayfront Boulevard 0' A
Civic Space1
/ Secondary Street 0' B
Bayfront Promenade1
10' min.; 20' max.2
C
Side 0' D
BTL Defined by a Building
Bayfront Boulevard 100% min.
Secondary Street / Civic Space1
80% min.3
Bayfront Promenade1
80% min.
1
The Bayfront Promenade is treated as its own frontage distinct
from the Civic Space frontage within this zone.
2
The BTL for the first building to receive planning department
approval becomes the set BTL (must be within this range) for this
zone. All subsequent buildings must match the first building's BTL.
3
60% min. on Block J
Setback (Distance from Property Line or ROW)
Rear 0' min.
Lot Size
Width 100' min. E
Depth F
North of Bayfront Blvd. 100' min.
South of Bayfront Blvd. 50' min.
Building Form
Height
Building 2 Stories min.;
4 Stories max.
H
Ground Floor Finish Level 6" max. I
Ground Floor Ceiling 14' min. clear J
Upper Floor(s) Ceiling 8' min. clear K
Footprint
Depth, Ground-floor Commercial Space
Bayfront Boulevard 50' min.
Bayfront Promenade 30' min.
Secondary Street 30' min.
Miscellaneous
Distance between Entries
To Ground Floor 50' max.
All upper floors must have a primary entrance along Bayfront Blvd.
Service entries may not be located on Bayfront Boulevard.
Building Placement (Continued)
Miscellaneous
Buildings must be built to BTL along each facade within 30'
of a corner.
G
See the Streets and Circulation Regulation Plan on page 4-3 for
the determination of Primary and Secondary Streets.
T5-MS: Bayfront Boulevard Main Street Standards
Cont'd.
1-12 HWDMP Sub-District Amendments
Opticos Design, Inc.
Chapter 1: Building Form Standards
Sidewalk
Bayfront Boulevard
Bayfront Promenade / Rear
SecondaryStreet
CivicSpace
BTL, ROW Line
BTL,ROWLine
BTL,ROWLine
A
C
EF
D BB
I
ROW Line Street
K
K
K
J
H
G
G
G
G
G
G
G
G
ROW / Property Line
Build-to Line (BTL)
Setback Line
Building Area
Key
A Guide for Planners, Urban Designers,
Municipalities, and Developers
Form-Based Codes
Daniel G. Parolek, AIA Karen Parolek Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
E
RO
UT
E
66
E BUTLE
R AVE
NBEAVERST
S
MIL
TO
N
RD
NLEROUXST
N
PI
NE
CL
IF
F
DR
NSANFRANCISCOST
W BIRCH AVE
N THORPE
RD
NBON
ITO
ST
W ASPEN AVE
N
SW
IT
ZE
R
CA
NY
ON
DR
W CHERRY AVE
S
BA
BB
ITT
DR
N
AZ
TE
C
ST
E
DA
VI
D
DR
KN
OL
ES
DR
N
TU
R
Q
U
O
IS
E
D
R
W
BE
AL
RD
NHUMPHREYSST
S
O'L
EA
RY
ST
S
SA
N
FR
AN
CIS
CO
ST
SBEAVER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NKENDRICKST
N
NAV
AJO
DR
W
RO
UT
E
66
SLONETREERD
NAGASSIZST
SLEROUXST
N
FO
RT
VA
LL
EY
RD
N
LO
CU
ST
ST
W
CO
CO
NI
NO
AV
E
W
KA
IB
A
B
LN
E
SAW
MIL
L
RD
W
FO
RE
ST
AVE
NPARKST
E BIRCH AVE
W SANTA FE AVE
E
PO
ND
ER
O
SA
PK
W
Y
W PHOENIX
AVE
W
LO
W
ER
C
O
C
O
N
IN
O
AV
E
NVERDEST
W RIOR
DAN
RD
W DALE AVE
N
BE
RT
RA
ND
ST
N
GE
M
IN
I
DR
NSITGREAVESST
N
RO
CK
RID
GE
RD
E ASPEN AVE
NMOGOLLONST
W BUTLER AVE
E ELM AVE
W
CH
AT
EA
U
DR
W NAVAJO RD
W DUPONT AVE
S
WIN
DS
OR
LN
W
OA
K
AVE
NELDENST
N
HO
PI
DR
NO
ELL
E
LN
W FINE AVE
E
BR
AN
NE
N
AVE
E DALE AVE
WMET
ZWAL
K
N
RIM
DR
W HUNT AVE
S
EL
LI
O
T
ST
W
MA
RS
HI
LL
RD
S
MI
KE
S
PI
KE
S
SP
RI
NG
ST
E COTTAGE AVE
NKINLAN
IRD
N
KIT
TR
ED
GE
RD
SAGASSIZST
E ELLERY AVE
W SULLIVAN AVE
N
FO
RE
ST
VIE
W
DR
S
VE
RD
E
ST
N
CU
RL
ING
SM
OK
E
DR
N
JA
ME
S
ST
W
GR
AN
D
CA
NY
ON
AV
E
W BENTON AVE
E
PAY
TO
N
WA
Y
E PHOENIX AVE
N
M
OR
IA
H
DR
W
PIU
TE
RD
S
FO
UN
TAI
NE
ST
N
W
IL
LI
AM
RD
W TUCSON
AVE
W APACHE RD
SPARKST
E DUPONT AVE
W TOMBSTO
NE AVE
S
RIV
ER
RU
N
RD
W
HA
VAS
UP
AI
RD
W
SU
M
M
IT
AV
E
W COTTAGE
AVE
E FINE AVE
E
JAC
KS
ON
DR
N
EN
TE
RP
RI
SE
RD
E
JON
NY
LP
S
CA
MB
RID
GE
LN
DESILVA AVE
S
ELD
EN
ST
SHUMPHREYSST
NTOLTECST
W TOLC
HACO
RD
OSBORNEDR
S
BL
AC
KB
IRD
RO
OS
T
S
MA
LPA
IS
LN
E
HIL
LTO
P
AV
E
S
SY
CA
M
OR
E
ST
E
TE
RR
AC
E
AV
E
S
ER
NE
ST
ST
SFLOREN
CEST
E
KEN
SIN
GT
ON
DR
E BENTON AVE
E APPL
E WAY
PA
YT
ON
WA
Y
W ELLERY AVE
E
FO
RE
ST
AVE
E HUTCHESON DR
N
MC
MIL
LA
N
RD
S
W
AL
NU
T
ST
PIN
ON
CT
SPAS
EO
DEL
FLA
G
W
WH
IPP
LE
RD
NAPOLLOWAY
E
PA
SE
O
DE
L
RI
O
TORMEY AVE
E
PIC
CA
DIL
LY
DR
MO
UN
TAI
N
VIE
W
DR
E
CR
ES
TV
IEW
DR
S
W
IL
SO
N
LN
W
WH
ITIN
G
RD
SKINGMAN
ST
E
WO
OD
LAN
D
DR
S
BR
AN
NE
N
CIR
N
HE
ML
OC
K
WA
Y
W COLUMBUS AVE
S
SE
VIL
LE
LN
N
CH
AR
LE
S
RD
N
MA
NZ
AN
ITA
WA
Y
S
CA
LL
E
RE
PO
SA
N
CLA
RK
CIR
E
AS
HU
RS
T
AV
E
MC
CR
EA
RY
E
SH
ER
W
OO
D
LN
N
EV
ER
GR
EE
N
DR
SW
ITZ
ER
DR
SMAR
ICO
PA
ST
N
OTT
O
DR
W
HOG
AN
DR
N
GE
OR
GE
ST
N
CA
NY
ON
TE
RR
AC
E
DR
S
RE
GE
NT
ST
S
GA
BE
LST
W
MO
NT
VA
LE
AV
E
S
BU
CK
ING
HA
M
LN
N
CIR
CL
E
DR
N
LOM
ALA
ILN
E HUNT AVE
E CAL
LE
CON
TEN
TA
S
PI
N
N
AC
LE
ST
MCMULLENCIR
E
OL
IV
IN
E
W
AY
SGLOBE
ST
N
CO
NIF
ER
RD
NHILLSIDEST
E
CA
NY
O
N
VI
EW
DR
N
CI
RC
LE
VI
EW
DR
HO
SK
INS
AVE
S
NO
ELL
E
LN
SKENDRICKST
W MCMULLEN CIR
SLUMBERST
S
CO
LO
RA
DO
ST
E CHU
RCH
ILL
DR
E
BAR
RO
W
AVE
E
TUR
NE
Y
DR
NCLE
AR
VIEW
DR
N
SU
NS
ET
DR
W
AN
DE
RS
ON
RD
G
R
EE
N
BR
IA
R
LN
E COLUMBUS AVE
S
TR
AIL
OF
TH
E
WO
OD
S
E
ST
O
N
E
R
ID
G
E
D
R
W
CE
DA
R
AVE
E
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CH
ER
DR
W
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A
LN
E TRE
VOR
WAY
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LN
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DR
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A
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AY
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DR
W
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CAN
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WROUTE66
T2
T1
T3
T4
T5
T6
Civic
E ROU
TE
66
E BUTLE
R AVE
N
BEA
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ST
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TE
40
S
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LT
ON
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AVE
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W
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N
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ISE
DR
W BEAL RD
N
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PHR
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ST
SO'LEARYST
SSANFRANCISCOST
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ER
ST
W
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AVE
E
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RRY
AVE
W
CLA
Y
AVE
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IN
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N
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ST
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W
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E
66
S
LON
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E
RD
N
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ST
S
LER
OUX
ST
NLOCUSTST
W COCO
NINO
AVE
W
KAIB
AB
LN
E SAWMILL RD
W FOREST AVE
N
PAR
K
ST
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BIRC
H
AVE
W
SAN
TA
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AVE
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PO
ND
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AVE
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AVE
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NO
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LE
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W
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AVE
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W
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TZ
WA
LK
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ULL
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WA
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WA
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RU
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WA
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WA
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WA
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SBEAVERST
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AZT
EC
ST
W
ROU
TE
66
0 200' 400'
1 Acre¼ Acre
Regulating Plan
Flagstaff, Arizona
October 9, 2009
© C o p y r i g h t 2 0 0 8
Opticos Design, Inc.
