Form-Based Coding for Results: What's Working, What's Not - Polikov CNU17
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Form-Based Coding for Results: What's Working, What's Not - Polikov CNU17






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Form-Based Coding for Results: What's Working, What's Not - Polikov CNU17 Form-Based Coding for Results: What's Working, What's Not - Polikov CNU17 Presentation Transcript

  • Form Based Coding for Results What’s Working, What’s Not Scott Polikov, AICP June 13, 2009
  • The Opportunities
    • Infill Precision
    • Use transition
    • Non-conforming Uses
    • and Structures
    • Private Open Space
  • Infill Precision
    • Duncanville, Texas
    • Located in south Dallas County
    • “ First Ring” suburban community
    • Looking to expand economic development
    • Potential for a rail station in downtown
    • Master Plan and Code approved 2007
  • Main Street Today
  • Main Street after CSS redesign now underway.
  • The build-to line needed to be set for coding…. But there was no survey available at that time.
  • Regulating Plan based on City’s GIS data Street Redesign based on survey
  • Code language allows for re-alignment of build-to line and pedestrian zone once survey undertaken for redesign of Main Street
  • Use Transition
  • North Richland Hills, Texas
    • Suburban community in DFW
    • Two planned commuter rail stations along the line connecting DFW Airport to Downtown Fort Worth
    • Land locked looking at TOD’s as an economic development tool
  • Balancing Flexibility with Predictability
    • Define “mixed use” in the context of TOD’s
    • “ Mixed Use” not just a word for just apartments
    • Form Based Code established performance standards to ensure use mix based on scale of proposed development and relationship to street types
  • Surface Parking Lot or TOD?
    • Facilitate transition of surface parking over time to mixed use
    • Allow for interim surface parking with phasing requirements
    • Permit requirement for surface parking (with more than 50 spaces)
      • Phasing plan for development on the site based on ridership and market
      • City may impose time limits
  • Non-Conforming Uses and Structures
  • Hutto, Texas
    • “ Second Ring” suburban community
    • with mostly residential growth
    • Competes with adjoining communities for fair share of commercial growth
    • Good regional access (new toll road) and city owned property in historic downtown provide opportunities
  • Non Conforming Uses and Structures
    • Existing Non Conforming Buildings with a Non Conforming Use that do not conform to the provisions of this code may continue as they are until:
      • The building is reconstructed or substantially modified such that the collective reconstructions or modifications within any three (3) year period are valued at more than either $50,000 or a total of fifty (50) % of the assessed value of the structure in the most recently certified tax rolls, whichever is greater; or
      • Any building façade on a designated A-Grid Street (per the Old Town Regulating Plan) is changed . These may include changes to façade colors, architectural elements, sidewalks, windows, doors, or any other feature that alters that façade (excluding signage).
    • Existing Non-Conforming Buildings may change use or building function within the same building, provided the new use or building function is permitted
    • Any substantial reconstruction or modification of or change to an A-Grid façade of a Non- Conforming Building shall meet the provisions of this code unless a warrant is granted by the HPC.
    Non Conforming Uses and Structures
  • Private Open Space
  • Downtown Owensboro, KY
    • Stable downtown
    • on Ohio River
    • Great cultural base, but lacking in physical environment for downtown living
    • Defunct 17 acre waterfront site ripe for redevelopment