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Context Based Zoning
1. CONTEXT-BASED ZONING AND OTHER
INNOVATIVE APPROACHES TO PLACEMAKING
A Status Report from New England
SNEAPA Conference
September 20, 2012
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
2. THE WORKSHOP PANEL
Ted Brovitz
• Howard/Stein-Hudson, Manager of Community Planning and Design
• Experience: Urban Planning, Design and Regulations
• Recent Projects: W. Springfield Merrick Neighborhood, Amherst Villages FBC,
Manchester CT FBC, Buzzards Bay FBC, West Concord Village Center
Donald Powers, AIA CNU-A, LEED AP
• Principal, Union Studios, Inc.
• Experience: Architecture , Urban Design, Planning
• Recent Projects: Jamestown, RI , Southfield, MA
George Proakis, AICP
• Director of Planning, City of Somerville
• Experience: Urban Planning , Design and Regulations
• Recent Projects: Lowell, MA and CNU FBC Review Committee
Matthew Lawlor, CNU-A
• Robinson & Cole LLP
• Experience: Land Use Lawyer and Urban Planner
• Recent Projects: Tri-Town and Lowell, MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
3. AGENDA AND SESSION OBJECTIVES
• Context-Based Zoning and Placemaking Toolbox
• Common Principles and Best Practices
• Typical Elements of Context-Based Zoning
• Where Form-Based Codes and Other Tools are being
Applied in the Region
• Advantages & Challenges Going Forward
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
4. CONTEXT-BASED ZONING/PLACEMAKING TOOLS
Some Common Tools
• Form-Based Code (Used to Facilitate Other
Placemaking Tool)
• Traditional Neighborhood Development (TND)
• Transit Oriented Development (TOD)
• Strip Commercial Corridor Retrofit Planning
• Smart Parking Standards
• Complete Street Design
• Civic Spaces, Livable Streets, the Outdoor Room
• Tactical Urbanism
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
6. FORM-BASED CODE BASICS/Common Principles
Context-Based Zoning
• Focus on existing or desired context and spacial patterns of
development and the surrounding environment (The Transect).
Public-Private Relationships
• Address the relationships between buildings and the “public
realm” (such as streets, open spaces, and civic buildings and
places).
Hierarchy of Purpose and Scale
• Buildings form, mass and scale
• Street types, purpose and treatments
• Active civic and open spaces
Physical Form vs. Land Use
• Focus on positioning of buildings and spaces rather than
separation of uses
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
8. FORM-BASED CODE BASICS
Differences Between FBC and Conventional Zoning
• Integrated (Unified) Development Ordinance vs.
separate regulations (zoning, subdivision, site plan)
• Uses (Separation vs. Mix of Uses)
• Dimensional Standards (Simple numerical vs.
calibrated to shape public and private relationships.
• Building Placement, Orientation and Frontages
• Street Design Standards (to fit the context)
• Parking Standards (for shared uses)
• Civic and Open Space Standards (for active use)
• Design Standards vs. Guidelines TND vs Conventional Development
Example - Pittsford, NY
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
9. FORM-BASED CODE CALIBRATION
Process of Creating Context-Based Zoning
Evaluate Existing/Desirable Development Patterns
• Key dimensional, design and use characteristics of
existing/desirable development patterns
• Parking demand, distribution and occupancy trends
• Existing street “livability” characteristics
• Potential integration of desired civic and open space
• Identify performance standards for desired uses and street
activities
Define and Translate Community Vision
• Visual (Image) Preference Surveys
• Public Visioning, Scenario Building, and Design Charrettes
• Preparing a Strategic Conceptual Development Plan
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
10. FORM-BASED CODE CALIBRATION
Defining the Land Use Transect
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
11. FORM-BASED CODE CALIBRATION
Comparing Existing Regulations to Existing/Desired Context
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
12. FORM-BASED CODE CALIBRATION
Visioning, Scenario-Building and Design Workshops
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
13. FORM-BASED CODE CALIBRATION
Visual Preference Surveys
Purpose
• Public direction and preferences
• Range of design and development
characteristics for a given district
Common VPS Categories
• Building Design, Density, and Use
• Building Frontage and Façade Treatments
• Parks, Open Space and Public Amenities
• Streetscape and Pedestrian Treatments
• Traffic Circulation and Parking
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
14. FORM-BASED CODE CALIBRATION
Visual Preference Survey Example – Manchester, CT
Highest Rated Images - Part 1 - Building Design, Density and Use
1.2 Commercial/Mixed Use Buildings
1.1 Adaptive Building Reuse
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
15. FORM-BASED CODE CALIBRATION
Visual Preference Survey Example – Manchester, CT
Highest Rated Images Part 3 – Parks, Open Space and Amenities
3.1 Parks and Open Space 3.2 Public Art and Focal Points
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
16. FORM-BASED CODE CALIBRATION
Strategic and Illustrative Development Plans
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
17. FORM-BASED CODE ELEMENTS
Typical Elements of Form-Based Codes
• Regulating Plan (or Zoning District Map)
• Building and Lot Types with Character Examples
• Frontage Types
• Allowable Uses and Functional Standards
• Dimensional and Placement Standards
• Building Design Standards
• Thoroughfare Design Hierarchy
• Public and Private Open Space Types
• Flexible Parking Standards
• Administration and Review Process
• Definitions
• Optional Components:
– Architectural Design Standards
– Landscape Design Standards
– Signage Standards
– Environmental Resource Standards
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
18. FORM-BASED CODE ELEMENTS
Regulating Plan
Common Elements
Transects or Zoning
Subdistricts
Street Types by
Location
Building/Lot Types
Civic and Open Space
Types and Location
Frontage Zones
Ground Floor
Limitations
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
19. FORM-BASED CODE ELEMENTS
Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
20. FORM-BASED CODE ELEMENTS
Frontage Zones and Ground Floor Limitations
Example from Broad Street Area FBC, Manchester, CT
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
21. FORM-BASED CODE ELEMENTS
Complete Street Network and Design Hierarchy
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
24. FORM-BASED CODE AND TND EXAMPLES
Historic Downtowns, Village and Neighborhoods
Location Description Status
Buzzards Bay, MA FBC for older village center Adopted
Simsbury Center, CT FBC for historic downtown Adopted
Jamestown, RI FBC for Historic small coastal village Adopted
Amherst, MA FBC for two small rural centers Pending
Newport, VT FBC for historic village center Adopted
Dover, NH FBC for historic downtown core Adopted
Damariscotta, ME FBC for historic coastal island community Pending
Stratham, NH FBC for historic downtown Area Adopted
W. Springfield, MA. FBC for historic Merrick Neighborhood Under Review
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
25. FORM-BASED CODE AND TND EXAMPLES
Targeted Redevelopment Areas and Greenfields