1285 Gilman Street
Berkeley, CA 94706
510 - 558 - 6957
0 200' 400'
2. © 2012 Opticos Design, Inc. |
Euclidean Zoning is an Out-of-Date Operating System
2
4. © 2012 Opticos Design, Inc. | 4
"Form-based codes foster predictable built results and a high-
quality public realm by using physical form (rather than
separation of uses) as the organizing principle for the code.They
are regulations, not mere guidelines.They are adopted into city
or county law. Form-based codes are an alternative to
conventional zoning."
Form-Based Code Institute
5. Not Adding Another Layer of Regulations
Rule #1:You Have to ReplaceYour
Use-Based Zones with Form-Based
Zones
5
6. © 2014 Opticos Design, Inc. |
Form Intent is Clear: Based on Unique Patterns of a Place
6
Small Footprint Urban Neighborhood Zone
Cincinnati Form-Based Code
7. © 2014 Opticos Design, Inc. | 7
Compact
&
Connected
Sustainable
Water
Workforce
&
Educa/on
Green
Infrastructure
Crea/ve
Economy
Household
Affordability
Healthy
Aus/n
Development
Regula/ons
Not adding layers of additional regulations-
replacing
8. © 2013 Opticos Design, Inc. |
© 2012 Opticos Design, Inc. |
Same Use but Not Same Kind of Place
8
SF-3 SF-3
9. © 2013 Opticos Design, Inc. |
© 2012 Opticos Design, Inc. |
The Response: Add Layers of Form Regulations
9
Use Based Zone
Form
Form
Form
Historic
Problem: Never Got
Rid of Ineffective
Foundation
10. © 2013 Opticos Design, Inc. |
© 2012 Opticos Design, Inc. |
Use Based Zone
New
Form
Based
Zone
Form
Form
Form
Historic
A More Direct and Effective System Based on Form
10
Use
11. All Regulations Must Tie Back to This Hierarchy of Form
Rule # 2:
Hierarchy of Form is the Organizing
System
11
12. © 2014 Opticos Design, Inc. |
Form Hierarchy Should be Clear: Cincinnati, OH Transect
12
Less Urban
T5 Neighborhood 2 (T5N.2)T3 Neighborhood (T3N)
T3 Estate (T3E)
T4 Neighborhood 2 (T4N.2)
T4 Neighborhood 1 (T4N.1) T5 Neighborhood 1 (T5N.1)
T3 T4 T5
More Urban
13. © 2014 Opticos Design, Inc. |
Form Hierarchy Should be Obvious: Cincinnati, OH Transect
13
Less Urban
T5 Flex (T5F)
T5 Main Street (T5MS) T6 Core (T6C)
T6T5 (continued)
More Urban
14. © 2014 Opticos Design, Inc. | 14
All Components of the Code Tie Back to Form not Use
Form
Signage
Parking
Variances
and Waivers
Nonconformities
Administration
and Procedures
15. © 2014 Opticos Design, Inc. |
This is Not Form-Based: Staff Confused
15
Should a development provision within this Specific Plan be
inconsistent with any development provision found elsewhere in this
Specific Plan, the Community Development Director shall determine
which provision is applicable.
4.2 REGULATING PLAN AND ZONES
This section establishes five unique zones that are applicable to the
properties within the Specific Plan area and include:
■ Retail Commercial (RC) Zone
■ Business Park (BP) Zone
■ Community Service (CS) Zone
■ Mixed-Use (MU) Zone
■ Open Space (OS) Zone
The Regulating Plan (Figure 4-1) defines the boundaries of these
zones and assigns a specific zone to each individual property within
the Specific Plan area. The location of the zones is based on the
desired distribution and mix of uses, development densities, and
urban form characteristics identified in Chapter 3 (Policies and
Development Plans). The zones are intended to accommodate the
development of multiple new mixed-use districts where the
placement of buildings, form and scale, orientation to sidewalks and
the public realm, location of parking, and architectural character
16. Need All the Elements to Regulate Good Urban Form
Rule #3:
Its Not Just about Zone Standards.
It is an Entire System or Code
16
17. © 2013 Opticos Design, Inc. |
FBC Components are Like a Proven Recipe
17
1. Regulating Plan
2. Building Form Standards
3. Frontage Types
4. Thoroughfare Types
5. Civic Space Types
6. Building Types
7. Architectural Standards
8. Landscape Standards
9. Green Building Standards
10. Alternative Energy
11. Urban Agriculture
12. Stormwater Management
13. Etc.
18. © 2012 Opticos Design, Inc. |
Regulating Plan: Map of Form Hierarchy not Use
18
NBEAVERST
NLEROUXST
NSANFRANCISCOST
W BIRCH AVE
W ASPEN AVE
W CHERRY AVE
NHUMPHREYSST
SBEAVERST
E CHERRY AVE
NKENDRICKST
NAGASSIZST
NPARKST
E BIRCH AVE
W SANTA FE AVE
W PHOENIX AVE
NVERDEST
W DALE AVE
NSITGREAVESST
E ASPEN AVE
NELDENST
E DALE AVE
S
M
IKES
PIKE
E COTTAGE AVE
E PHOENIX AVE
W COTTAGE AVE
NHILLSIDEST
WROUTE66
T3
T4
T5
T6
Civic
Regulating Plan
Flagstaff, Arizona
October 9, 2009
S
PIN
N
AC
LE
ST
G
R
EE
N
BR
IA
R
LN
T3
T4
T5
T6
Civic
Flagstaff, Arizona: Development Code Update
19. © 2014 Opticos Design, Inc. |
How to Effectively Implement this DetailedVision?
19
Aerial view of Turning Basin Edge
Along the turning basin, there will be a variety of public
spaces. To the west, Live/Work or Flex units will face
onto a small landscaped area. A small boardwalk will
provide access to the existing boat docks that will serve
as a secondary path of travel. Along the northern edge,
a hardscaped plaza will transition to a boardwalk over-
look that projects over the shoreline and into the turning
basin. Just to the east of the overlook, a series of grand
stairs cascade down to the water’s edge providing an op-
portunity to interact with the water. The public building
at the southern end of the Neighborhood Square provides
a focal point in this area. The public building has indoor
and covered outdoor space providing a view of the turning
basin and further down the Petaluma River. The building
could provide space for public meetings, receptions, or
art exhibitions. Two-story galleries on buildings provide
a covered walkway as well as private outdoor space with
dramatic views of the river and downtown for upper floor
users.
2-25Petaluma Station Area Master Plan Draft: April 2012
2.4 Public Space FrameworkChapter 2: Vision
Petaluma, CA SMART Station Area Plan and SmartCode
20. © 2014 Opticos Design, Inc. |
Smaller the Project Area, More Detailed Regulating Plan
20
13Petaluma Station Area Master Plan Draft: January 2013
Section 2. Regulating Plan
2.20 - Regulating Plan Downtown
Station Area Detail
Transect Zones
Urban Core (T6)
Urban Core - Open (T6-O)
Urban Center (T5)
Urban General (T4)
Historic Agricultural Services District (D1)
Railroad District (D2)
River Dependent Industrial District (D3)
Key
Corner Element Required
Public Structure
Special Building
Notes:
1. The Open overlay (T6-O) allows additional
ground floor uses. See Section 3 (Building Func-
tion Standards) for additional allowed uses. All
other regulations shall be per the regulations of
the base zone (T6).
2. The dimensions shown on this plan indicate
the maximum and minimum distances from the
ROW where the transition between two adjacent
transect zones can occur.
Washington Street
New Riverfront Street
GreyStreet
BaylisStreet
Copeland
Street
Copeland
Street
Lakeville Street
New
Station Access Street
Vertical Element
50’ tall min.
Future SMART
Platform
25’ min. corner
chamfer (x)
Public Meeting Hall
1,500sf min.;
5,000sf max.
Special Building
(Public/Restaurant/Cafe)
30’ min. clear to top of bank;
2,000sf min.; 5,000sf max.;
1 story max./25’ min.
building height.
W
eller Street
New
TransverseStreet
W
ashingtonStreet
D
Street
50’ min.;
80’ max.
50’ min.;
80’ max.
50’ min.;
80’ max.
50’ min.;
80’ max.
50’min.;
80’max.
50’min.;
80’max.
50’min.;
80’max.
50’min.;
80’max.
50’ min.;
80’ max.
50’ min.;
80’ max.
50’ min.;
80’ max.
50’min.;
80’max.
50’min.;
80’max.
50’ min.;
80’ max.
50’ min.;
150’ max.
x
x
x
x
25’ min. corner
chamfer (x)
Petaluma, CA SMART Station Area Plan and SmartCode
21. © 2014 Opticos Design, Inc. |
Regulating Plan is Much More Than Mapping of Zones
21
Copeland
Street
Lakeville Street
New
Station Access Street
Vertical Element
50’ tall min.
Future SMA
Platform
25’ min. corner
chamfer (x)
D
Street
50’min.;
80’max.
50’min.;
80’max.
50’min.;
80’max.
50’ min.;
80’ max.
50’ min.;
80’ max.
x
x
x
x
25’ min. corner
chamfer (x)
Petaluma, CA SMART Station Area Plan and SmartCode
22. © 2012 Opticos Design, Inc. |
Close UpCountywide
10-40.40.080
10-75Flagstaff Zoning Code
T4 Neighborhood 2 (T4N.2) Standards
ROW/Property Line
Building Setback Line
Encroachment Area
Key
ROW/Property Line
Parking Setback Line
Parking Area
Key
G. Required Parking
Spaces7
Residential Uses
Studio/1 Bedroom 1 space/unit min.
2+ Bedrooms 2 spaces/unit min.
Retail Trade, Service Uses
≤2,000 sf No spaces required
>2,000 sf 2 spaces/1,000 sf min.
above first 2,000 sf
7
Use types not listed shall meet the requirements in Table
10-50.70.040.A (Automobile Parking Spaces Required).
Location (Setback from ROW/Property Line)
Front
Covered/Attached 30' min.
Uncovered Match front facade min.
Side Street/Civic Space 5' min.
Side 0' min.
Rear 0' min.
