The Practicalities of Form-Based Codes. (and How They re Being Applied in Albany)

Transcription

1 The Practicalities of Form-Based Codes (and How They re Being Applied in Albany) Victor Dover, FAICP Dover, Kohl & Partners Don Elliott, FAICP Clarion Associates The same and yet so different. 1

2 La Palma Offices Hotel St. Michel Built as a hotel, 1924 Built as offices, 1926 Segregation of Land Uses = Default Setting of Sprawl 2

3 Build-To Line Setback 3

4 Form-Based Code A method of regulating development to achieve a specific urban form. Form-Based Codes create a predictable public realm by controlling physical form primarily, and land uses secondarily, through city or county regulations. Specifying Urban Form Santa Fe, planned 1610 Law of the Indies,

5 NYC: NYC:

6 The trouble with F.A.R. F.A.R. 1.0 The trouble with density 6

7 Test: Does your ordinance emphasize administrative processes and measuring quantities (building square footage, density, parking spaces) instead of specifying building-to-street relationships and design fundamentals? Redevelopment 7

8 Greenfield Development Historic Places 8

9 Transit-Oriented Development The Illustrative Plan 9

10 The Regulating Plan Building Form Standards 10

11 Building Form Standards 11

12 Lot Types Type XI Workplace Building Sites Type IX Shopfront Building Sites Type VII Townhouse Building Sites Building Types 12

13 Transect Zones The Regulating Plan 13

14 Transect Rural Urban Core Edge General Center Origins of the Transect Idea James Wassell, DPZ 14

15 Key Ideas Design Matters FBC Implements a Vision/Plan for the Area Regulating Building-to-Street Relationships Physical Features (Streets, Building Types, Transect Zones) are the Organizing System How Are They Being Implemented? Form-based Ideas are Being Used in a Wide Variety of Ways 15

16 How Are They Being Implemented? Adopted Codes are Not Arranged on a Linear Spectrum from Weak to Strong Instead, Each City is Choosing to Adopt Those Portions Best Suited to their Planning Goals How Are They Being Implemented? RTSUF Comparison List FBCI Core Elements List o o o o o o Regulating Plan Building Types Frontage Types Civic Space Types Block and Subdivision Standards By-right Development o o o o o o Regulating Plan Building Form Standards Building Type Standards Frontage Type Standards Public Space Standards Block and Subdivision Standards 16

17 How Are They Being Implemented? Austin Mooresville Denver MS Arlington Livermore Miami Building Types Frontage Types Public Space Standards Block & Subdivision Regulating Plans By Right Development Key Questions 1. Will the form controls cover the entire community, or just certain areas? 17

18 Key Questions Kevin Lynch s Key Elements in How We Understand Cities There are Places and places and many places do not need form-based controls Key Questions 2. If form based controls will apply only to a specific area, is there a plan for that area? Is the plan more than a drawing? Be careful of locking in too much detail 18

19 Key Questions 3. Will the form based controls be mandatory or optional? Many current codes are optional (parallel codes or floating zones) Mandatory codes may be harder to adopt Optional codes may make administration harder Key Questions 4. Are the Form based Controls for Greenfield, Major Redevelopment, of Infill Redevelopment Sites? Greenfield sites If one owner or cooperating owners, good to go. Really a more disciplined PUD. Major redevelopment sites If one owner or cooperating owners, you re lucky. Watch out for proposals to reinvent street patterns they often require re-subdivision, relocation of utilities, money. Will the new controls apply before the new streets are in place? Small infill redevelopment sites over time Don t make the current owners nonconforming. Assume random timing/location of individual projects. Don t require neighbors to prepare a joint regulating plan before proceeding. 19

20 Key Questions 5. How will you treat existing development that doesn t meet the form based standards? DON T put them in zoning parole -- nonconformities The greenest building is the one that has already been built Remember to Lighten Up on Use Controls Uses Process Form Uses Process Form Uses Process Form Form-based Zoning Grows Up Clarion Associates 20

21 Form-Based Codes The Albany Unified Sustainable Development Code The Albany USDO Answers to the Key Questions 1. Four Specific Areas Not Citywide 2. Yes, there is a Plan for Each of the Four Areas 3. Form-based Controls are Mandatory (not Optional) 4. Mostly Infill and Maybe Major Redevelopment (not Greenfield) 5. Existing Development Protected 1. New Building Must Comply 2. Expansions to Existing Buildings Must Reduce Nonconformities. 21

22 FBC, one area at a time Waterfront Central Ave UAlbany South End frontage standards DRAFT 22

23 Warehouse District opening night hands-on workshop Warehouse District, Albany 23

24 open studio meetings 24

25 one word that comes to mind The Warehouse District Now one word that comes to mind The Warehouse District In the Future 25

26 Do you think it is important to retain jobs and industry in the warehouse district? 1. Yes 2. Maybe 3. No 89% 5% 5% Yes Maybe No big ideas provide cool, varied place with a mix of uses a wider range of options (living, workplaces, entertainment), walkability protect existing businesses don t zone-out existing business (when owners are interested), jobs increase connectivity & create gateways connections to downtown, overall connectivity, underpasses as gateways improve mobility options bikes, pedestrians, transit, central parking locations enhance waterfront access advocate for 787 as a surface road, bikes along riverside parks 26

27 pleasant street park Existing pleasant street park small parcels can redevelop with access to nearby parking 27

