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Timeless Principles in Form Based Codes

Timeless Principles in Form Based Codes






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    Timeless Principles in Form Based Codes Timeless Principles in Form Based Codes Presentation Transcript

    • Timeless Principles in Form-Based Codes Photo: Arcadia Realty Focus North Texas Symposium January 28, 2011 Dennis Wilson, FAICP, CNU-ATimeless Principles TOWNSCAPE
    • People are attracted to places that “feel good”, are comfortable and provide the opportunity for commerce and social interaction.Timeless Principles TOWNSCAPE
    • 1. Creating unique zones and amenities 2. Alternative transportation Modes 3. Re-Use of Buildings 4. Variety of housing types, size and affordability 5. Civic Architecture/ LandmarksTimeless Principles TOWNSCAPE
    • Identify Development Zones (T-Zones) Ensure Uniqueness of Zones Take Advantage of local views and topography Proximity of Open Space, trails, schools, retail servicesTimeless Principles TOWNSCAPE
    • Source: James WassellTimeless Principles TOWNSCAPE
    • Transects Source: James WassellTimeless Principles TOWNSCAPE
    • Source: DPZTimeless Principles TOWNSCAPE
    • Timeless Principles TOWNSCAPE
    • Proximity to  Open Space  Trails  Retail Services  Schools  TransitTimeless Principles TOWNSCAPE
    •  Properties within 100 feet of public open space have a 23% Premium.  There is a measurable premium for up to a quarter mile.  Three Minute Walk Accounts for 85% of Total Premium. 41% 63% 76% 85% 91% Source: Valuing Open Space: Land Economics and Neighborhood Parks Massachusetts Institute of Technology Center For Real Estate, and School Of Architecture Based on MLS Data for 3,400 Home Re-sales Near 15 Neighborhood Parks Across DFWTimeless Principles TOWNSCAPE
    •  Open Space & Trails Mix of Unit Types Housing Tree Elementary School The Homestead at Mills Branch Arcadia RealtyTimeless Principles TOWNSCAPE
    • Conventional (21 Lots)Layout Cluster Design (21 Lots) Source: Randall ArendtTimeless Principles TOWNSCAPE
    • Pedestrians Bicycles Autos Transit Street DesignTimeless Principles TOWNSCAPE
    •  Create centers Connected by OS, trails, roads and transitTimeless Principles TOWNSCAPE
    • Create blocks for ease of circulation for pedestrians and vehiclesTimeless Principles TOWNSCAPE
    • Street Design Roadway Parking Amenity Zone Sidewalk Building Face Little Elm Downtown Timeless Principles TOWNSCAPE
    • Timeless Principles TOWNSCAPE
    •  Opportunities to “Meet and Greet” Classic Elements ~ Windows at grade along all street faces ~ Windows above to be oriented vertically ~ Trees and awnings to provide shade ~ Brick, stone and stucco constructionTimeless Principles TOWNSCAPE
    •  Bulb-outs at crossings  Special paving at crosswalks  On-street parking and street trees  Pedestrian- oriented signageTimeless Principles TOWNSCAPE
    • Shade for Pedestrians, Vehiclesand Paved Surfaces Lawrence-Livermore Labs: 7-11 degrees cooler ambient 40 degrees cooler on surfaceTimeless Principles TOWNSCAPE
    • Timeless Principles TOWNSCAPE
    • Quality Materials and Construction Flex Space Building ExpressionTimeless Principles TOWNSCAPE
    •  Buildings must be flexible for different uses over time Parking lots that can be turned into Structured parking with lined buildings Parking structures with flat floor plates that can be used for other uses when no longer needed Timeless Principles TOWNSCAPE
    •  Required Flex Space at Grade Quality Materials 16’ min. Ceiling Ht. Building Expression Firewall Separation ~ Tripartite ~ Articulation Timeless Principles TOWNSCAPE
    • Flex Buildings – Industrial/Lofts/OfficesTimeless Principles TOWNSCAPE
    • Historic District N. Goliad St. N. Alamo St. San Jacinto. Fannin St. Interurban 205 R Kaufman St. San Augustine R Rusk St. 66 66 pedestrian R R R Washington St. R Dennison St. City Hall 66Timeless Principles TOWNSCAPE