Miscellaneous
Linear feet of front or side
façade that may be garage 35% max.
See Division 10-50.70 (Parking Standards) for additional
parking regulations.
M
N
O
P
F. Encroachments and Frontage Types
Encroachments4
Front 5' max.
Side Street/Civic Space 5' max.
Side 3' max.
Rear
Property Line 0' max.
Rear Lane or Alley 3' max.
Galleries may encroach in to street ROW, all other
encroachments are not allowed within a street ROW.
4
See Section 10-50.35 (Encroachments) for allowed
encroachments.
Allowed Private Frontage Types5
Stoop Forecourt
Gallery6
Terrace/Lightwell6
Shopfront6
Porch
5
See Division 10-50.30 (Specific to Private Frontage
Types) for private frontage type descriptions and
regulations.
6
Allowed only in open sub-zone(s).
I
J
K
L
Street
I
J
SideStreet
N
P
O
SideStreet
Street
M
K
L
10-40.40.080
10-74 Flagstaff Zoning Code
T4 Neighborhood 2 (T4N.2) Standards
D. Building Placement
Setback (Distance from ROW/Property Line)
Principal Building
Front1
5' min.; 12' max.
Front facade within area 50% min.
Side Street/Civic Space 10' min.; 15' max.
Side2
3' min.
Rear 3' min.
Outbuilding
Front 20' min.
Side 0' min.; 3' max.
Rear 3' min.
1
Setback may match an existing adjacent building as
follows. The building may be set to align with the facade
of the frontmost immediately adjacent property, for a
width no greater than that of the adjacent property's
facade that encroaches into the minimum setback.
2
No side setback required between townhouse and/or
live/work building types.
Miscellaneous
Upper-floor units must have a primary entrance along a
street or courtyard façade.
Ground-floor residential units along a street must have
individual entries.
A
B
C
D
E. Building Form3
Height
Principal Building
Stories 4 Stories max.
To Eave/Parapet 40' max.
Overall 52' max.
Outbuilding 2 Stories max.
To Eave/Parapet 18' max.
Overall 28' max.
Ground Floor Finish Level 18" min. above
sidewalk
Ground Floor Ceiling 9' min. clear
Upper Floor(s) Ceiling 8' min. clear
3
See Division 10-50.100 (Specific to Building Types) for
additional building form regulations.
Footprint
Depth, ground-floor residential
space along primary street
frontage
30' min.
Lot Coverage 80% max.
Miscellaneous
Mansard roof forms are not allowed.
E
F
G
H
ROW Line Street
ROW/Property Line
Building Setback Line
Building Area
Facade Area
Key
Street
D
SideStreet
H
GA
min.
A
max.
B
min.
B
max.
C
F
E
Building Form Standards
22
23. © 2014 Opticos Design, Inc. |
Regulations to Blend Compatible Form, Not Separate Uses
23
24. © 2014 Opticos Design, Inc. |
Numbers within Tables Are Carefully Tested
25’ x 100’ 50’ x 100’ 100’ x 100’
24
25. © 2013 Opticos Design, Inc. |
© 2012 Opticos Design, Inc. |
Not Just About Mixed-Use: Diverse,Walkable, Neighborhoods
25
urban living, has been poignantly defined by recent research
and publications by the likes of Christopher Nelson and Chris
Leinberger and most recently by the Urban Land Institute’s
publication, What’s Next: Real Estate in the New Economy. Now
it is time to stop talking about the problem and start generating
immediate solutions! Are you ready to be part of the solution?
we have been building. Rather, we need a complete paradigm shift
in the way that we design, locate, regulate, and develop homes. As
What’s Next states, “it’s a time to rethink and evolve, reinvent and
renew.” Missing Middle housing types, such as duplexes, fourplexes,
bungalow courts, mansion apartments, and live-work units, are a
critical part of the solution and should be a part of every architect’s,
planner’s, real estate agent’s, and developer’s arsenal.
Diagram of missing middle housing types illustrating the range of types and their location between single-family homes and mid-rise buildings
Well-designed, simple Missing Middle housing types achieve
medium-density yields and provide high-quality, marketable
options between the scales of single-family homes and mid-rise flats
for walkable urban living. They are designed to meet the specific
needs of shifting demographics and the new market demand and
are a key component to a diverse neighborhood. They are classified
as “missing” because very few of these housing types have been
built since the early 1940’s due to regulatory constraints, the shift to
auto-dependent patterns of development, and the incentivization of
single-family home ownership.
Medium density but lower perceived densities. As a starting point,
these building types typically range in density from 16 dwelling
units/acre (du/acre) to up to 35 du/acre, depending on the building
type and lot size. It is important not to get too caught up in the
density numbers when thinking about these types. Due to the small
footprint of the building types and the fact that they are usually
mixed with a variety of building types, even on an individual block,
the perceived density is usually quite lower–they do not look like
dense buildings.
A combination of these types gets a neighborhood to a minimum
Missing Middle Housing
26. © 2014 Opticos Design, Inc. |
© 2013 Opticos Design, Inc. |
Salt Lake City’s Missing Middle Housing
26
Duplex Triplex
Forecourt ApartmentDuplex/Mansion Apartment
27. © 2014 Opticos Design, Inc. |
© 2013 Opticos Design, Inc. |
New Orlean’s Missing Middle Housing
27
Townhouses
Duplex
Small Lot, Small Unit Single FamilyFourplex
28. © 2013 Opticos Design, Inc. |
© 2012 Opticos Design, Inc. |
High/Medium Density Housing: 35-40 DU/Acre
28
29. © 2013 Opticos Design, Inc. |
© 2012 Opticos Design, Inc. |
Impossible to Blend Densities if You Regulate by Density
29
Townhouse
18 du/acre
Single Family
9-13 du/acre
Courtyard
30 du/acre
Mews House
15 du/acre
30. © 2012 Opticos Design, Inc. |
10-40.40.080
10-75Flagstaff Zoning Code
T4 Neighborhood 2 (T4N.2) Standards
ROW/Property Line
Building Setback Line
Encroachment Area
Key
ROW/Property Line
Parking Setback Line
Parking Area
Key
G. Required Parking
Spaces7
Residential Uses
Studio/1 Bedroom 1 space/unit min.
2+ Bedrooms 2 spaces/unit min.
Retail Trade, Service Uses
≤2,000 sf No spaces required
>2,000 sf 2 spaces/1,000 sf min.
above first 2,000 sf
7
Use types not listed shall meet the requirements in Table
10-50.70.040.A (Automobile Parking Spaces Required).
Location (Setback from ROW/Property Line)
Front
Covered/Attached 30' min.
Uncovered Match front facade min.
Side Street/Civic Space 5' min.
Side 0' min.
Rear 0' min.
Miscellaneous
Linear feet of front or side
façade that may be garage 35% max.
See Division 10-50.70 (Parking Standards) for additional
parking regulations.
M
N
O
P
F. Encroachments and Frontage Types
Encroachments4
Front 5' max.
Side Street/Civic Space 5' max.
Side 3' max.
Rear
Property Line 0' max.
Rear Lane or Alley 3' max.
Galleries may encroach in to street ROW, all other
encroachments are not allowed within a street ROW.
4
See Section 10-50.35 (Encroachments) for allowed
encroachments.
Allowed Private Frontage Types5
Stoop Forecourt
Gallery6
Terrace/Lightwell6
Shopfront6
Porch
5
See Division 10-50.30 (Specific to Private Frontage
Types) for private frontage type descriptions and
regulations.
6
Allowed only in open sub-zone(s).
I
J
K
L
Street
I
J
SideStreet
N
P
O
SideStreet
Street
M
K
L
4.03.050 Frontage Standards
4-30 Livermore Development Code
4.03.050 Porch: Integral
Description
The main facade of the building has a small setback from
the property line.The resulting front yard is typically
very small and may be undefined or defined by a fence
or hedge to spatially maintain the edge of the street.An
integral porch is part of the overall massing and roof form
of a building. With an integral porch it is not possible to
remove the porch without major changes to the overall
roof form.
Size
Width, clear 8' min.
Depth, clear 8' min.
Height, clear 8' min.
Finish level above sidewalk 18" min.
Furniture area, clear 4' x 8' min.
Path of travel 3' wide min.
Miscellaneous
The porch may be one or two stories.
Integral porches may be enclosed on up to two sides and
have a roof.
A
B
C
D
E
F
ROW / Property Line
Setback Line
Key
Setback ROW Walk Street Setback ROW Walk Street
Partial-length integral porch integrated into the overall massing.
Full-length integral porch integrated into the overall massing.
E
E
D
B
A
C
F
Frontage Type Standards
30
31. © 2014 Opticos Design, Inc. |
This Transition isVery Important to Regulate!
31
32. © 2012 Opticos Design, Inc. |
5.01.070Building Types
5-13Livermore Development Code
B. Lot
Lot Size
Width 50' min., 75' max.
Depth 100' min., 150' max.
C. Pedestrian Access
Main Entrance Location Primary street
On corner lots each unit shall front a different street.
D. Frontages
Allowed Frontages
Porch
Stoop
E.Vehicle Access and Parking
Parking spaces may be enclosed, covered, or open.
F. Open Space, Usable
Width 15'/unit min.
Depth 15'/unit min.
Open Space Area 300 sf min.
Required street setbacks and driveways shall not be
included in the open space area calculation.
G. Building Size and Massing
Main Body
Width 36' max.
Secondary Wing
Width 24' max.
Detached Garage
Width 36' max.
Depth 25' max.
H. Miscellaneous
Both units shall have entries facing the street no more
than 10' behind, the front façade.
Primary Street
Alley
SideStreet
Primary Street
Rear
SideStreet
ROW / Property Line Building Area
Key
Typical Alley Loaded Plan Diagram Typical Front Loaded Plan Diagram
5.01.070 Building Types
5-12 Livermore Development Code
The entry to the right opens to a stair leading to the upper
unit, which takes up the entire upper floor.The door to the left
opens directly into the lower unit, which takes up the entire
lower floor.
The scale of this duplex makes it compatible with adjacent
single-family homes.
5.01.070 Duplex, Stacked
General Note: the drawings and photos below are illustrative.