28 argus square argus square 28

29 The Albany Form-Based Districts General Structure for New Citywide Codes GENERAL PROVISIONS ZONING DISTRICTS PERMITTED USES DEVELOPMENT STANDARDS ADMINISTRATION DEFINITIONS What Can I Do On My Property? How Do I Have to Lay Out and Design the Site? Whose Approval Do I Need? 29

30 General Structure for New Citywide Codes GENERAL PROVISIONS ZONING DISTRICTS PERMITTED USES DEVELOPMENT STANDARDS Form-Based Content is Integrated Here And Here And Here ADMINISTRATION DEFINITIONS Integration into Zoning Districts ZONING DISTRICTS (D) Mixed-Use Districts (1) MU-NE Mixed-Use Neighborhood Edge (2) MU-NC Mixed-Use Neighborhood Center (3) MU-CU Mixed-Use Community Urban (4) MU-CH Mixed-Use Community Highway (5) MU-DT Mixed-Use Downtown (6) MU-CI Mixed-Use Campus/Institutional (7) MU-FW Mixed-Use Form-Based Warehouse District (8) MU-FC Mixed-Use Form-Based Central Avenue (9) MU-FS Mixed-Use Form-Based South End (10) MU-FM Mixed-Use Form-Based Midtown 30

31 Integration into Zoning Districts ZONING DISTRICTS Integration into Zoning Districts ZONING DISTRICTS 31

32 Integration into Permitted Uses PERMITTED USES Table : Permitted Use Table P=Permitted Use C=Conditional Use A=Accessory Use T=Temporary Use V=Vacant Property Use Proposed Zoning District Current District Residential R 1L R 1M R 2 R T R M R 1LL & A R 1B R 2A R 2B & R 3A C & Mixed-Use R V MU MU NE NC MU MU CU MU CH DT MU CI MU FW MU FC B R 4 R O C 1 C 2 C 3 C O MU FS MU FM I 1 Special Purpose I 2 LC C M M 1 LC Use-Specific Standard in Section LAND USE CATEGORY COMMERCIAL USES Food & Beverage Service Bar or Tavern C P P P C P P P P (C)(4)(e) Restaurant C C C P P P P P P P P P (C)(4)(o) Guest Accommodations Bed and Breakfast C C C C P P P C C C C A C C P P (C)(4)(f) Hotel V V C P P P C P P P P P Office and Services Funeral Home or Crematorium V C P P C V V V V Office A A P P P P P P P P P P P A (C)(4)(l) Personal or Business Service A A C P P P P P P P P P P P (C)(4)(n) Trade School P P P P P P P P P P Recreation & Entertainment Adult Entertainment P (C)(4)(a) Indoor Recreation or Entertainment C P P P P P P P P P V V (C)(4)(b) Outdoor Recreation or Entertainment P P C P C C C C C C C Integration into Development Standards DEVELOPMENT STANDARDS (A) (B) (C) (D) (E) (F) (G) (H) (I) (J) Dimensional Standards Form-Based Zoning Standards Access, Circulation, Connectivity Subdivision of Land Parking and Loading Landscaping, Screening, Buffering Building and Streetscape Design Outdoor Lighting Signs Operating and Maintenance Most Form-Based Standards Appear Here But Some Count Appear in These Sections if Different Standards are Needed 32

33 Integration into Development Standards Table : Frontage Standards Summary Chart Heights Mixed-use Core Walkable Center Neighborhood General Connected Edge Waterfront Edge Industrial Warehouse Building Height 1 Story min 1 Story min 1 Story min 1 Story min 2 Story min 1 Story min 5 Stories max 4 Stories max 3 Stories max 2 Stories max 10 Stories max 3 Stories max Story Heights (Floor to Floor) Upper Stories Ground Finished Floor above sidewalk or finished grade Building Placement 10' min, 15' max 0' min (Comm.) 24" min (Res.) 10' min, 15' max 0' min (Comm.) 24" min (Res.) 10' min, 15' max 0' min (Comm.) 24" min (Res.) 10' min, 15' max 10' min, 15' max 24" min (Res.) 0' min (Comm.) 24" min (Res.) 10' min, 15' max 0' min Front Build-to Zone 0' min to 6' max 0' min to 10' 6' min to 18' max 24' min 0' min to 6' max 8' min Frontage Build-out 80% min 60% min 60% min 40% min 80% min n/a Side Setback (mid-block) 0' min to 24' 0' min to 24' 0' min, no max 5' min 0' min to 24' 8' min Parking Location Front Setback 20' min 20' min 20' min 24' min 20' min 20' min Side Setback (mid-block) 0' min 0' min 0' min 0' min 0' min 0' min Side Setback (corner) 10' min 10' min 10' min 10' min 10' min 10' min Rear Setback (lot) 5' min 5' min 5' min 5' min 5' min 0' min Frontage Elements Allowed Frontage Elements Forecourt, Stoop, Shopfront, Gallery, Arcade Terrace or Light- well, Forecourt, Stoop, Arcade Shopfront, Gallery Porch, Terrace or Lightwell, Forecourt, Stoop, Shopfront Porch, Stoop, Common Yard Terrace or Light- well, Forecourt, Stoop, Arcade, Shopfront, Gallery n/a 65 Integration into Development Standards 66 33

34 Questions and Discussion Victor Dover, FAICP Dover, Kohl & Partners Don Elliott, FAICP Clarion Associates 34