Targeted Redevelopment Areas
Location Description Status
North Eastham, MA New village center on major arterial (Rt. 6) Under Review
Manchester, CT Strip development redeveloped to mixed use Adopted
Hamden, CT Commercial highway corridor overlay Adopted
Lowell, MA Older mill redevelopment district Adopted
Newport, VT Older village center Adopted
Tri-Town Area I-93 Interchange Initiative with 3 towns Under Review
Malta, NY Replace strip development with new Town Center Pending
Mashpee, MA Mashpee Commons – TND on 1970s strip shopping plaza Phased
Greenfields
Location Description Status
S. Weymouth/Southfield MA Mixed use TND on former Naval Air station Adopted
Windsor, CT Great Pond mixed use TND Adopted
Londonderry, NH Woodmont Commons TND Under Review
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
26. FORM-BASED CODE AND TND EXAMPLES
New FBC and TND is the Works
Location Description Status
York, ME FBC for corridor redevelopment In process
Tiverton, RI FBC for corridor redevelopment In process
Dover, NH FBC for corridor redevelopment In process
Shelburne, VT FBC for corridor redevelopment In process
S. Burlington, VT FBC for new Town Center and corridor In process
redevelopment
St. Albans, VT FBC for historic downtown In process
Claremont, NH FBC for historic downtown In process
Goffstown, NH FBC for Pinardville village center In process
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
27. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Traditional Settlement Patterns
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
28. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Historic Mill Neighborhood
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
29. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Existing Land and Building Use
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
30. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Existing Character Examples
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
31. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Current Zoning Compared to
Existing Settlement Patterns
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
32. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Development Scenarios Under Current Zoning
Residential C Zoning District
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
33. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Development Scenarios Under Current Zoning
Residential C Zoning District
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
34. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Development Scenarios Under Current Zoning
Neighborhood Business Zoning District
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
35. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Development Scenarios Under Current Zoning
Neighborhood Business Zoning District
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
36. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Illustrative Conceptual Master Plans
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
37. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Redevelopment and Reuse Scenarios Under
Illustrative Master Plan and New Regulating Plan
Existing Apartment Building Cottage Court at Same Density
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
38. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Proposed Regulating Plan
Merrick Neighborhood Residential Zone (MNRZ)
To replace portions of:
• Residence A-1 (RA-1)
• Residence B (RB)
• Residence C (RC)
Merrick Neighborhood Business Zone (MNBZ)
To replace portions of:
• Neighborhood Business (NB)
• Business A (BA)
• Business A-1 (BA-1)
• Business B (BB)
Mixed Use Employment Zone (MUEZ)
To replace portions of:
• Industrial (I)
Merrick Natural and Civic Zone (MNCZ)
To replace portions of:
• Recreation (REC)
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
39. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Complete Street Design Hierarchy
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
40. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Complete Streets Hierarchy Design and Standards
Street and Thoroughfare Types
• Neighborhood Business Street
• Mixed Use Street
• Neighborhood Residential Street A and B
• Business Park Street
• Access Street and Alley
• Multi-Purpose Pathway
Design and Development Standards
• Description
• Zone Applications
• Street Design Standards
• Movement, Traffic Flow, Design Speed
• ROW and Pavement Width
• Travel Lane and Parking Lane
• Curb Radius and Type
• Bike and Pedestrian Facilities
• Transit Facilities
• Streetscape Characteristics
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
41. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
42. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Building and Lot Design Standards
Building Types
• Detached Home
• Cottage Court, Carriage House Unit,
• Multi-Family Building
• Live/Work Unit and Rowhouse
• Multi-Use Building (Small to Large)
• Flex Commercial Building
• Civic Building and Space
Design and Development Standards
• Description
• Character Examples
• Lot Standards (Frontage, Depth Area)
• Building Placement on Lot (Setback and BTZ)
• Parking Placement on Lot
• Open Space Types on Lot
• Building and Street Activation Standards
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
43. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Residential Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
44. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Residential Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
45. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Mixed Use and Commercial Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
46. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Mixed Use and Commercial Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
47. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Residential, Mixed Use and Commercial Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
48. FORM-BASED CODE/CASE STUDIES
Merrick Neighborhood, W. Springfield MA
Open Space Types (Public and Private)
1. Lawn
2. Garden
3. Terrace/Outdoor Dining Area
4. Pocket Park
5. Playground
6. Plaza or Square
7. Park
8. Common or Green
9. Ballfields
10. Community Garden
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
49. FORM-BASED CODES/CASE STUDIES
Broad Street Redevelopment Area, Manchester CT
Existing Conditions Analysis
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
50. FORM-BASED CODES/CASE STUDIES
Broad Street Redevelopment Area, Manchester CT
Conceptual Redevelopment Plan Regulating (Zoning District) Plan
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
51. FORM-BASED CODES/CASE STUDIES
Broad Street Redevelopment Area, Manchester CT
Building Placement/Frontage Types Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
52. FORM-BASED CODE/CASE STUDIES
Broad Street Redevelopment Area, Manchester CT
Building and Lot Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
53. FORM-BASED CODE/CASE STUDIES
Broad Street Redevelopment Area, Manchester CT
Street Design Types Civic and Open Space Types
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
54. FORM-BASED CODE/CASE STUDIES
Great Pond TND, Windsor CT
653 Acres Total Site
365 Acres in Open Space
4,010 Residential Units
85,000 SF Neighborhood Comm.