A. Description
This Duplex building type consists of structures that
contain two units, one on top of the other. This building
type has the appearance of a medium to large single-
family home. This type is typically integrated sparingly
into single-family neighborhoods or more consistently
into neighborhoods with other medium-density types
such as bungalow courts, fourplexes, or courtyard
apartments. This building type enables the incorporation
of high-quality, well-designed density within a walkable
neighborhood.
This is the preferred type of duplex on 50' wide lots in
Livermore neighborhoods not zoned for single-family
because it is capable of accommodating two units in a
smaller footprint, thus maximizing compatibility in size
and privacy to the rear of adjacent units.
Building Type Standards
32
33. © 2014 Opticos Design, Inc. |
Kit of Parts for Neighborhoods: Cincinnati, Ohio
33
Cincinnati Citywide Form-Based Code
34. © 2012 Opticos Design, Inc. |
10-70.10.030 Civic Space Types
70.10-4 Flagstaff Zoning CodePublic Review Draft
Table 10-70.10.030.A Civic Spaces (continued)
TRANSECT ZONE T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6
Civic Space Type Square Plaza Pocket Plaza
Illustration
Description An open space available
for unstructured
recreation and civic
purposes.
An open space available
for civic purposes and
commercial activities.
An open space available
for civic purposes and
commercial activities.
Size and Location
Size
Minimum 1/2 acre 1/2 acre 4,000 sf
Maximum 5 acres 2-1/2 acres 1/2 acre
Frontage Independent Independent/Building
Frontage
Building Frontage
Character Formal Formal Formal
Typical Uses
Passive/Active
(Unstructured) Open
Space, Civic Uses, Paths,
Community Gardens,
Playgrounds
Passive/Active
(Unstructured) Open
Space, Civic Uses,
Commercial Uses,
Community Garden,
Playground
Passive/Active
(Unstructured) Open
Space, Civic Uses,
Commercial Uses,
Community Garden,
Playground
Stormwater Management
French Drains, Porous
Pavements, and
Landscaping
French Drains, Porous
Pavements, and
Landscaping
French Drains, Porous
Pavements, and
Landscaping
Key T# Allowed T# Not Allowed
10-70.10.030Civic Space Types
70.10-3Flagstaff Zoning Code Public Review Draft
Table 10-70.10.030.A Civic Spaces
TRANSECT ZONE T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6
Civic Space Type Park Greenway Green
Illustration
Description A natural preserve
available for unstructured
recreation.
A linear space in largely
natural conditions for
unstructured recreation.
An open space, available for
unstructured recreation.
Size and Location
Size
Minimum 8 acres 8 acres 1/2 acre
Maximum - - 8 acres
Frontage Independent Independent/Building
Frontage
Independent/Building
Frontage
Character Natural Natural Natural
Typical Uses
Passive/Active
(Unstructured) Open
Space, Civic Uses, Paths
and Trails, Woodland and
Open Shelters, Community
Gardens, Playgrounds
Passive/Active
(Unstructured) Open
Space, Civic Uses, Trails for
Bicycles and Pedestrians,
Community Gardens,
Playgrounds
Passive/Active
(Unstructured) Open
Space, Civic Uses,
Community Gardens,
Playgrounds
Stormwater Management
Integrated Runoff,
Bioretention, Extended
Detention Basins, Porous
Pavements and Landscaping
Integrated Runoff,
Bioretention, Extended
Detention Basins, Porous
Pavements and Landscaping
French Drains, Porous
Pavements and Landscaping
Key T# Allowed T# Not Allowed
Civic Space Standards
34
35. © 2014 Opticos Design, Inc. |
Open Space and Civic Space Regulating Plan
35
51
4.50.050 - Open Space and Civic Space
Regulating Plan Downtown
Station Area
Pedestrian Priority Design Area. The
streets and sidewalks in this area shall be
designed to feel like a continuation of public
pavers or street print and rolled curbs and
areas where the streets may be closed off
Linear Park. The linear park shall contain
a central sidewalk and regularly spaced
Neighborhood Square.
Pocket Plaza.
Potential Future Pocket Park. (on existing
vertical element should be used to terminate
Future Promenade Expansion. Future
redevelopment of the parcels between
Weller Street and the Petaluma River shall
include and expansion of the promenade
Amphitheater or other Civic gathering/
River Overlooks. Boardwalks constructed
that project over the Turning Basin and have
Plaza.
bank to the face of the Special Building at
Promenade.3
General Waterfront Open Space.
Public Docks
Access Points to Water.
A
B
C
D
E
F
G
H
I
J
K
M
B
C
D
E
G
H
H
I
M
A
F
K
A
50’min. 30’min.
30’min.
75’min.
New Riverfront Street
GreyStreet
BaylisStreet
Copeland
Street
Lakeville Street
New
Station Access Street
W
eller Street
New
TransverseStreet
D
Street
36. © 2012 Opticos Design, Inc. |
Close UpCountywide
7.01.110 Thoroughfare Types
7-12 Livermore Development Code
Neighborhood Street II
Edges
Drainage Collection Type Curb and gutter
Planter Type 17' continuous
Landscape Type Medium trees @ 35'
on center average
Lighting Type Low, pedestrian
oriented lighting
Walkway Type 5' sidewalk
Intersection
Curb Radius 15' max. (bulb-outs
recommended)
Distance Between Intersections 600' max.
Miscellaneous Requirements
Transformations to existing streets shall match the
designations set forth in the General Plan.
E
F
7.01.110 Retrofit: 18' Wide Planter Strip
Application
Movement Type Slow
Anticipated Design Speed 20 mph
Pedestrian Crossing Bulb-outs encouraged
to decrease pedestrian
crossing time.
Transect Zones T4 N-O
T4 N
T3 N
Overall Widths
Right-of-Way (ROW) 80'
Face-of-Curb to Face-of-Curb 36'
Lanes
Traffic Lanes 2 @ 10' (2-way
travel)
Bicycle Lanes None
Parking Lanes 2 @ 8' parallel
Medians None
A
B
C
D
B
A
FC
B
A
CD DEF E
7.01.060Thoroughfare Types
7-7
Livermore Development Code
7.01.060 Neighborhood Main Street
Application
Movement Type Slow
Anticipated Design Speed 20 mph
Pedestrian Crossing Bulb-outs encouraged
to decrease pedestrian
crossing time.
Transect Zones T4MS
T4MS-O
Overall Widths
Right-of-Way (ROW) 60'
Face-of-Curb to Face-of-Curb 36'
Lanes
Traffic Lanes 2 @ 10' (2-way travel)
Bicycle Lanes None
Parking Lanes 2 @ 8' parallel
Medians None
A
B
C
D
Edges
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree grate, min.
Lighting Type Low, pedestrian oriented
lighting
Walkway Type 12' sidewalk,
1
Where gallery frontage is used, street trees are not
required or allowed.
Intersection
Curb Radius 15' max. (bulb-outs
recommended)
Distance Between
Intersections
400' max.
Miscellaneous Requirements
Transformations to existing streets shall match the
designations set forth in the General Plan.
E
F
N eighborhood Street I
B
A
C
B
A
CD D
F
EE
F
Thoroughfare Standards
36
37. © 2014 Opticos Design, Inc. |
Thinking Big:Transforming a Primary Corridor
37
Richmond Livable Corridors Master Plan and FBC
38. © 2014 Opticos Design, Inc. |
Thinking Big:Transforming a Primary Corridor
38
Richmond Livable Corridors Master Plan and FBC
40. © 2014 Opticos Design, Inc. | 40
Comparing Different Approaches to Regulating Urban Form
ZONING PRACTICE MAY 2013
AMERICAN PLANNING ASSOCIATION
ISSUE NUMBER 5
PRACTICE FORM-BASED ZONING
GUISH BETWEEN
CODE AND ITS
55
41. © 2012 Opticos Design, Inc. |
Typical Approaches to
Zoning Urban Form (from
least to most effective)
What
Should this
Approach
be Called?
Organizing
Principle
New Components Created
and Included
Is the
Overall Code
Reorganized
for Usability?
Likely Cost
Range
Considerations for this Approach
1. Adding graphics to a
Euclidean, use-based code
Graphics-
Based Code
Use Primarily additional graphics
and tables, content has minor
changes only
Not in this
example
Low; Primarily
because it is a
graphic design-
usability exercise
only
This is completely ineffective and should be avoided. This is what you will often
get if your budget is too low for a true FBC: Will look good, but will not produce
predictable results. Does not address obstacles for good development or process-
related issues inherent in most zoning codes.
2.Adding design guidelines/
site planning guidelines to a
Euclidean, use-based code
Design
Guidelines
or Design
Standards
Use Components similar to FBC
components may be created,
but they do not replace the
code so they do not need to be
as carefully vetted and many
times create conflicts within the
zoning code
No Low; Primarily
because it does
not address the
problems with
underlying zoning
Mostly ineffective due to typical issue inherent in existing code that are not
addressed and may even contradict zoning. Adding another layer of regulations
that confuses intent and negatively impacts usability and administration
3. Adding mixed use zones to
to a Euclidean, use-based
code
Targeted
Mixed
Use Zone
Application
Use typically,
sometimes
form
New base zones and zone
standards only
No Low; Primarily
because this
approach entales
crating only new
base zones
Effectiveness depends highly on quality and clarity of existing code and
development review process. If administration and the code document structure
is good, and detailed visioning is completed, and the mixed use zones are not
over-simplified this can begin to show good results. Existing parking, use tables,
landscape standards, etc. must be vetted
4.Adding graphics,
reorganizing code,
cleaning up administration,
and minor changes to
development standards
Code Clean
Up and Re-
organization
Use Mostly just translating existing
information into tables and
creating drawings to support
existing code information
Yes Medium to high
depending on scale
of city or county
Addresses many of the issues above, but ultimately still has use as an organizing
principle, which limits the effectiveness of the code and stops it short of being an
FBC. Does not typically complete documentation and analysis of place to extract
the DNA that becomes the basis for the code but rather uses existing zone
standards as starting point and makes changes to those
Form-BasedCodes
5. Optional Form-Based
Code overlay
Form-Based
Code Overlay
Form All typical FBC elements
included, process rethought for
FBC application
No Low to Medium,
depending
primarily on
extent of visioning
completed
Administration, parking, landscape, and all other elements within code must be
vetted and coordinated with intent of the FBC and potentially included in the
FBc and replaced when the overlay is triggered
6. Integrating a complete
Form-Based Code within a
pre-existing zoning code
Parallel
Form-Based
Code
Form for
FBC section,
use for the
rest of the
pre-existing
code
All typical FBC elements
included, process and all general
standards (parking, landscaping,
etc.) rethought for FBC
application
Sometimes Medium; Primarily
due to the fact that
a complete, parallel
code is being
created to replace
the exising code in
targetted areas
Administration, parking, landscape, and all other elements within code must be
vetted and coordinated with intent of the FBC Division.
