Learning from German Planning:
Goals, Regulations and
Ideas for the U.S.
CNU XVII
June 10, 2009
Faith Cable
Smith Partners
faith.cable@smithpartners.com

Overview
• Similar Goals and Rating Systems:
LEED­ND & the German Assessment Matrix
• German Planning Regulations
National, State & Local
• The German B­plan
• Comparing Regulating Plans – Ideas for the U.S.
PUDs
Form­Based Codes

Similar Goals
and Neighborhood
Rating Systems
LEED­ND (U.S.) &
the Assessment Matrix (Germany)

Rating System Categories
Assessment Matrix LEED­ND
• Mobility/Location/Reachability • Smart Location & Linkage
(30%) (SLL: 30 points)
• Emissions (10%) • Neighborhood Pattern & Design
• Microclimate (5%) (NPD: 39 points)
• Use of Ground & Area (20%) • Green Construction & Technology
• Nature: Flora & Fauna (15%) (GCT: 31 points)
• Water (10%) • Innovation & Design Process
(IDP: 6 points)
• Energy (5%)
• Townscape Scenery (5%)

Comparison Categories
1. Location and Previous Use
2. Transportation and Reachability
3. Walkable Neighborhoods
4. Social Issues
5. Protecting Nature
6. Building Green
7. Minimizing Pollution

LOCATION
Assessment Matrix LEED­ND
Best: In a neighborhood center Best: Previously Developed
Ok: 15­30 minutes by transit or bicycle + Infill Site
to a neighborhood center + High Street Centerline Density
Worst: distant from a neighborhood Worst: Not Previously Developed
center (30+ minutes) + Not Adjacent or Infill Site
+ Low Street Centerline Density
Source: Google earth

TRANSIT
Assessment Matrix LEED­ND
Transit graded by comparison with Credit given for number of total transit
auto travel, considering: rides per weekday within a
­ type of transit ¼ mile/400 m. (bus & tram) walk or
­ frequency ½ mile/800 m. (heavy rail) walk:
­ proximity to the station or stop Best: 500+ Rides
­ other stops along the line Worst: 20­59 Rides
­ regional connections

BICYCLING
Assessment Matrix LEED­ND
Best: Smooth ground, safe traffic, Bicycle network must connect 50%
connections between neighborhoods, of buildings to 4 diverse uses
reaches destinations within 3 miles (4800 meters)
Ok: Moderate accommodation, no + Bicycle parking = 15% of car
hazards parking
Worst: High traffic, no bike lanes,
bad connections to destinations
Source: City of Berlin FIS

DAILY NEEDED GOODS / DIVERSE USES
Assessment Matrix LEED­ND
Supply of daily needed goods: Credit given for number of
Best: are within walking distance diverse uses that are within a ½
Ok: are reachable by bicycle or mile (800 meter) walk
transit in 10 minutes Best: 10 Diverse Uses (+4)
Worst: are further away and easier Worst: 2 Diverse Uses (+1)
to reach by auto
Laundry/Dry Cleaner
Convenience Store
Pharmacy
Groceries Hair Care
Post Office

DENSITY
Assessment Matrix LEED­ND
Residential Density: Residential Density:
Best: Lot Coverage: 0,6 & FAR: 1,8+ Best: 71+ DU/acre (+7)
Worst: Lot Coverage: 0,1 & FAR: 0,1­0,2 Worst: min. 7 DU/acre (+1)
Mixed­use Density: Non­Residential Density:
Best: Lot Coverage: 0,8 and FAR: 2,4+ Best: >3.5 FAR (+7)
Worst: Lot Coverage: 0,5 and FAR: 1,5< Worst: 0.75 to 1.0 FAR (+1)
12.5 DU/acre 21.8 DU/acre 35.0 DU/acre
(3,0) +1 / 7 (2,7) +2 / 7 (2,1) +3 / 7

TRANSPORTATION & REACHABILITY
• Reachability = Mobility + Access
(Erreichbarkeit)
• Assessment Matrix Standard
– Measurement: time­distance
• Reachable within 15 minutes?
– By eco­mobility: transit, bicycling
& walking
– & competitive with auto travel!