640,00 SF Comm. Office
128,000 SF Civic and Institutional
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
55. FORM-BASED CODE/CASE STUDIES
Great Pond TND, Windsor CT
Regulating Plan
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
56. FORM-BASED CODE/CASE STUDIES
Great Pond TND, Windsor CT
Complete Street
Network and
Design Hierarchy
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
57. FORM-BASED CODE/CASE STUDIES
Great Pond TND, Windsor CT
Parks, Open
Space and
Conservation Plan
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
58. FORM-BASED CODE/CASE STUDIES
Great Pond TND, Windsor CT
Phasing Plan – 8
stages over
several years
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
59. FORM-BASED CODES/CASE STUDIES
Village Centers, Amherst, MA
Process
• Existing Zoning Evaluation
• Stakeholder Interviews
• Visioning Workshops
• Conceptual Master Plans
• Preparation of Form-Based Zoning
• Integration into Existing Regulations
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
60. FORM-BASED CODES/CASE STUDIES
Village Centers, Amherst, MA
North Amherst Village
Center
• Graphics prepared by
The Cecil Group
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
61. FORM-BASED CODES/CASE STUDIES
Village Centers, Amherst, MA
Amherst Village Center Conceptual Development and Circulation Plans
Graphics prepared by The Cecil Group
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
62. FORM-BASED CODES/CASE STUDIES
Village Centers, Amherst, MA
FBC Residential Building Concepts for Amherst Village Center
Graphics prepared by The Cecil Group
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
63. FORM-BASED CODES/CASE STUDIES
Village Centers, Amherst, MA
FBC Mixed Use Buildng Concepts for Amherst Village Center
Graphics prepared by The Cecil Group
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
64. FORM-BASED CODES/CASE STUDIES
Village Centers, Amherst, MA
FBC for Amherst Village Centers
Graphics prepared by The Cecil Group
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
65. CONTEXT-BASED ZONING/PLACEMAKING TOOLS
The Form-Based Code vs. “Hybrid” Approach
Challenges of Blending Conventional Zoning and FBC
• Calibration - Meshing New and Existing Development Patterns
Accurately.
• Zoning Map/Districts vs. Regulating Plan/Transects.
• Dimensional Standards vs. Building Form Standards (Minimum and
Maximum Requirements).
• Strict Use Regulations and Flexible Performance Standards.
• Design Guidelines vs. Design Standards.
• Incorporating Public Space and Infrastructure Design Standards.
• Streamlined Review Process – Facilitating administrative review.