If you are doing a complete code rewrite and you choose this approach, you
are writing two complete, parallel code documents which is not a good use of
resources. This approach is still sending a message that the default is drivable
suburban development and that FBCs are the exception
Form-BasedCodes
7. Using Form as an
organizing principle for
the entire zoning code and
using Form-Based Code
components as the driver
for your Table of Contents
Citywide
Form-Based
Code
Form All typical FBC elements
included, process and all
general standards (parking,
landscaping, etc.) rethought for
FBC application, admin and
procedures, variances, etc. are all
rethought to support the FBC
Yes High; Slightly
higher than
#4. Due to
charrettes for
FBC Focus Areas,
and extensive
documentation
and analysis phase
completed, and
that all standards
are carefully vette
In this approach, the structure of the entire zoning code is completely rethought,
a new operating system is established, and thus the entire table of contents of
code document is structured with a form-first philosophy. Every last bit of
content from the pre-existing code is vetted for it applicability to the form-first
operating system before it is transferred so that it does not compromise the
intent. This approach is perfect for a city that has made a strong commitment
in its city policies to promote smarter, more sustainable growth. Let Euclidean
zoning regulate drivable suburban contexts, and the FBC regulate walkable
urban contexts. It is called citywide Form-Based Code not because the entire
city has Form-Based Coding applied, but rather the entire city has been assessed,
FBC aplied to where it make sense, and the FBC application can easily spread
LESSCOMPREHENSIVE&EFFECTIVEMORECOMPREHENSIVE&EFFECTIVE
Classifying and Clarifying Different Approaches
41
In upcoming Zoning Practice May 2013
42. © 2012 Opticos Design, Inc. |
Typical Approaches to
Zoning Urban Form (from
least to most effective)
What
Should this
Approach
be Called?
Organizing
Principle
New Components Created
and Included
Is the
Overall Code
Reorganized
for Usability?
Likely
Ran
1. Adding graphics to a
Euclidean, use-based code
Graphics-
Based Code
Use Primarily additional graphics
and tables, content has minor
changes only
Not in this
example
Low; Pri
because
graphic d
usability e
onl
2.Adding design guidelines/
site planning guidelines to a
Euclidean, use-based code
Design
Guidelines
or Design
Standards
Use Components similar to FBC
components may be created,
but they do not replace the
code so they do not need to be
as carefully vetted and many
times create conflicts within the
zoning code
No Low; Pri
because
not addr
problem
underlying
3. Adding mixed use zones to
to a Euclidean, use-based
code
Targeted
Mixed
Use Zone
Application
Use typically,
sometimes
form
New base zones and zone
standards only
No Low; Pri
becaus
approach
crating on
base z
4.Adding graphics,
reorganizing code,
cleaning up administration,
and minor changes to
development standards
Code Clean
Up and Re-
organization
Use Mostly just translating existing
information into tables and
creating drawings to support
existing code information
Yes Medium
depending
of city or
odes
5. Optional Form-Based
Code overlay
Form-Based
Code Overlay
Form All typical FBC elements
included, process rethought for
FBC application
No Low to M
depen
primar
extent of v
compl
LESSCOMPREHENSIVE&EFFECTIVEIVE
Classifying and Clarifying Different Approaches
42
3. Adding mixed use zones to
to a Euclidean, use-based
code
Targeted
Mixed
Use Zone
Application
Use typi
sometim
form
4.Adding graphics,
reorganizing code,
cleaning up administration,
and minor changes to
development standards
Code Clean
Up and Re-
organization
Use
Form-BasedCodes
5. Optional Form-Based
Code overlay
Form-Based
Code Overlay
Form
6. Integrating a complete
Form-Based Code within a
pre-existing zoning code
Parallel
Form-Based
Code
Form
FBC sec
use for
rest of
pre-exis
code
Form-BasedCodes
7. Using Form as an
organizing principle for
the entire zoning code and
using Form-Based Code
components as the driver
for your Table of Contents
Citywide
Form-Based
Code
Form
LMORECOMPREHENSIVE&EFFECTIVE
Typical Approaches to
Zoning Urban Form (from
least to most effective)
What
Should this
Approach
be Called?
Organi
Princi
1. Adding graphics to a
Euclidean, use-based code
Graphics-
Based Code
Use
2.Adding design guidelines/
site planning guidelines to a
Euclidean, use-based code
Design
Guidelines
or Design
Standards
Use
3. Adding mixed use zones to
to a Euclidean, use-based
code
Targeted
Mixed
Use Zone
Application
Use typi
someti
form
4.Adding graphics,
reorganizing code,
cleaning up administration,
and minor changes to
development standards
Code Clean
Up and Re-
organization
Use
des
5. Optional Form-Based
Code overlay
Form-Based
Code Overlay
Form
LESSCOMPREHENSIVE&EFFECTIVEVE
Zoning Practice May 2013
43. © 2014 Opticos Design, Inc. | 43
No Clear Form Intent!
LAGUNA NIGUEL GATEWAY SPECIFIC PLAN
industrial, business park, office, commercial and auto service uses.
This zone also provides for auto sales and services. Properties may
also be used for surface or structured parking for the Metrolink
Station. Densities are limited to a FAR of 0.5. Hotel and supporting
uses such as restaurants, conference meeting room and banquet
facilities may also be developed in this zone.
Mixed-Use (MU) Zone
The Mixed-Use (MU) Zone is intended to encourage development of
an active urban environment that exhibits the character of distinct
and a vibrant pedestrian friendly ―village‖ and transit corridor where
residents live, work, dine, are entertained, and recreate, with easy
access to Metrolink transit. It allows for the intermixing of a diversity
of land uses that will reduce vehicle trips and facilitate walking. Any
property may be developed exclusively for office, multi-family, or
44. 3
Comparing Different Approaches to Zoning Urban Form
Plugging the FBC into
Your Overall Code - MakingYour
Code an Effective Hybrid
44
Move this to the end? Take out?
46. © 2013 Opticos Design, Inc. |
Mesa Zoning Code TOC
46
1. Introductory Provisions
2. Base Zones
3. Overlay Zones
4. Development Regulations
5. Signage Regulations
6. Form-Based Code Regulations
7. Administration
48. © 2012 Opticos Design, Inc. |
FBC Framework: Code Defaults to Walkable Urbanism
48
1. Preamble
2. Part 1: Introduction
3. Part 2: General to All
a. Site Planning and General Subdivision (Design-based)
b. TND & TOD Site Planning Standards
4. Part 3: Specific to Zones (Building Form-Standards)
a. Chapter 3.02 Transect Zones
b. Chapter 3.03 Non-Transect Zones
5. Part 4: General to Zones (Frontage Type Standards)
6. Part 5: Building Types Standards
49. © 2012 Opticos Design, Inc. | 49
10-1Flagstaff Zoning Code Administrative Draft
Chapter 10-40: Specific to Zones
Division 10-40.10: Purpose
10-40.10.010 Purpose 10-5
Division 10-40.20: Establishment of Zones
10-40.20.010 Establishment of Zones 10-7
10-40.20.020 Zones 10-7
10-40.20.030 Map of Zones 10-9
10-40.20.040 Interpretation of Zone Boundaries: 10-9
Division 10-40.30: Non-Transect Zones
10-40.30.010 Purpose 10-11
10-40.30.020 Applicability 10-12
10-40.30.030 Residential Zones 10-13
10-40.30.040 Commercial Zones 10-20
10-40.30.050 Industrial Zones 10-28
10-40.30.060 Resource and Open Space Zones 10-35
10-40.30.070 Sustainability Features of All Non-Transect Zones 10-40
Division 10-40.40:Transect Zones
10-40.40.010 Purpose 10-43
10-40.40.020 Applicability 10-44
10-40.40.030 T1 Natural (T1) Standards 10-45
10-40.40.040 T2 Rural (T2) Standards 10-49
10-40.40.050 T3 Neighborhood 1 (T3N.1) Standards 10-55
10-40.40.060 T3 Neighborhood 2 (T3N.2) Standards 10-61
10-40.40.070 T4 Neighborhood 1 (T4N.1) Standards 10-67
10-40.40.080 T4 Neighborhood 2 (T4N.2) Standards 10-73
10-40.40.090 T5 Main Street (T5) Standards 10-79
10-40.40.100 T6 Downtown (T6) Standards 10-85
10-40.40.110 Traditional Neighborhood Development (TND) Standards 10-91
50. © 2012 Opticos Design, Inc. |
2. If the inspection determines that there are changes to the final landscape
plan, the Director may approve an as-built landscaping plan that reflects
all changes if the Director determines that the intent of this Division is
achieved.
10-50.60.040 Landscape Location Requirements
Landscaping shall be provided in all areas of a site that are subject to
development with structures, grading, or the removal of natural vegetation, as
identified in this Section. Table A (Application of Landscaping Location
Requirements in Zones) provides a summary of applicability and identifies
exceptions to areas within transect zones.
Table 10-50.60.040.A: Application of Landscaping Location Requirements in Zones
Transect ZonesNon-Transect
Zones T1 T2 T3 T4 T5 T6
Residential Zone Buffers NR NR NR NR
Non-Residential Zone Buffers
Street Buffer
Peripheral Buffers
NR
NR
NR
NR
NR
NR
NR
NR
NR
NR
NR
NR
Parking Areas NR NR
Other Landscaped Areas NR NR NR NR
Key
= Required
NR = Not Required
A. Residential Zone Setbacks
50
Carefully Assessing All Standards for Applicability
51. © 2012 Opticos Design, Inc. |
Study the Table of Contents Closely:This is Important!