WALKABLE NEIGHBORHOOD DESIGN
LEED­ND
­ building entries on the street
­ minimum 1:3 building­height­
to­street­width ratio
­ continuous sidewalks
­ traffic speed: 20­ 25 mph
­ building setback 0­25 feet
­ ground floor retail
­ frequent building entries
­ no blank walls
­ ground level windows
­ on­street parking
­ street trees
­ shaded sidewalks

German Planning
Regulations & Process
National
State/Regional
Municipal

At the National (Bund) Level
• Federal Ministry of Transport, Building
and Urban Affairs
– National Spatial Planning Law outlines
framework, goals, principles and procedures
– Baugesetzbuch or “BauGB” establishes
national regulations for local land use planning
and development
• Building/Land Use Regulations
• Plan Drawing Requirements
• Regulation on Determination of Value
• Spatial Planning Laws

At the State (Land) Level
• The State Spatial Planning Acts
specifics spatial development
goals and sets boarders
between densely populated
areas and open space.
• The Regional Plan coordinates
development with the provision
of transportation and other public
infrastructure.

At the Municipality (Stadt) Level
• Flächennutzungsplan (F­plan): A Comprehensive/Zoning
Land Use Plan for a municipality over 10­15 years that is
approved by the regional government.
– It is binding for public
agencies
– No basis for private
compensation claims

Land Use Plan (F­plan), Freiburg, Germany

At the Municipality (Stadt) Level
• Bebauungsplan (B­Plan): A Regulating Plan or “legally
binding land­use plan” provides the basis for the detailed
and legally binding control of building development.
– Derived from the Comprehensive Land Use Plan (F­Plan).
– Can be prepared by a municipality in advance of development or
from a developer’s plan
– Serves as a plat map.

The German B­Plan

Hamburg: Hafen City
+

Hamburg: Hafen City

Hamburg: Hafen City

Freiburg: Rieselfeld

Freiburg: Rieselfeld

Zoning Process – American Comparisons
German American
Standard Form­Based
1. B­plan 1. Zoning Map 1. Regulating plan
1.1 Use Zones ­ Commercial* ­ Transects*
(Mixed­Use, ­ Residential* ­ Use Zones*
Residential) ­ Industrial* ­ Frontage type
1.2 Height ­ PUD ­ Street type
1.3 FAR /
# of Units 2. PUD Master Plan
1.4 Setback (or site plan)
1.5 (other bulk
criteria….)
*Regulating criteria for height & bulk
listed by use­based category

B­plan Requirements
Requirements for a Qualified B­Plan
1. Local traffic areas
2. Type of building use
3. Degree of building use and
amount of land to be built on
4. Text requirements

B­plan Requirements: (1) Streets
1. Local Traffic
Areas. This may
include sidewalks,
bicycle lanes and
other parts of the
public right of
way.

B­plan Requirements: (2) Use
2. The Type of Building
Use: this regulates the
type of building uses 1. Small­scale residential (WS)
that are in the land use 2. Exclusively residential (WR)
plan, such as general 3. General Residential (WA)
4. Special Residential (WB)
residential or mixed­ 5. Village Area (MD)
use area. 6. Mixed­Use Area (MI)
7. Town or city (MK)
8. Commercial Area (GE)
9. Industrial Area (GI)
10. Other Special (SO)

German Cities Minneapolis
1. Small­scale residential (WS) 1. R1 Single­family District Overlay Districts
2. Exclusively residential (WR) 2. R1A Single­family District 1. PO Pedestrian Oriented
3. General Residential (WA) 3. R2 Two­family District 2. LH Linden Hills
4. Special Residential (WB) 4. R2B Two­family District 3. IL Industrial Living
5. Village Area (MD) 5. R3 Multiple­family District 4. TP Transitional Parking
6. Mixed­Use Area (MI) 6. R4 Multiple­family District 5. SH Shoreland
7. Town or city (MK) 7. R5 Multiple­family District 6. FP Floodplain
8. Commercial Area (GE) 8. R6 Multiple­family District 7. MR Mississippi River Critical
9. Industrial Area (GI) 9. OR1 Neighborhood Office Area
10. Other Special (SO) Residence 8. DP Downtown Parking
10. OR2 High Density Office 9. B4H Downtown Housing
Residence 10. DH Downtown Height
11. OR3 Institutional Office Residence 11. NM Nicollet Mall
12. C1 Neighborhood Commercial 12. HA Harmon Area
13. C2 Neighborhood Corridor 13. NP North Phillips
Commercial
14. C3A Community Activity Center
15. C3S Community Shopping Center
16. C4 General Commercial
17. B4 Downtown Business
18. B4S Downtown Service
19. B4C Downtown Commercial
20. I1 Light Industrial
21. I2 Medium Industrial
22. I3 General Industrial