• Public Education - Initial Confusion and time needed for
understanding.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
66. TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TOD)
LEED Neighborhood Development Rating System
• LEED-ND Version 9.0 Adopted 2009, Updated 2011
• Collaboration of USGBC, CNU and NRDC
• Rating system prerequisites/credits address 5 topics:
– Smart Location and Linkage (27 possible points)
– Neighborhood Pattern and Design (44 possible points)
– Green Infrastructure and Buildings (29 possible points)
– Innovation and Design Process (6 possible points)
– Regional Priority Credit (4 possible points)
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
67. TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TOD)
LEED Neighborhood Development Rating System
Neighborhood Development and Design Criteria (44 possible points)
Number Criteria Credits
prerequisite 1 Walkable Streets Required
prerequisite 2 Compact Development Required
prerequisite 3 Connected and open Community Required
¨ Credit 1 Walkable Streets 12
¨ Credit 2 Compact Development 6
¨ Credit 3 Mixed-Use Neighborhood Centers 4
¨ Credit 4 Mixed-income Diverse Communities 7
¨ Credit 5 Reduced parking footprint 1
¨ Credit 6 Street Network 2
¨ Credit 7 Transit facilities 1
¨ Credit 8 Transportation Demand management 2
¨ Credit 9 Access to Civic and public Spaces 1
¨ Credit 10 Access to recreation facilities 1
¨ Credit 11 Visitability and Universal Design 1
¨ Credit 12 Community outreach and involvement 2
¨ Credit 13 Local food production 1
¨ Credit 14 Tree-Lined and Shaded Streets 2
¨ Credit 15 Neighborhood Schools 1
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
68. TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TOD)
LEED Neighborhood Development Rating System
Smart Location and Linkage (27 possible points)
Number Criteria Credits
prerequisite 1 Smart Location Required
prerequisite 2 Imperiled Species and Ecological Communities Required
prerequisite 3 Wetland and Water body Conservation Required
prerequisite 4 Agricultural Land Conservation Required
prerequisite 5 Floodplain Avoidance Required
¨ Credit 1 Preferred Locations 10
¨ Credit 2 Brownfield redevelopment 2
¨ Credit 3 Locations with reduced Automobile Dependence 7
¨ Credit 4 Bicycle Network and Storage 1
¨ Credit 5 Housing and Jobs proximity 3
¨ Credit 6 Steep Slope protection 1
¨ Credit 7 Site Design for habitat or Wetland and Water body Conservation 1
¨ Credit 8 Restoration of habitat or Wetlands and Water bodies 1
¨ Credit 9 Long-term Conservation management of habitat or Wetlands 1
and Water bodies
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
69. CORRIDOR RETROFIT PLANNING AND ZONING
Changing Patterns of Development
Common Characteristics
• Expanding the Mix of Uses
• Infill Development, Redevelopment, Re-purposing
Buildings and Sites (Higher Density)
• Improving Connectivity with Surrounding Area
• Internal Circulation and Shared Access
• Complete Street Design (Improve pedestrian, bicycle
and transit facilities) State Highway Poses Challenges to
Creating Supportive Public Realm for New
• Reduced and Shared Parking Standards Town Center, Route 9, Malta, NY
• Integrating Civic and Open Spaces
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
70. CORRIDOR RETROFIT PLANNING AND ZONING
Changing Patterns of Development
Alternative
Development
Scenarios
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
71. LIVABLE STREETS
Common Techniques
• Implement a Community Vision
• Achieve Traditional Development Patterns
• Supportive Public-Private Relationships
• Facilitate Diversity and Mixed Uses
• Create an “Outdoor Room” and Attractive Street Enclosure Ratio Standard 1:25
Pedestrian Environment (Height to Width) Rochester, NY
• Facilitate Intermodal Transportation with
“Complete Streets”
• Create Vibrant Civic Spaces
• Improve Property Values
• Create/Enhance a “Sense of Place” The “Outdoor Room” - Hyannis, MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
72. COMPLETE STREETS
Hierarchy and Design Standards
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
73. TACTICAL URBANISM
Common Tactics
• Open Streets and Play Streets
• Build a Better Block
• Guerilla Gardening
• Pop-Up Retail and Cafes
Pop Up Cafe
• PARK(ing) Day
PARKing Day
• Food Carts and Trucks
• Mobile Venders
• Chair Bombing
• Pavement to Plazas
Mobile Vendors
• Street Fairs
Solar Powered Kiosk/Pop Up Store
• ETC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
75. FORM-BASED CODE
Case Studies - Narragansett Avenue, Jamestown, RI
Jamestown Vision:
Team:
DPA – Lead.
Cornish Associates, (Buff Chace, Russ Preston) –
Financial / Market Analysis
Sandy Sorlien-Smart Code Specialist.
New Commons- Community Outreach
Asked by Town to help preserve the
character, scale, walkability, and affordability
of the Village through charrette, FBC, and
Design Guidelines
Restore and protect the character of the
village.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
76. Step 1: Establish Community Vision – Online Surveys
“walking to shops and restaurants and keeping East Ferry waterfront
accessible“
“don’t want to loose the small town character”
“Affordable housing for those whose families were born here.”
“That it is an island with open space, active farms and easy access to water”
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
77. Step 1: Establish Community Vision –
Dotting Exercises / Visual Preference survey
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
78. Community Preference came down to choice between this:
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
80. Demonstrated to community that development will come and is
already happening. (Inventoried current development proposals)
Can’t avoid development altogether.
Question is what type and form?
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
81. Much more potential for development than they realized
Used simple, rapid visualization techniques.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
82. Showed that despite a single “village commercial” zone,
character of Narragansett Ave varied greatly from one end to
the other.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
83. “East Ferry” characterized by 2 to 3
stories, with retail frontage on the 1st
floor
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
84. West end of Narragansett distinctly
more residential and loose. No retail
frontage.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
85. “Four Corners” area much more auto-
scaled. “Working” retail.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
86. Observed and measured existing conditions. Presented this back to
the community to better understand what they wanted to preserve.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
87. Observed and measured existing conditions. Presented this back to
the community to better understand what they wanted to preserve.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
88. Observed and measured existing conditions. Presented this back to
the community to better understand what they wanted to preserve.
• Predominant 2-1/2 story form
• Primarily retail or office at first floor
• Second and third floor more residential in character
• Third floor primarily in dormers
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
89. Observed and measured existing conditions. Presented this back to
the community to better understand what they wanted to preserve.
• Lot parking at side or rear
• Variety of frontage
• Limited front setback
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
90. Repeated the exercise for each distinct area of the village.
Made explicit what community understood intuitively.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
91. West end of Narragansett has a different pattern from East end
• Predominantly 2 – 2-1/2 story form
• Residential character at first floor.
•Looser spacing, hedging instead of fencing, etc.
