Achieving Sustainability Using Form-Based Codes and the Transect - Parolek CNU 17

ACHIEVING SUSTAINABILITY USING
FORM-BASED CODES
AND
THE TRANSECT
Daniel Parolek
Principal, Opticos Design, Inc.
Bry Sarte,
Principal, Sherwood Design Engineers
Roger Eastman
Community Code Administrator, Flagstaff, AZ
Leslie Oberholtzer
Dir. of Planning, Farr Associates

Congress for the New Urbanism 2009
June 11th, 2009
Denver, CO
daniel.parolek@opticosdesign.com

“Top 20 Ways to Make a Green, Smart City”

#2 Replace Your Euclidean Zoning with Form-Based
Codes

Rob Dixon, Albuquerque developer in his keynote
presentation at the New Partners for Smart Growth
Conference, January 2009

Form-Based Codes Implementing Sustainable Urbanism

Agenda
1. Introduction: why are you here?
2. Dan Parolek
3. 5-10 min. of Q&A
4. Bry Sarte
5. 5-10 min. of Q&A
6. Roger Eastman
7. Leslie Oberholtzer
8. 1-20 min. of Q&A


D

BTL, Property Line
Form-Based Codes: J O

Rethinking Zoning to G H

Side Street
C B

Make Walkable/ A F
I N
M

Sustainable Urbanism BTL, Property Line Sidewalk E

the Default
Primary Street
: Form-Based Code Property Line

Key
Core (TC) Standards Property Line Setback Line
Build-to Line (BTL) Building Area

Building Placement Use
Daniel Parolek
Build-to Line (Distance from Property Line) Ground Floor Ser
Principal, Opticos Design, Inc. Front 0' A Re
Congress for the New Urbanism 2009 Side Street 0' B Pu
D
June 11th, 2009 Setback (Distance from Property Line) Upper Floor(s) Re
Denver, CO
BTL, Property Line

Side 0' C *See Table 4.1 for specific uses. G
daniel.parolek@opticosdesign.com Rear terfront shall be nonresidential an
J O K
Adjacent to NG Zone 8' D garages, or similar uses.
Adjacent to any other Zone 5' D
G H
Building Form L Height
Side Street

C B Primary Street Façade built to BTL 80% min.* E Building Min. 22'
Side Street Façade built to BTL 30% min.* F Building Max. 2.5
Lot Width
I N 125' max. Max. to Eave/Top of Parapet 35'
G
A F M
Lot Depth 100' max. H Ancillary Building Max. 2s
*Street façades must be built to BTL along first 30' from every corner. Finish Ground Floor Level 6"
ty Line Sidewalk E
Notes First Floor Ceiling Height 12'
Primary Street All floors must have a primary ground-floor entrance that
Property Line Street Upper Floor(s) Ceiling Height 8' m

Areas for Addressing Sustainability
1. Greenhouse Gas Emissions: Walkability, Vehicle Miles Traveled
(VMT)=Walkable, urban development
2. Energy Conservation
1. Renewable Energy
2. Energy Conservation
3. Water Conservation
4. Stormwater Management
5. Green Infrastructure and Low Impact Development
6. Food Production
7. Solid Waste


Applications to Create Walkable Urban Places:
A Growing List
1. Downtown Master Plans
2. Transit-Oriented Development
3. Corridor Revitalization Plans
4. Neighborhood Revitalization Plans
5. Speciﬁc Plan Development Standards
6. Regional Plan Implementation
7. General Plan Implementation
8. Historic Resource Preservation Planning
9. Greyﬁeld Redevelopment
10. University/Community Interface Plans
11. Subdivision Ordinances
12. Complete Development Code Updates
13. Model Codes
14. Regional Plan Implementation


Presentation Outline
1. Why zoning reform is necessary and why Form-Based Codes
2. Creating effective mixed-use zones: Getting to complete
neighborhoods
3. Small footprint density and walkable neighborhoods
4. Sustainable Cities and Regions with Form-Based Codes


1
Creating Walkable Urbanism: Where FBCs Can Be
the Most Effective

Zoning Reform: Removing Obstacles to Walkable
Urban Places


Getting to Compact Development & Lower VMT

“The key to substantial greenhouse gas (GHG)
reductions is to get all policies, funding, incentives,
practices, rules, codes, and regulations pointing in
the same direction to create the right conditions for
smart growth.”