German Cities Bloomington, MN
1. Small­scale residential (WS) 1. Single­Family Residential R­1 26. Commercial Service CS­0.5
2. Exclusively residential (WR) 2. Single­Family Residential R­1A 27. Commercial Service CS­1
3. General Residential (WA) 3. Large Lot Single­Family RS­1 28. Commercial Office CO­0.5
4. Special Residential (WB) 4. Multiple­Family Residential R­4 29. Commercial Office CO­1
5. Village Area (MD) 5. Multiple­Family Residential RM­12 30. Commercial Office/Mixed Use
6. Mixed­Use Area (MI) 6. Multiple­Family Residential RM­24 CO­2
7. Town or city (MK) 7. Multiple­Family Residential RM­50 31. Residential Office RO­24
8. Commercial Area (GE) 8. Neighborhood Office B­1 32. Residential Office RO­50
9. Industrial Area (GI) 9. General Commercial B­2 33. Conservation SC District
10. Other Special (SO) 10. General Business B­3 34. Freeway Development FD­1
11. Neighborhood Commercial Center B­4 35. Freeway Development FD­2
12. Central Business CB
13. Freeway Office and Service C­1
14. Freeway Commercial C­2 Overlay Districts.
15. Freeway Commercial Center C­3 1. Planned Development PD
16. Freeway Office C­4 Overlay
17. Freeway Mixed Use C­5 2. Flood Hazard FH Overlay
18. Regional Commercial CR­1 3. Bluff Protection BP­1 Overlay
19. Industrial Park I­1 4. Bluff Development BP­2
Overlay
20. Limited Industry I­2
5. Airport Runway (AR­17)
21. General Industry I­3 Overlay
22. Industrial Park IP 6. Airport Runway (AR­22)
23. Mixed Use CX­2 Overlay
24. High Intensity Mixed Use HX­2
25. High Intensity Mixed Use With
Residential HX­R

B­plan Requirements: (2) Use
2. The Type of Building
Use: this regulates the
type of building uses 1. Small­scale residential (WS)
that are in the land use 2. Exclusively residential (WR)
plan, such as general 3. General Residential (WA)
4. Special Residential (WB)
residential or mixed­ 5. Village Area (MD)
use area. 6. Mixed­Use Area (MI)
7. Town or city (MK)
8. Commercial Area (GE)
9. Industrial Area (GI)
10. Other Special (SO)

B­plan Requirements: (2) Use
Restricted Residential
(Reine Wohngebiete)
By Right: residential
buildings
Conditional: retail &
restaurants that serve
the daily needs of
residents; workshops;
small hotels; religious,
cultural, health, sports
facilities

B­plan Requirements: (2) Use
General Residential
(Allgemeine
Wohngebiete)
By Right: residential
buildings; retail &
restaurants that serve
the daily needs of
residents; workshops;
small hotels; religious,
cultural, health, sports
facilities
Conditional: hotels, non­
disturbing industry, gas
stations, office buildings

B­plan Requirements: (2) Use
Mixed Use
(Mischgebiet)
By Right: residential
buildings; office
buildings, retail,
restaurants and hotels;
workshops and non
disturbing industry;
religious, cultural,
health, sports facilities
Conditional: n/a
* A mix of uses is required