•Third floor primarily in dormers
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
92. West end of Narragansett has a different pattern from East end
• Driveways predominantly
at front or side
• Deeper front setbacks
• Still maintains strong street
edge
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
93. “Four Corners” exhibits a post war, auto-centric pattern.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
94. “Four Corners” exhibits a post war, auto-centric pattern.
•Very deep setbacks.
•Parking in front
•Contemporary architectural styles
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
95. STEP 2: Demonstrated how the current ordinance does not do enough to
protect what they have or ensure more of it.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
96. Showed that Village was vulnerable to development along
patterns of stuff they said they didn’t like
Present Conditions
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
97. Showed that Village was vulnerable to development along
patterns of stuff they said they didn’t like
What if Hurricane of
‘38 struck again??
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
98. CURRENT ZONING ALLOWS (MANDATES!) VERY DIFFERENT
KINDS OF DEVELOPMENT
Residents were shocked!
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
99. For key sites demonstrated “risk” posed by current ordinance and
alternative vision which could be encouraged by FBC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
100. Residents very anxious about future of 1 acre lot, zoned commercial, in
residentially scaled end of Narrgansett Ave
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
101. Gave specific design proposals to illustrate importance of “form” as
opposed to lot coverage, use, or setback alone.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
102. Nothing in ordinance to prevent Self Storage units, for example.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
103. With proper form and placement commercial could be fine
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
104. Showed how without “down zoning” currently permitted intensity of use
could be accommodated in sympathy with the neighborhood.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
105. Showed how, without “down zoning,” currently permitted intensity of use
could be accommodated in sympathy with the neighborhood.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
106. Showed how “most hated site” could be repaired over time by incremental
development guided by FBC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
107. Showed how “most hated site” could be repaired over time by incremental
development guided by FBC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
108. Different development scenarios explored to help community – and owner
– understand how it might build-out.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
109. Different development scenarios explored to help community – and owner
– understand how it might build-out.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
110. Different development scenarios explored to help community – and owner
– understand how it might build-out over time.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
111. Different development scenarios explored to help community – and owner
– understand how it might build-out.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
112. Different development scenarios explored to help community – and owner
– understand how it might build-out.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
113. Very simple controls on form could transform this:
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
115. Had immediate effect. Town and local developer teamed up to flesh out a
master plan.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
116. Had immediate effect. Town and local developer teamed up to flesh out a
master plan.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
117. Had immediate effect. Town and local developer teamed up to flesh out a
master plan.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
118. For key sites demonstrated “risk” posed by current ordinance and
alternative vision which could be encouraged by FBC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
119. For key sites demonstrated “risk” posed by current ordinance and
alternative vision which could be encouraged by FBC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
120. Advocated for different “visions” for different “zones”. One size does NOT
fit all. Not all of village, can or should be residentially scaled.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
121. Needed a “working retail” location convenient to autos, but deferring to
pedestrians.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
122. Proposal leveraged planned improvements (new post office, funded
streetscape work, branch bank relocation) to create “real” shopping.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
123. Goals discovered by study, design, and community outreach translated
back into regulating plan.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
124. A Single Commercial Downtown Zone redrawn as 3 “T-zones” reflecting
differing visions for each.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
125. Civic buildings, civic spaces, recommended retail frontage, view
corridors terminated vistas, street and walkway types all identified.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
126. Model “SmartCode” calibrated for each T-Zone.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
127. Ordinance changes supplemented with Design Guidelines.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
128. “Soft Ordinance” Serves to guide the willing (95%) without forcing the
unwilling (5%). “Objective” - wont change with changing personnel.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
129. Adoption within Comprehensive Plan gives it legal standing… of a sort.
Since most projects require relief, it becomes effective bargaining chip.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
130. Form Based diagrams can supplement conventional ordinance to great effect.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
131. Form Based diagrams can supplement conventional ordinance to great effect.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
132. Form Based diagrams can supplement conventional ordinance to great effect.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
133. Form Based diagrams can supplement conventional ordinance to great effect.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
149. The Code:
Three Challenges of the SZO
1. Code structure is unworkable:
• Language is unreadable and subject to wide interpretation
• Attempts to describe physical form through words
• Answers to basic questions are scattered across sections
• Additional districts are cobbled onto code structure
150. The Code:
Three Challenges of the SZO
1. Code structure is unworkable:
• Language is unreadable and subject to wide interpretation
• Attempts to describe physical form through words
• Answers to basic questions are scattered across sections
• Additional districts are cobbled onto code structure
2. RA/RB Districts don’t provide a predictable outcome:
• Nonconformity is used as a proxy for design review
• Large by-right lots have no design review
• Wide ranges of possible outcomes by special permit
• Larger mixed-income projects require much negotiation
151. The Code:
Three Challenges of the SZO
1. Code structure is unworkable:
• Language is unreadable and subject to wide interpretation
• Attempts to describe physical form through words
• Answers to basic questions are scattered across sections
• Additional districts are cobbled onto code structure
2. RA/RB Districts don’t provide a predictable outcome:
• Nonconformity is used as a proxy for design review
• Large by-right lots have no design review
• Wide ranges of possible outcomes by special permit
• Larger mixed-income projects require much negotiation
3. Transit station zoning is misapplied on the map
• Innerbelt and Brickbottom are in old industrial zones
• Gilman, Magoun and Ball Square have limited options
• Porter and Davis have select areas that are underzoned
• New Union Square and Broadway zoning need clarity
152. The Code:
Three Challenges of the SZO
1. Code structure is unworkable:
• Language is unreadable and subject to wide interpretation
• Attempts to describe physical form through words
• Answers to basic questions are scattered across sections
• Additional districts are cobbled onto code structure
2. RA/RB Districts don’t provide a predictable outcome:
• Nonconformity is used as a proxy for design review
• Large by-right lots have no design review
• Wide ranges of possible outcomes by special permit
• Larger mixed-income projects require much negotiation
3. Transit station zoning is misapplied on the map
• Innerbelt and Brickbottom are in old industrial zones
• Gilman, Magoun and Ball Square have limited options
• Porter and Davis have select areas that are underzoned
• New Union Square and Broadway zoning need clarity
4. Problems #2 and #3 cannot be fixed until we fix #1
153. The Appliance and The Grid
“If we know what the appliance is . . . .