7. Part 6: Specific to Uses
a. Chapter 6.02 Applicable to All Zones
b. Chapter 6.03 Applicable to Non-Transect Zones Only
8. Part 7:Thoroughfare Types
9. Part 8: Civic Space Types
10. Part 9: Permitting & Approvals
11. Part 10: Subdivision
12. Part 11: Definitions
51
52. © 2012 Opticos Design, Inc. |
Thoroughfares Remained in Citywide Dev. Codes!
52
7.01.050 Thoroughfare Types
7-6 Livermore Development Code
Edges
Drainage Collection Type Curb and gutter
Planter Type 5'-7' continuous
Lighting Type Low, pedestrian
oriented lighting
Walkway Type 5' sidewalk
Intersection
Curb Radius 15' max. (bulb-outs
recommended)
Miscellaneous Requirements
Transformations to existing streets shall match the
designations set forth in the General Plan.
E
F
7.01.050 Neighborhood Street Planter Strip
Application
Movement Type Slow
Design Speed 20 mph
Pedestrian Crossing Time 6 seconds (w/ bulb-outs)
10 seconds (w/o bulb-
outs)
Transect Zones T4N-O
T4N
T3N
Overall Widths
Right-of-Way (ROW) Width 56-60'
Pavement Width 36'
Lanes
Traffic Lanes 2 @ 10' (2-way travel)
Bicycle Lanes None
Parking Lanes 2 @ 8' parallel
Medians None
A
B
C
D
Neighborhood Street II
C
B
A
CD FC
B
A
CD DEF E
7.01.060Thoroughfare Types
7-7
Livermore Development Code
7.01.060 Neighborhood Main Street
Application
Movement Type Slow
Design Speed 20 mph
Pedestrian Crossing Time 6 seconds (w/ bulb-outs)
10 seconds (w/o bulb-
outs)
Transect Zones T4MS
T4MS-O
Overall Widths
Right-of-Way (ROW) Width 60'
Pavement Width 36'
Lanes
Traffic Lanes 2 @ 10' (2-way travel)
Bicycle Lanes None
Parking Lanes 2 @ 8' parallel
Medians None
A
B
C
D
Edges
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree grates
Lighting Type Low, pedestrian oriented
lighting
Walkway Type 12' sidewalk
1
Where gallery frontage is used, street trees are not
required or allowed.
Intersection
Curb Radius 15' max. (bulb-outs
recommended)
Distance Between
Intersections
400' max.
Miscellaneous Requirements
Transformations to existing streets shall match the
designations set forth in the General Plan.
E
F
N eighborhood Street I
B
A
C
B
A
CD DF F
53. © 2012 Opticos Design, Inc. |
SLST
S
LIVERM
O
RE
AV
COLLEGE AV
EJ
PD
PD
T3N
E
E
PD
PUD-153-86
PD
PUD-111-81
PD
PUD-40-85
PD
PUD-153-86
PUD-216-83
PUD-116-76
PUD-5-81
RL
EPDR-03-007
25
RL
E
T4N
E
E
PD
PUD-153-86
PUD-153-87
PD
NMU
RL
CN
P
RS
RG-16
OS-A
RG-16
E
RG-16
E
RG-16
CO
RG-10
CP
CP
RS
RG-12
RG-12
E
PUD-57-88
CP
CP
PD-HP-H
T3N-HP-H
T3N-HP-H
T3N-HP-L
T3N-HP-H
Zoning Map Has Form-Based and Use-Based Zones
53
55. © 2014 Opticos Design, Inc. | 55ulti-Jurisdictional Form-Based Code
ign, Inc.
July 19th, 2010
Up LandsLow Lands
RuralUrban
Rural Crossroads
Hamlet
Village
City
Town
Different Neighborhoods Require Different Solutions
Beaufort County, South Carolina Multi-Jurisdictional Code: Place Types
57. © 2014 Opticos Design, Inc. |
T6
T1T2T3T4T5T6
StreetCar
Neighborhoo
Urban
Neighborhood
UrbanCenter/
Downtown
57
Form Based Zones = Ingredients for Place Types
y of Cincinnati: Urban Design Element Consulting
010 Opticos Design, Inc.
Created by: Opticos Design, Inc.
CommunityPlanningProcess
Working Draft: 121710
Intent PolicyElementsCommunity Type
T1T2T3T4T5T6T1T2T3T4T5T6
T1T2T3T4T5T6
T1T2T3T4T5T6T1T2T3T4T5T6T1T2T3T4T5T6
Preserve/Maintain
Evolve
Transform/Create
Civic Space
Urban Neighborhood_Civic Space_Preserve/Maintain
Urban Neighborhood_Civic Space_Evolve
Urban Neighborhood_Civic Space_Transform/Create
Preserve/Maintain
Evolve
Transform/Create
Corridor
Urban Neighborhood_Corridor_Preserve/Maintain
Urban Neighborhood_Corridor_Evolve
Urban Neighborhood_Corridor_Transform/Create
Center
Preserve/Maintain
Evolve
Transform/Create
Urban Neighborhood_Center_Preserve
Urban Neighborhood_Center_Evolve
Urban Neighborhood_Center_Transform
Preserve/Maintain
Evolve
Transform/Create
Neighborhood
Urban Neighborhood_Neighorhood _Preserve
Urban Neighborhood_Neighorhood l_Evolve
Urban Neighborhood_Neighborhood _Transform/Create
Traditional
Neighborhood
FirstSuburb
Neighborhood
Village
StreetCar
Neighborhood
Urban
Neighborhood
UrbanCenter/
Downtown
Working Note: The Comprehensive
Plan will establish general Community
Character direction and policy, but
the detailed policy shown above
will be implemented in individual
Neighborhood Plans
58. © 2014 Opticos Design, Inc. |
City of Cincinnati: Urban Design Element Consulting
© 2010 Opticos Design, Inc.
Created by: Opticos Design, Inc.
PAGETITLE
More UrbanLess Urban
WalkableUrbanCommunityTypesOverview
Key X = Not part of community type X = Primary part of community type X = Minor part of community type
Key R = Rural Edge Treatment C = Curb Edge Treatment RB = Ribbon Curb (18")
Working Draft: 121710
Traditional
Neighborhood
First Suburb
Neighborhood
Village
Streetcar
Neighborhood
Urban Neighborhood
Urban Center/
Downtown
Illustration
Description This community type is primarily
composed of T3 neighborhoods,
which are mostly single-family
homes on small to medium-sized
lots. This community type also has
a small percentage (approximately
10-20%) of T4 with small footprint,
medium-density housing types
– such as duplexes, fourplexes,
rowhouses, and small apartment
buildings – that are either typically
along a major corridor or in areas
transitioning from the single-family
homes into a neighborhood main
street. The neighborhood typically
includes one or more main streets
(T5) or corners stores within a
short walking distance from a
large percentage of homes that
are an important part of their
walkability. There is typically an
interconnected network of streets
and small to medium block sizes,
unless interrupted with topography
constraints or other natural or
infrastructure breaks.
This community type is primarily
composed of T3 neighborhoods,
which are mostly single-family
homes. The lots are likely larger or
wider than those in a Traditional
Neighborhood and some homes
may have garage doors on the front.
This community type also has a
small percentage (approximately
10-20%) of T4 with small footprint,
medium-density housing types
– such as duplexes, fourplexes,
rowhouses, and small apartment
buildings – that are either typically
along a major corridor or in areas
transitioning from the single-
family homes into a neighborhood
main street. This community type
is typically adjacent to a more
auto-dependent development and
the walkable portion is usually
quite small. In many instances
the walkable areas have been
compromised by a newer auto-
dependent development. The
neighborhood typically includes
a small main street (T5) within a
short walking distance of a smaller
percentage of homes.
This community type is similar to
a traditional neighborhood except
that it has historically developed
as an independent town before
being annexed into the City. This
means that it has more public
infrastructure in place, such as
a town hall or courthouse, post
offices, etc. The civic uses are
prominent and typically located
within, or near, the T5 main street
areas and at major intersections/
crossroads.
This community type is similar to a
Traditional Neighborhood, except
that it has historically developed
around a street car network and,
therefore, was able to support
larger/longer neighborhood main
streets and a higher percentage
of T4 neighborhoods along the
corridors.
This community type is primarily
T4 neighborhoods, which are most
commonly composed of attached
and semi-detached rowhouse
building types, and a high percentage
of T5 main street areas. There is
often as small percentage (less than
10%) of these areas that have a
larger footprint and taller buildings
within them (T6), frequently along
major corridors. There is typically
an interconnected network of
streets and small to medium block
sizes, unless interrupted with
topography constraints or other
natural or infrastructure breaks.
This community type is primarily
composed of T6 containing mid-
to high-rise vertical mixed use
buildings with ground floor retail
and upper floor commercial or
residential uses. This area serves
as one of the primary employment
and civic centers for the City and
includes residential and institutional
uses and entertainment venues,
such as stadiums. The edges
of this area may transition to
T5 as it transitions into Urban
Neighborhoods.