B­plan Requirements: (3) Form
3. The Degree (Extent/Amount) of Building Use and
Amount of Land to Be Built On
Height/Bulk:
– Number of stories (roman #)
– Lot coverage ratio (“GRZ”)
– Floor area ratio (“GFZ”) or Open
the maximum number of units per
building (2 “WO”)
– Construction: open or closed (“o”/ “g” )
– Roof specifications (pitch)
Closed

B­plan Requirements: (3) Form
3. The Degree (Extent/Amount) of Building Use and
Amount of Land to Be Built On
Lines: Other:
– Build­within lines (blue) – Wall height (“WH” 5,20 m)
– Build­to lines (red) – Set back areas
– Property lines – Rules for parking and
– Traffic lines development
– Character of the nearby
environment
– Window placement

B­plans: How do you read one?
1. Build­within line (blue)
2. Build­to line (red)
3. Property line
4. Plot number
5. Type of building use
6. Number of full stories
7. Lot coverage ratio
8. Floor area ratio
9. Construction
10. Roof pitch
11. Border of the B­plan

Adding Up the B­plans
City of
Munich
B­plans

Berlin: The B­Plan: in GIS!

The B­Plan Link

The B­Plan

Comparing Regulating Plans – Ideas
for the U.S.

Lessons from the German B­plan
• PUDs
→ Fixing Administrative Challenges
• Form Based Codes
→ Design First, Codify Second
→ Decouple Use & Form

The PUD District:
Regulation by Master Development Plan
Purpose of a PUD:
• FLEXIBILITY
• Mixed­use
• Affordable housing
• Environmental preservation
• Cluster development
• Quality design

PUD Submittal Requirements
for a Master Development Plan
1. Building location, height, bulk and square footage;
2. Type and square footage of specific land uses;
3. Number of dwelling units;
4. Detailed street and utility locations and sizes;
5. Drainage plan, including pipes and water storage areas;
6. Grading plan;
7. Generalized landscape plan;
8. Generalized plan for uniform signs and lighting;
9. Plan for timing and phasing of the development;
10. Covenants or other restrictions;
11. Renderings or elevations of the entrance side of buildings to be
constructed in the first phase of the development.
Source: City of Minnetonka

Improving PUD Administration
• The B­plan: all regulations on
one plan! Easy to integrate
into GIS
• Clear Graphic Standards
• More flexibility for better
administration:
Easier to adjust building size
and bulk on a parcel level than
to create a new district or
recalculate a PUD

Similarities to Form­based Codes:
Design First, Codify Second
FBCs Commonly Include:
• Regulating Plan
• Public Space Standards
• Building Form Standards
The Village at Hendrix Collage

Design First, Codify Second
• German B­plan
– Drawn by city planning staff; sometimes based on a
developer’s plan
• Form­Based Code Regulating Plan
– Usually drawn by a consultant to a city (sometimes to a
developer);
– Uses a “kit of pieces”
Design Limitations in the U.S.
• City planning staff typically aren’t urban designers
• Codifying better design is more easily explained
by graphic standards

Decoupling Use and Form
The Prepackaged District vs. the Assemble Yourself District
Prepackaged Euclidean Zoning
PUDs
Form­Based Codes
SmartCode
Austin’s TOD districts
Assemble Yourself B­plan

Decoupling Use and Form
Regulating Plan for the Lamar/Justin
TOD Station Area Plan, City of
Austin (98 pages)
• Land Use & Building Density
– TOD Medium Density Residential Subdistrict
– TOD High Density Residential Subdistrict
– TOD Live / Work Flex Subdistrict
– TOD Mixed­Use Subdistrict
– TOD Corridor Mixed­Use Subdistrict
• Circulation, Connectivity & Streetscape
• Site Development Standards
• Building Design Standards

Decoupling Use & Form
Regulating Plan for the Lamar/Justin TOD Station Area Plan, City of Austin
Land Use & Building Height Circulation &
Density Building Setbacks

The German B­plan

Regulation for Sustainable Living
• A “fine grained mix of uses”
– regulation at a pedestrian
scale
• Retail serving residents’
daily needs is permitted by
right
• Fixing PUDs – another
generation of form­based
codes?
My grocery store
My street in Berlin