- Christopher Alexander
154. The Appliance and The Grid
“If we know what the appliance is . . . .
We need to find the plugs to connect it to the existing power grids.”
- Christopher Alexander
155. The Appliance and The Grid
• Board of Aldermen
• Zoning Board of Appeals
Goals of the • Planning Board
SomerVision Plan • Conservation Commissions
• DPW
• Fire Department
• State Regulators
• Etc.
“If we know what the appliance is . . . .
We need to find the plugs to connect it to the existing power grids.”
- Christopher Alexander
156. The Appliance and The Grid
• Board of Aldermen
The • Zoning Board of Appeals
Goals of the • Planning Board
Future
SomerVision Plan • Conservation Commissions
Somerville • DPW
Zoning • Fire Department
Ordinance • State Regulators
• Etc.
“If we know what the appliance is . . . .
We need to find the plugs to connect it to the existing power grids.”
- Christopher Alexander
157. The Appliance and The Grid
Form Based Codes • Board of Aldermen
• Zoning Board of Appeals
Transfer of • Planning Board
Goals of the Development
SomerVision Plan Rights
• Conservation Commissions
• DPW
Performance • Fire Department
Zoning • State Regulators
• Etc.
Pre-Permitted Sites
Special Districts
“If we know what the appliance is . . . .
We need to find the plugs to connect it to the existing power grids.”
- Christopher Alexander
158. The Appliance and The Grid
The • Board of Aldermen
Future • Zoning Board of Appeals
Goals of the Somerville • Planning Board
SomerVision Plan Zoning • Conservation Commissions
Ordinance • DPW
• Fire Department
Organized • State Regulators
Around a • Etc.
FBC strategy
“If we know what the appliance is . . . .
We need to find the plugs to connect it to the existing power grids.”
- Christopher Alexander
160. The Somerville Zoning Ordinance (SZO):
1. Built on a conventional code from 1925
2. Additions have been cobbled on for many years
3. Definitions in text / regulation in definitions
(lacks performance standards for specific uses)
4. Many cross-reference sections
5. 90+% of lots nonconforming – nonconformity used for design review
6. New additions for Assembly Square, Union Square and Broadway
Like many local codes: The results are good – but the process is not
161. Conventional Zoning
“To say (conventional zoning) is cookie-
cutter is unfair to the cookie industry . . .
. . . there is actually some thought to
alternative forms of cookies”
- Strong Towns Blog
162. Zoning Tools:
Regulation of Allowed Uses
Paul Crawford, AICP
163. Zoning Tools:
Regulation of Allowed Uses
19. Baths, Turkish
Paul Crawford, AICP
164. Zoning Tools:
Regulation of Allowed Uses
19. Baths, Turkish
25. Boxing arena
Paul Crawford, AICP
165. Zoning Tools:
Regulation of Allowed Uses
19. Baths, Turkish
25. Boxing arena
28. Chinchillas, retail sales
Paul Crawford, AICP
172. Zoning Tools:
Regulation of Allowed Uses
Somerville: 291 use categories:
7.11.4.e Home Occupation (not including below)
7.11.4.f Office, within a primary residence, of an architect,
attorney, physician or dentist
7.11.8.6 Photocopying or commercial printing
7.11.8.10 Newspaper distribution agency
7.11.9.5 Store selling or renting goods such as books,
stationary, drugs, sporting goods including bicycles and
accessories, jewelry, photographic equipment and
supplies, flowers, novelties, cards, footwear, apparel,
fabrics, accessories, and the like that are typically of a size
a customer can carry by hand
7.11.9.6 Store selling or renting video tapes
7.11.8.8 Store selling hardware, paint, wallpaper, lawn and
garden supplies
7.11.11.11 Limousine rental and minor servicing
7.11.11.12 Bus and taxi rental
177. Zoning Tools:
Special Permits
• “designed in a manner that is compatible with the
existing natural features of the site and is
compatible with the characteristics of the built and
unbuilt surrounding areas.”
• “consistent with the general purpose of this
ordinance”
• “where practical, new or infill building construction
should share the same orientation to the street as
is common in the neighborhood”
• “will not create adverse environmental impacts”
178. Zoning Tools:
Lots in Two Districts
Land in a more restrictive zoning district
may supply space for a use permitted in a
less restricted zoning district if the use of
the land in the more restrictive district
satisfies space and passive use
requirements (such as setbacks,
landscaping or parking) that are not
prohibited in the more restrictive district.