    • Life Cycle Needs Changing Demographics and Preferences Changing Work Patterns & Job CreationTimeless Principles TOWNSCAPE
    • DFW in 2005 Traditional Families:  26% of all Households are single persons 2000 = 27% 2010 = 20%  47% of Mortgagees are singles People Living Alone : DMN Sept 26, 2005 2000 = 27% 2010 = 33% The Metroplex will add about 4 million people “For the first time in over the next 25 years; going from 5 million in history - there are now more people living alone 2000, to 9.1m in 2030. in households than there are traditional families of a husband, wife and child.” Source: William Frey, Brookings InstituteTimeless Principles TOWNSCAPE
    • Source: The Implications of Changing US Demographics for Housing Choice, 2001, Martha Farnsworth RicheTimeless Principles TOWNSCAPE
    • Ensuring a Mix of Housing:  Require mix of unit types on larger properties  Require range of apartment size in multi-familyTimeless Principles TOWNSCAPE
    • Office Building Types  Home Office  Live-Work  Mixed Use Centers  Flexible loft spaceTimeless Principles TOWNSCAPE
    • Creating a distinctive destination Compactness Background Architecture, Landmark and CivicTimeless Principles TOWNSCAPE
    • Characteristics Min/max Stories, with transition to adjacent single family areas Street trees and pedestrian lighting “Build-to” lines for all buildings Public space for community events and festivals Classic architectural elements Timeless Principles TOWNSCAPE
    • Buildings  Tripartite architecture/Bay Rhythm/Expression  Ground floor must be constructed of durable materials Expression Line Between Ground Floor  Retail at-grade and upper Floors ~ Canopies on south, east and Top west sides Middle ~ Clear glass Base  Maximum leasable area for non- residential of X s.f. Bay Rhythm  Windows at grade to be between 30% and 70% of façadeTimeless Principles TOWNSCAPE
    • Residential At Grade Retail At GradeTimeless Principles TOWNSCAPE
    • Rockwall DowntownTimeless Principles TOWNSCAPE
    • Initial Value Long Term Value SustainabilityTimeless Principles TOWNSCAPE
    • Initial Value  Meets an immediate market need or opportunity  Benefits from being New Long Term Value  Attracts re-investment and infill  Sustained ValueTimeless Principles TOWNSCAPE
    • Lifecycle Analysis Compact, Pedestrian- oriented Mixed Use Development Typical Suburban Auto-oriented DevelopmentTimeless Principles TOWNSCAPE
    • Medium to Small Lots Large Lots 628 Lots Min. 1,200 s.f. Apartments TOTAL SITE: 283.6 ac. Source: Arcadia DevelopmentTimeless Principles TOWNSCAPE
    • Impact: 18 additional lots Smallest Lot Value $5,000 more than largest lot on Avg Lot size 9,131 s.f. other Plan Open Space Per Lot 4,300 s.f. 65% Fewer Net Effective Lot Size 13,431 s.f. Children TOTAL SITE: 283.6 ac. Source: Arcadia Development Timeless Principles TOWNSCAPE
    • Vs. Estimated Initial Value Added Tax Base $18-20 MillionTimeless Principles TOWNSCAPE
    • Transit Proximity Premiums Properties near DART light rail stations recorded valuation increases about 25% greater than neighborhoods in a control group not served by DART between 1994 and 1998. Between 1997 and 2001, median values of residential properties increased 32.1% near DART stations compared to 19.5% in non-DART areas. Median values of office buildings near DART/LRT DART stations increased 24.7% versus 11.5% for non-DART properties. Source: UNT Center for Economic Development and Research, DART Light Rail’s Effect on Taxable Property Valuations and Transit-Oriented Development, January 2003: Timeless Principles TOWNSCAPE
    •  Mixture of UsesProviding Sustainability  Variety of unit size & type  Quality Flexible Infrastructure of Buildings, Parks, Streets and Trails  Travel Options – walk, cycle, transit  Shade paved areas  Connected to walkways, transit, open space and services  Reduced parking footprintTimeless Principles TOWNSCAPE
    • Timeless Principles TOWNSCAPE