“Growing Cooler” -Reid Ewing


Walkable Urban vs Drivable Sub-Urban Places
“..these two kinds of places appear to perform
fundamentally differently in how they lay out on the
ground and how they perform regarding market
acceptance, ﬁnancial performance, rental rates/
sales prices, tax revenue generation, and
environmental sustainability. Finally, infrastructure
investment, particularly in rail transit, and revised
zoning regulations should be seriously considered
by metropolitan area governments that are not
seeing growth in this type of development pattern. ”

“Option for Urbanism” -Chris Leinberger


Form-Based Codes as The Effective, Proven
Alternative


Form-Based Codes
"As global society swings into
action to reduce carbon
emissions, the data ever more
clearly points to the need to Form-Based Codes
reduce dependence on vehicular
mobility, and to remake the built
environment as transit- and
pedestrian-friendly places of
dense economic and social
interaction. Only the Form-Based A Guide for Planners, Urban Designers,
Municipalities, and Developers
Code can ensure such an
urbanism.”
Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides
Elizabeth Plater-Zyberk


“Sustainable Urbanism” Tools for Implementation
“By relating buildings back
to the street and open
spaces, rather than on
parking lots or private yards,
public spaces are redeﬁned
from the conventional
automobile-oriented scale to
the human or pedestrian-
oriented scale. This focus
allows form-based codes to
guide the creation of active,
sustainable neighborhoods.”


Role of FBCs in Lowering Carbon Emissions (GHG)
1. They provide a complete toolkit for regulating high-quality
compact, walkable, development
2. The public outreach aspect provides needed education and
community buy-in
3. They regulate for predictable results
4. They provide a predictable entitlements process for developers
doing the right thing
5. They have proven to be effective in all of the above


Old Deﬁnition
A method of regulating development to achieve a speciﬁc
urban form.

Form-Based Codes create a predictable public realm by
controlling physical form primarily, with a lesser focus on
land use, through city or county regulations.
Form-Based Code Institute


New Deﬁnition
"Form-based codes foster predictable built results and a
high-quality public realm by using physical form (rather
than separation of uses) as the organizing principle for the
code. They are regulations, not mere guidelines. They are
adopted into city or county law. Form-based codes are an
alternative to conventional zoning."


'N' ST

Regulating Plan EAST MILITARY

Regulating Places Not Uses EAST

W. 2ND ST
Downtown Mixed Use Master Plan Area and Parcels South of B Street
SOLANO SQUARE
LIBRARY

WEST MILITARY 'L' ST

E. 5TH ST
POST
CIVIC
Zoning Districts
CITY
ELEMENTARY
CENTER
PARK
PARK CITY HALL SCHOOL
OFFICE Town Core 'K' ST
K Street 'K' ST
Town Core-Open
YAC POOL
Neighborhood General
B.U.S.D. OFFICES
PRIORY 'J' ST

Neighborhood General - Open
SCHOOL
J Street 'J' ST

E. 6TH ST

E. 7TH ST
Public & Semi-Public 'I' ST

E. 4TH ST
ST
ST

E. 3RD ST
1ST
W. 2ND

E. 2ND ST
I Street 'I' ST
'H' ST

MARIA FIELD
FITZGERALD
W. 2nd Street

E. 2nd Street
FIELD
'G' ST
1st Street

RIBERO FIELD

H Street

E. 5TH ST
'H' ST

BENICIA

SEMPLE CROSSING G Street 'G' ST TURNBULL WASTE WATER

PARK TREATMENT
SEMPLE CT

E. 2ND ST

PLANT

F Street 'F' ST

BENICIA CITY LIMITS
'E' ST

E Street 'E' ST MARINA CONDOMIUMS

Form-Based Codes
ST

Implementing Sustainable Urbanism
1ST

SOUTHAMPTON
BAY
D Street 'D' ST BENICIA
MARINA

orm-Based Code

Core (TC) Standards Components (min.)
Form-Based Code

1. Building Form Standards
2. Regulating Plan (Non-land use
D
Organizing Principle)

BTL, Property Line
3. Frontage Types Standards J O K

4. Block and H
Subdivision Standards
L
5. Public Space Standards: Civic
C B
Side Street

Spaces and Thoroughfares I N
A F M
6. Building Types Standards
ine Sidewalk E
(Optional)
Primary Street Property Line Street

Line Setback Line
Form-Based Codes 1" = 15'-0"
Line (BTL) Building Area

Two Completely Different Types of Zones: Do Not
Try to Combine!