179. Zoning Tools:
Lots Abutting Other Districts
Where a lot in a business or industrial
district abuts a lot or district line in a RA,
RB, or RC district, no building in the
business or industrial district shall be
erected closer to the residential line than
one-third (1/3) the height of the said
building, but not less than fifteen (15) feet.
180. The Form Based Code:
Document Structure
Tools of Traditional Zoning: Tools of the Form-Based Code:
• Regulation of uses • Regulating plan
• Setbacks • Open Space Standards
• Open space • Thoroughfare Standards
• Parking requirements • Public Open Space Standards
• Subdivision standards • Private Open Space Standards
• Density • Functional Design Standards
• Site plan review • Building Form Standards
• Special permits • Site Configuration
• Design guidelines • Building Configuration
• Building Elements
• Uses
• Administrative Process
• Architectural standards (optional)
184. The Form Based Code:
Document Structure
Structure of the SZO: Somerville By Design Code:
• Definitions • Definitions
• Process • Process
• Districts • SP Process
• Define some districts • Design review process
• Standards for others • Subdivision process
• Uses • PUD Process
• Table • Linkage and Inclusionary Rules
• Footnotes • Districts
• Clusters • Form Districts
• Dimensions • Allowed building forms and
• Table uses for each district
• Footnotes • Parking for each district
• Landscape • Landscaping for each district
• Parking • Special Districts
• PUD • Copy provisions of ASMD,
• Linkage Tufts and existing PUDs
• Inclusionary • Performance standards for specific uses
• Map • Map / Regulating Plan
185. The Form Based Code:
Document Structure
• Districts
• Neighborhood Residential (RA/RB)
• Urban corridor (RC)
• Urban Square (future for Davis)
• Neighborhood Mixed Retail (NB etc.)
• Corridor Commercial
• Transit Oriented
• Brickbottom
• Reserved Sections for future station areas
• Special districts
• ASMD
• Tufts
• Approved PUDs
• Powder house school
186. The Form Based Code:
What doesn’t change?
• All RA/RB stays in a neighborhood residential district
• Important procedural and legal language remains
• Special districts (ASMD, Tufts, approved PUDs) remain as is
• CCD and TOD districts remain, with graphical standards added
• Roles of Special Permit Granting Authorities remain
197. The Form Based Code:
The RA/RB problem
Structure of the SZO: Somerville by Design Code:
• Nonconformity is used as • Base home additions on a
a proxy for design review pattern book of Somerville
homes
• Large by-right lots have
no design review
• Establish streamlined design
• Wide ranges of possible review
outcomes by special
permit • Reduce total units in mixed-
income projects to match
• Larger mixed-income existing neighborhood density,
projects require much SomerVision goals, and allow
negotiation buyouts for less than one unit
210. Streamlining
Permitting
For
Transit-Oriented
Districts
211. Transit-Oriented Strategies:
• Assembly Square
• Existing rules to remain
• Union Square and Broadway
• Conventional TOD and Corridor districts
• Brickbottom
• Streamlined FBC
• Innerbelt Industrial Park
• FBC based planned areas
• Gilman / Lowell / Ball
• The ‘Somerville by Design’ charrette
212. Transit-Oriented Strategies:
• Assembly Square
• Existing rules to remain
• Union Square and Broadway
• Conventional TOD and Corridor districts
• Brickbottom
• Streamlined FBC
• Innerbelt Industrial Park
• FBC based planned areas
• Gilman / Lowell / Ball
• The ‘Somerville by Design’ charrette
216. Transit-Oriented Strategies:
• Assembly Square
• Existing rules to remain
• Union Square and Broadway
• Conventional TOD and Corridor districts
• Brickbottom
• Streamlined FBC
• Innerbelt Industrial Park
• FBC based planned areas
• Gilman / Lowell / Ball
• The ‘Somerville by Design’ charrette
224. Transit-Oriented Strategies:
• Assembly Square
• Existing rules to remain
• Union Square and Broadway
• Conventional TOD and Corridor districts
• Brickbottom
• Streamlined FBC
• Innerbelt Industrial Park
• FBC based planned areas
• Gilman / Lowell / Ball
• The ‘Somerville by Design’ charrette
229. Transit-Oriented Strategies:
Innerbelt
High-value
commercial and
New connections to housing
Washington Station, development
Brickbottom
Park creating
distinct sense of
place
232. Transit-Oriented Strategies:
• Assembly Square
• Existing rules to remain
• Union Square and Broadway
• Conventional TOD and Corridor districts
• Brickbottom
• Streamlined FBC
• Innerbelt Industrial Park
• FBC based planned areas
• Gilman / Lowell / Ball
• The ‘Somerville by Design’ charrette
241. The Extended Charrette: Lowell
Standard Charrette Phases:
• Research, Education and Preparation
• Charrette
• Plan Implementation
242. The Extended Charrette: Lowell
NCI Charrette
• At least four consecutive days
• Allowing for at least three design feedback loops
• Open process including all interested parties
• Creates a feasible product with minimal work
243. The Extended Charrette: Lowell
• Lowell Charrette
• Same preparation and
implementation steps
• Four days of design and public
participation spread over four
months
• Feedback loops
244. The Extended Charrette: Lowell
• Lowell Charrette
• Months of outreach before first session
• Early listening sessions
• Cross functional collaborative team
• Feasible outcome that is embedded in the code
• Design as the basis for the shared vision
• No opposition to FBC and universal political support for
the plan
246. The Form Based Code:
Benefits of the Somerville by Design Code
• Establishes Somerville as ‘open for development’ in transit
areas
• Conserves the character of core residential neighborhoods
• Continues our tradition of using best practices in municipal
government
• Implements over 100 recommendations of the SomerVision
plan in a regulatory structure that will produce long-term
impacts
• Provides predictable high quality outcomes
247. The Form Based Code:
A new solution to the SZO?