Local Example Staff to fill in local examples Staff to fill in local examples Staff to fill in local examples Staff to fill in local examples Staff to fill in local examples Staff to fill in local examples
Corresponding
Transect Zones
T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6
Activity Mix Residential, Retail, Service,
Community /Civic Use
Residential, Retail, Service,
Community /Civic Use
Residential, Retail, Service,
Community /Civic Use
Residential, Retail, Service,
Community /Civic Use
Residential, Retail, Service,
Community /Civic Use
Residential, Retail, Service,
Community /Civic Use,
entertainment
58
Linking Urban Neighborhoods to Planning and Coding
59. © 2014 Opticos Design, Inc. |
ples | 90
Walnut Hills
Oakley
Corryville
Roselawn
Hartwell
Northside
Carthage
Clifton
East Price Hill
Clifton Heights
College Hill
OTR Main Street
Madisonville
West End
OTRVine Street
Mt.Washington
EastWalnut Hills
West Price Hill (B)
Hyde Park
Westwood (A)
North Avondale
Mt.Airy
Pleasant Ridge
Evanston (B)
West Price Hill (A) Columbia Tusculum
Kennedy Heights
O'Bryonville
Hyde Park East
Mt. Lookout
Avondale (A)
Avondale (B)
Bond Hill
Evanston (A)Camp Washington
Lower Price Hill
Mt.Adams
Westwood (B)
Downtown
I-75
I-71
I-74
SR 562
I-275
I-471
HIGHWAYRAMP
I-75
I-75
RIV
ER
READING
CO
LUMBIA
GLENWAY
KELLO
GG
6TH
COLERAIN
CENTRAL
GILBERT
MO
NTGO
MERY
HAMILTON
PADDOCK
EASTERN
7TH
9TH
SEYMO
UR
ELM
LIN
W
OOD
VINE
PETE ROSE
RIVERSIDE
BEECHMONT
MEHRING
CARTHAGE
3RD
EDWARDS
PLUM
STATE
SMITH
5TH
LUDLOWAVENUE
EDMO
NDSO
N
VINE
SM
ITH
VINE
BEECHMONT
READIN
G
CENTRAL
VIN
E
ERIE
MADISO
N
8TH
QUEEN CITY
HARRISON
DAN
A
WINTON
MCMILLAN
DELTA
STATE
VIC
TORY
BEEKMAN
MITCHELL
5TH
SPRIN
G
GROVE
RIDGE
MONTANA
WILLIAM H TAFT
ROSS
DELHI
SEYM
O
UR
WESTWOOD NORTHERN
DALTON
3RD
RED
BANK
LUDLO
W
CLIFTON
MARTIN LUTHER KING JR
MAIN
HOPPLE
LANGDON FARM
WIN
CHELL
CARLL
SA
LEM
MARBURG
NORTH BEND
WEST FO
RK
GALBRAITH
WESTERN
TOWNSHIP
SYCAMORE
TORRENCE
9TH
WESTERN HILLS
FREEMAN
CUMMINS
CLEVES WARSAW
COLERAINAVENUE
BANNING
CAMARGO
JEFFERSON
GALBRAITH
SPRINGGROVE
NORTH BEND
HARRISON
GALBRAITH
SALEM
NORTH BEND
VINE
RIDGE
ESTE
8TH
KIRBY
GEST
WERK
HILLSIDE
BOUDINOT
EASTERN
W
ILMER
GRAY
4TH
BALTIMORE
DALY
CLIFTON
BURNET
FOREST
QUEBEC
MEHRIN
G
W
O
O
STER
BRAMBLE
ROSS
GRAND
CENTER HILL
MCHENRY
RAPID
RUN
RACE
CORBLY
W
EST
FO
RK
SUNSET
WARSAW
ERIE
LINCOLN
BROTH
ERTO
N
ROBERTSON
VICTORY
ARGUS
AN
TH
O
N
Y
W
AYN
E
TENNESSEE
GROESBECK
LINN
SECTION
WHETSEL
AUBURN
FOLEY
ELBERON
MCALPIN
EUCLID
ELMORE
PLAINVILLE
BURNEY
3RD
LO
SAN
TIV
ILLE
SU
MMIT
DALTON
MARKBREIT
WOODBURN
ASHTREE
TOWNE
WOOLPER
OVERLOOK
PEDRETTI
PARK
EDWARDS
JEFFERSON
MITCHELL
DUCK CREEK
STANLEY
KEM
PER
SETTLE
MONTANA
SUTTO
N
RED
BANK
EDEN
PARK
JESSUP
SH
EPHERD
ROSEMONT
ERKENBRECHER
PHYLLIS
FRANCIS
BER
KSH
IRE
SHEPHERD
CREEK
FOLEY
LINN
EDEN
PARK
DUCK CREEK
SUTTO
N
KEMPER
CLIFTON
SUMMIT
FOLEY
SUTTONSUTTON
µ0 0.5 1 1.5 20.25
Miles
Legend
Neighborhood Centers
Urban Center*
Urban Neighborhood*
Traditional Neighborhood*
Compact Walkable Half Mile
Cincinnati Municipal Boundary
River
Springfield Twp
St. Bernard
Elmwood
Place
Norwood
Anderson Twp
Neighborhood
Center
Type
Sayler Park
RIVER
HILLSIDE
OTR Main Street
OTRVine Street
Downtown
I-71
I-75
HIGHWAYRAMP
I-75
7TH
9TH
ELM
CENTRAL
PETE ROSE
MEHRING
GILBERT
3RD
6TH
PLUM
REA
DING
SMITH
5TH
COLUMBIA
BROADWAY
EZZARD CHARLES
CENTRAL
PLUM
VINE
5TH
6TH
3RD
MAIN
SYCAMORE
LIBERTY
9TH
PETE ROSE
BROADWAY
BROADWAY
5TH
4TH
RACE
WALNUT
EGGLESTO
N
MEHRING
PIK
E
SYCAMORE
6TH
Arlington
Hts
*Neighborhood Centers
are classified as they are currently,
not as the community may envision
them in the future.
d centers that
rm to become
o not address the
nsistent pattern
have a consistent
cter, some
e set farther back
in front.
ion varies
he district but
nt yard parking.
consolidated lots
.
re not buffered
nd do not feel safe
o curb cuts or
lawn, landscaping,
re, or on-street
e some
d services and
t they may not
y diverse or
ve to meet daily
defined community
ce in the NBD.
ay be too large
ts uses, has
es not have visible
nd pedestrians are
walk to end to end
The primary objective for the
Transform neighborhood centers
is to target major opportunities
Cincinnati has 21 neighborhood
centers classified as areas to
Transform: Avondale (A),Avondale
North Avondale, Roselawn,Walnut
Hills,West End,West Price Hill (B),
Westwood (A), and Westwood (B).
59
Classifying Different Types of Walkable Urban Neighborhoods
60. © 2014 Opticos Design, Inc. |
Geographic Principles | 91
Walnut Hills
Oakley
Corryville
Roselawn
Hartwell
Northside
Carthage
Clifton
East Price Hill
Clifton Heights
College Hill
OTR Main Street
Madisonville
West End
OTRVine Street
Mt.Washington
East Walnut Hills
West Price Hill (B)
Hyde Park
Westwood (A)
North Avondale
Mt.Airy
Pleasant Ridge
Evanston (B)
West Price Hill (A) Columbia Tusculum
Kennedy Heights
O'Bryonville
Hyde Park East
Mt. Lookout
Avondale (A)
Avondale (B)
Bond Hill
Evanston (A)Camp Washington
Lower Price Hill
Mt.Adams
Westwood (B)
Downtown
I-75
I-71
I-74
SR 562
I-275
I-471
HIGHWAYRAMP
I-75
I-75
RIV
ER
READING
CO
LUMBIA
GLENWAY
KELLO
GG
6TH
COLERAIN
CENTRAL
GILBERT
MO
NTGO
MERY
HAMILTON
PADDOCK
EASTERN
7TH
9TH
SEYMO
UR
ELM
LIN
W
OOD
VINE
PETE ROSE
RIVERSIDE
BEECHMONT
MEHRING
CARTHAGE
3RD
EDWARDS
PLUM
STATE
SMITH
5TH
LUDLOWAVENUE
EDMO
NDSO
N
VINE
SM
ITH
VINE
BEECHMONT
READIN
G
CENTRAL
VIN
E
ERIE
MADISO
N
8TH
QUEEN CITY
HARRISON
DAN
A
WINTON
MCMILLAN
DELTA
STATE
VIC
TORY
BEEKMAN
MITCHELL
5TH
SPRIN
G
GROVE
RIDGE
MONTANA
WILLIAM H TAFT
ROSS
DELHI
SEYM
O
UR
WESTWOOD NORTHERN
DALTON
3RD
RED
BANK
LUDLO
W
CLIFTON
MARTIN LUTHER KING JR
MAIN
HOPPLE
LANGDON FARM
WIN
CHELL
CARLL
SA
LEM
MARBURG
NORTH BEND
WEST FO
RK
GALBRAITH
WESTERN
TOWNSHIP
SYCAMORE
TORRENCE
9TH
WESTERN HILLS
FREEMAN
CUMMINS
CLEVES WARSAW
COLERAINAVENUE
BANNING
CAMARGO
JEFFERSON
GALBRAITH
SPRINGGROVE
NORTH BEND
HARRISON
GALBRAITH
SALEM
NORTH BEND
VINE
RIDGE
ESTE
8TH
KIRBY
GEST
WERK
HILLSIDE
BOUDINOT
EASTERN
W
ILMER
GRAY
4TH
BALTIMORE
DALY
CLIFTON
BURNET
FOREST
QUEBEC
MEHRIN
G
W
O
O
STER
BRAMBLE
ROSS
GRAND
CENTER HILL
MCHENRY
RAPID
RUN
RACE
CORBLY
W
EST
FO
RK
SUNSET
WARSAW
ERIE
LINCOLN
BROTH
ERTO
N
ROBERTSON
VICTORY
ARGUS
AN
TH
O
N
Y
W
AYN
E
TENNESSEE
GROESBECK
LINN
SECTION
WHETSEL
AUBURN
FOLEY
ELBERON
MCALPIN
EUCLID
ELMORE
PLAINVILLE
BURNEY
3RD
LO
SAN
TIV
ILLE
SU
MMIT
DALTON
MARKBREIT
WOODBURN
ASHTREE
TOWNE
WOOLPER
OVERLOOK
PEDRETTI
PARK
EDWARDS
JEFFERSON
MITCHELL
DUCK CREEK
STANLEY
KEM
PER
SETTLE
MONTANA
SUTTO
N
RED
BANK
EDEN
PARK
JESSUP
SHEPHERD
ROSEMONT
ERKENBRECHER
PHYLLIS
FRANCIS
BER
KSH
IRE
SHEPHERD
CREEK
FOLEY
LINN
EDEN
PARK
DUCK CREEK
SUTTO
N
KEMPER
CLIFTON
SUMMIT
FOLEY
SUTTONSUTTON
µ0 0.5 1 1.5 20.25
Miles
Legend
Neighborhood Centers
Evolve
Maintain
Transform
Compact Walkable Half Mile
Cincinnati Municipal Boundary
River
St. Bernard
Elmwood
Place
Norwood
Anderson Twp
Springfield Twp
Neighborhood
Center
Degree of
Change
Sayler Park
RIVER
HILLSIDE
OTR Main Street
OTRVine Street
Downtown
I-71
I-75
HIGHWAYRAMP
I-75
7TH
9TH
ELM
CENTRAL
PETE ROSE
MEHRING
GILBERT
3RD
6TH
PLUM
REA
DING
SMITH
5TH
COLUMBIA
BROADWAY
EZZARD CHARLES
CENTRAL
PLUM
VINE
5TH
6TH
3RD
MAIN
SYCAMORE
LIBERTY
9TH
PETE ROSE
BROADWAY
BROADWAY
5TH
4TH
RACE
WALNUT
EGGLESTO
N
MEHRING
PIK
E
SYCAMORE
6TH
Arlington
Hts
60
Degree of Change for Neighborhoods is Important
61. © 2014 Opticos Design, Inc. |
4 Focus Neighborhoods: 42 Total Will Have FBC
61
Madison Road
63. © 2014 Opticos Design, Inc. | 63
Countywide Close Up
Place Type Designations
68. © 2013 Opticos Design, Inc. |
Nationally Recognized Thought Leader in FBCs
1. Ex. Director: Joel Russel
2. 18 Board Members: 3 FAICP
3. 20 Resource Council
Members
4. APA Resource:APA PTS
Training, articles,
5. Driehaus FBC Award
6. 101, 201, 301-Level Courses
taught across the country
7. Webinars
68
Form-Based Codes
A Guide for Planners, Urban Designers,
Municipalities, and Developers
Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
69. © 2014 Opticos Design, Inc. | 69
Thought Leaders in FBC Practice
ZONING PRACTICE MAY 2013
AMERICAN PLANNING ASSOCIATION
ISSUE NUMBER 5
PRACTICE FORM-BASED ZONING
5
ZONINGPRACTICE
AMERICANPLANNINGASSOCIATION
205N.MichiganAve.
Suite1200
Chicago,IL60601–5927
103015thStreet,NW
Suite750West
Washington,DC20005–1503
ZONING PRACTICE JUNE 2013
AMERICAN PLANNING ASSOCIATION
ISSUE NUMBER 6
PRACTICE FORM-BASED ZONING
DO YOU KNOW HOWTO
CALLIBRATE A FORM-BASED
CODE?
66
76. © 2014 Opticos Design, Inc. | 76
Simplified System Based on Administration Capabilities
T4
Allowed Building Types (select one)
Zone Standards
Flex Building (Page 5-23)
9m-18m wide x 27m min. deep lot
Sideyard Building (Page 5-25)
12m-18m wide x 27m min. deep lot
Courtyard Building (Page 5-27)
27m-36m wide x 30m min. deep lot
General Form Intent: The T4 General Urban Zone consists of mixed-use (horizontal and vertical), primarily small to medium lot,
attached and detached residential urban fabric. There are small or no front and side setbacks with walls or buildings defining the streetscape
edge. Streets with curbs and sidewalks define small to medium sized walkable blocks. Thoroughfare layout is typically regular, except when
addressing topography or natural features.
DRAFT: January 2014 Angondje New Town SmartCode | 5-21
1 2 4 6 73 Article 5: Building Scale5
Transect Zone: T4 General Urban T4
77. © 2014 Opticos Design, Inc. | 77
Simplified System Based on Administration Capabilities
Standards (comply with all)
Lot width. . . . . . . . . . . . . . . . . . . . . . . . 9m-18m
Lot depth . . . . . . . . . . . . . . . . . . . . . . 30m min.
Building distance from side lot line . . . . . 0m or 2m
Building height. . . . . . . . . . . . . . . . . . .1-3 stories
Floor to ceiling height . . . . . . . . . . . . . . . 3m min.
Courtyard (if provided) width . . . . . . . . . . 4m min.
Eave depth . . . . . . . . . . . . . . . . . . . . . 1.8m min.
Parking (if provided) accessed from rear alley
Front lot line defined by a street facade type; side
and rear lot lines defined by a building or wall
Dooryard PorchGalleryFlex
Building Type Standards
Allowed Street Facade Types (select one)
DRAFT: January 2014 Angondje New Town SmartCode | 5-23
1 2 4 6 73 Article 5: Building Scale5
T4 Building Type: Flex Building T4
Front
Sidewalk
Rear
Side
Side
(min.)(min.)
(min.)
30m min.
Lot Depth
3m
1to3stories
BuildingHeight
3m
1.8m
9m-15mLot Width
4m (min.)Courtyard
Awning or Balcony
2m deep (min.).
Building 3m from
Front Lot line.
Dooryard defined by a
wall that is solid for no
more than 1.5m and
no taller than 2m.
Face of front wall at
Front Lot line Line.
Front Lot Line
Sidewalk
Street
Front Facade
3m
Building 3m from
Front Lot line
Face of porch at
Front Lot Line
Front Lot Line
Sidewalk
Street
Front Facade
3m
Building at
Front Lot line.
Face of Gallery
.4m (max.) from
curb.
Front Lot Line
SidewalkStreet
Awning or
Balcony
2m deep (min.).
Building at
Front Lot line.
Front Lot Line
Sidewalk
Street
78. © 2014 Opticos Design, Inc. | 78
Series of New Community Types as Framework
Stade
De L'Amitie
Special District 1
400m Walkable Catchments
TRANSECT ZONES
80. © 2014 Opticos Design, Inc. |
Considering Sustainability Along the Transect
80
T3: Single Family and Carriage House
Strategic Shading.
Glazing. Design glazing to heat the structure from
the south, and cool through cross-ventilation.
Water Infiltration. Allow water to percolate in
sub-surface conditions.
Greenway. Use the greenway as a stormwater
capture, conveyance and treatment feature.
South-Side Planting. Consider solar access on the
south side of buildings when planting landscape.
Public/Private Portal.
Compost Bins. Require compost bins with
instructions for homeowners.
Urban Farming. Encourage small-scall cultivation.
No Hose Bibs. Exclude external hose bibs from
home design, thereby irrigating only by rain barrel or
reuse water.
Rain Garden. Provide lot treatment rain gardens.
Flow-Through StormwaterTreatment Planter.
ABCDEFGHIJK
B
C
A
D
E J
H
K
G
I
F
B
D
E
A
C
G
J
H
K
F
I
T4: Live/Work Building
Active Space. Allow some portion of outdoor
space to be used for public open-space, potentially
active space.
Retractable Awnings. Encourage the use of
retractable awnings in storefront design, to protect
from the summer sun.
Outdoor Seating. Encourage establishments to
provide outdoor seating and outdoor spaces.
Car Charging Stations. Provide electric charging
stations to promote the use of alternate-fuel
vehicles..
Recycling and Compost Bins. Encourage
establishments to have an area for compost and
recycling bins, in addition to trash bins..
Vegetated Roofs. Promote vegetated roofs,
skylights or directed sunlight to improve the quality
of life in interior apartments.
Residential Access. Provide residential access to
flat rooftops, creating usable open space.
Private Driveway. Require minimal curbcuts and
curb return radii.
Roof Materials. Use high SRI roof materials where
PV or vegetated roofs are not practical.
Covered bicycle storage.
ABCDEFGHIJ
T5: Mid-Rise Building Type
Urban Rooftop Farming/Gardening.
Roof Access. Encourage rooftop access to
maximize value of views and open space.
Outdoor Seating. Activating sidewalk space
in front of mixed-use development encourages
community vitality..
Awnings. Awnings provide street-level shading and
rain shelter.
Diverse Rooftop Usage. Encourage both
commercial and residential use of roof space.
Urban Gardening. Garden space available for
residential tenants..
Bioswales. Bioswales improve stormwater quality,
mitigate urban flooding, and give opportunity for
infiltration where subsurface conditions allow..
Bike Racks. Encourage tenants and patrons to cycle
by providing regular amenities for bike parking.
StreetTrees. Tree boxes/wells improve thermal
comfort and street character..
ABCDEFGHI
C
D
B
A E
H
G
I
F
81. © 2014 Opticos Design, Inc. |
South 23rd Street
Incorporating sustainability in ancillary unit design2012 APA National Conference-Los Angeles, CA © 2012 Opticos Design, Inc. |
T3: Sustainability Overlay to Inform Form-Based Code
16
Flow through
treatment planter
Lot Treament
Rain Garden
No External Hose Bibs
No Irrigation Except by Rain
Barrel or Reused Water
Urban Farming
Compost Bins
Strategic Shading
Passive Heating from
South-Facing Glazing-Cross
Ventilation Cools as Needed
Infiltration Where
Sub-Surfaces Allow It
Shield Winter Winds
from the Northwest in
Outdoor spaces
Greenway as a
Stormwater Caputre
Conveyance & Treatment
Feature
Solar Lighting
Along Greenway
Utilize Summer Winds
from the Southeast to
Passively Cool Buildings
Considering Sustainability Along the Transect
81
83. © 2014 Opticos Design, Inc. | 83
Predictable, Clear Process is The Goal
DRAFT IN PROGRESS 03.16.07 DIAGRAM 11 PERMITTING PROCESS
PERMITTING PROCESS DIAGRAMPERMITTING PROCESS DIAGRAM
Applicant
Preapplication Preapplication Preapplication Preapplication
Zoning
Department
Warrant Exception Variance Zoning Change
File with Hearing
Board *
Building
Permit
Preapplication
Building
Permit
Waiver
File with
Planning *
Building
Permit
Building
Permit
City
Commission
CRC - Coordinated Review Committee
PZAB – Planning Zoning and Appeals Board
By Right
CRC
PZAB PZAB
Building
Permit
PZAB
Planning
Director
Appeal
City Comm.
Appeal
City Comm.
Appeal
PZAB
Planning
Director
Planning
Director
Planning
Director
Planning
Director
File with
Planning *
File with Hearing
Board *
File with Hearing
Board *
Building
Permit
Appeal
PZAB
* All applications shall include required notice
CRC
84. © 2014 Opticos Design, Inc. | 84
Mesa, AZ: Less Than 6 MonthsYear after Adoption