Structure of the SZO: The SZO as a FBC:
• ddd • ddd
248. FORM-BASED CODE APPLICATIONS
The Legal Landscape in New England
Matthew Lawlor, CNU-A
Robinson & Cole LLP
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
249. FORM-BASED CODE APPLICATIONS
The Legal Landscape in New England
• Legal authorization of FBCs has not been seriously challenged
• REPEAT: Legal authorization of FBCs has not been seriously challenged
• Multiple authors (Emerson, Sitkowski, Slone) have confirmed this reading
• Enabling statutes are not the problem
• Still need to confirm jurisdiction’s case law not a bar…
• …And beware of issues of application as follows
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
250. FORM-BASED CODE APPLICATIONS
The Legal Landscape in New England
• First things first
• Plan and vision before drafting the FBC
• Otherwise, the FBC has no vision to which it is coding
• The overall goal: Plan, vision, and code to the maximum extent possible
• Seek diminishing discretion: Plan for the code, not each individual project.
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
251. FORM-BASED CODE APPLICATIONS
The Legal Landscape in New England
• Specific implementation issues:
– Appreciate the potential for plan-based inverse condemnation (if you lay down too
many streets you don’t intend to take) [Tri-Town Example]
– Watch for regulatory schemes outside of zoning (state-mandated multi-
family/commercial site plan review, for example) [Dover Example]
– Sticking within the statutory scheme for zoning and building code review and permit
issuance (create a new scheme at your own peril) [Lowell Example]
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
252. CONTEXT-BASED ZONING/PLACEMAKING TOOLS
Advantages
• Stronger Connections Between
Development Plans, The Community’s Vision
and Land Use Regulations
• Can be Calibrated to Existing Desirable
Conditions
• Predictable Physical Outcomes of
Development
• Encourages Diversity
• Higher Quality Development
• Effectively Replaces Design Guidelines
• Creates a Supportive Relationships between
Private Development and The Public Realm
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
254. OTHER CASE STUDIES
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
255. FORM-BASED CODE/CASE STUDIES
Buzzards Bay Village, Bourne MA
The Process
• Design Charrette and Visioning
Workshops
• Existing Conditions Analysis
• Downtown Master Plan
• Form-Based Code
• Design Guidelines
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
256. FORM-BASED CODE/CASE STUDIES
Buzzards Bay Village, Bourne MA
Existing Conditions
Proposed Under New FBC
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
257. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
258. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
Advantages to the Charrette
& Form Based Codes Process
Risk Reduction
Site Value
Feasibility
Cohesiveness
Collaboration
Efficiency
Balance
Certainty
Achievement of Objectives
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
259. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
260. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
261. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
262. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
263. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
264. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
265. FORM-BASED CODES/CASE STUDIES
Hamilton Canal District, Lowell MA
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
266. FORM-BASED CODES/CASE STUDIES
Downtown Core Area, Dover NH
Code Development Process:
• Charrette followed by additional public review
Project Review Process:
• Varies: most projects require Planning Board Site Plan Review
Interesting details:
• Won Plan NH 2010 Merit Award and NH Planners Association
2009 Project of the Year Award
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
267. FORM-BASED CODES/CASE STUDIES
Downtown Core Area, Dover NH
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
268. FORM-BASED CODES/CASE STUDIES
Downtown Core Area, Dover NH
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
269. FORM-BASED CODES/CASE STUDIES
Downtown Area, Newport, VT
Code Development Process:
• 2009 Rural Urban Design Assistance Team (RUDAT) from AIA led the
initial community discussions about future of downtown
• Town planner used local students to catalog existing conditions and
draft information for standards
Project Review Process:
• Code administrative process still being developed
Interesting details:
• Local planner is seeking to complete the form based code on a
$15,000 consulting budget
• Vermont state government seeking to replicate the model if it is
successful in Newport
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
270. FORM-BASED CODES/CASE STUDIES
Downtown Area, Newport, VT
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
271. FORM-BASED CODES/CASE STUDIES
Downtown Area, Newport, VT
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
272. FORM-BASED CODES/CASE STUDIES
Historic Town Center, Simsbury CT
Site: Historic town center & adjacent land
Size: Community of 23,000, 34 sq miles
Project: Town center and new development
Developed by: Consulting team hired by town
Type of code: Mandatory – Street Based
Attached to traditional town code
Project approval body: Zoning Commission
Adopted: April 5, 2011
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
273. FORM-BASED CODES/CASE STUDIES
Historic Town Center, Simsbury CT
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
274. FORM-BASED CODES/CASE STUDIES
Historic Town Center, Simsbury CT
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
275. FORM-BASED CODES/CASE STUDIES
Historic Town Center, Simsbury CT
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools
276. FORM-BASED CODES/CASE STUDIES
TND Plan, Southfield MA
The Process
• BRAC Project Involving 3 Towns
• Former Naval Air Station
• Master Plan Prepared
• Greenfield Development
• Regulating Plan and FBC Adopted
• Residential Construction Underway
SNEAPA Conference – September 20, 2012 Context-Based Zoning and Other Placemaking Tools