Form-Based Zones/ Special Districts/Auto
Transect Dependent
Low-carbon zones High-carbon zones

Lower parking requirements Higher parking requirements
(More walking, access to transit) (Less walking and access to transit)

Public realm = Public space Larger public and private open
space required due to isolation
Blended density (variety of types)
“Podded” densities and uses
Mixed use environments
Speciﬁc Uses allowed
Uses more ﬂexible based on
operational characteristics


The Transect: A Shared Methodology


Urban to Rural Transect
l. TRANSECT ZONES

DPZ: SmartCode


Modified Transect-Based
Form-Based Code T2 Rural T3 Sub-Urban T4 General Urban T5 Urban Center T6 Urban Core Other
Whittier Uptown U-E: Uptown Edge U-G: Uptown General U-CT: Uptown Center
Specific Plan

City of Grass Valley NG-2: Neighborhood NG-3: Neighborhood General-3 TC: Town Core
Development Code General-2 NC: Neighborhood Center
NC-Flex: Neighborhood Center-Flex

Miami 21 T3: Sub-Urban, with Re- T4: Urban General, with Restricted, Lim- T5: Urban Center, with T6: Urban Core, with Restricted, CI: Civic Institutional
stricted, Limited, and ited, and Open subsets Restricted, Limited, and Limited, and Open subsets, and T6-8, DI: Work Place District
Open subsets Open subsets -12, -24, -36, and -48 subzones based D2: Industrial District
on allowable number of floors

Santa Ana Renaissance UN-1: Urban UN-1: Urban Neighborhood-1 UC: Urban Center RR: Rail Station Zone R/I: Resident/Industrial
Specific Plan Neighborhood-1 CDR: Corridor

Benicia Downtown NG: Neighborhood NG-O: Neighborhood General-Open TC: Town Core
Form-Based Code General TC-O: Town Core-Open

Montgomery T2: Rural T3: Sub-Urban T4: General Urban T5: Urban Center T6: Urban Core T1: Natural
SmartCode

Sarasota County Edge General Core Preserve

Peoria Development West Main-Local Sheridan Triangle-Neighborhood Center Warehouse District-
Code Prospect Road-Neighborhood Center General
West Main-Neighborhood Center Warehouse District-
West Main-Local Commerce Local

St. Lucie County Edge General Center Core Countryside: Rural Fringe

Leander SmartCode T3: Sub-Urban T4: Neighborhood General T5: Neighborhood Center T6: Urban Core

Downtown Ventura T4.1: Urban General T5.1: Neighborhood Center T6.1: Urban Core
Specific Plan T4.2: Urban General 2
T4.3: Urban General 3
T4.4: Thompson Corridor

Blue Springs, MO Down- T3: Sub-Urban T4: General Urban T5: Urban Center CS: Civic Space
town Development Code


Modified Transect-Based
Form-Based Code T2 Rural T3 Sub-Urban T4 General Urban T5 Urban Center T6 Urban Core
Whittier Uptown U-E: Uptown Edge U-G: Uptown General U-CT: Uptown Center
Specific Plan

City of Grass Valley NG-2: Neighborhood NG-3: Neighborhood General-3 TC: Town Core
Development Code General-2 NC: Neighborhood Center
NC-Flex: Neighborhood Center-Flex

Miami 21 T3: Sub-Urban, with Re- T4: Urban General, with Restricted, Lim- T5: Urban Center, with T6: Urban Core, with Restrict
stricted, Limited, and ited, and Open subsets Restricted, Limited, and Limited, and Open subsets,
Open subsets Open subsets -12, -24, -36, and -48 subzon
on allowable number of floo

Santa Ana Renaissance UN-1: Urban UN-1: Urban Neighborhood-1 UC: Urban Center RR: Rail Station Zone
Specific Plan Neighborhood-1 CDR: Corridor

Benicia Downtown NG: Neighborhood NG-O: Neighborhood General-Open TC: Town Core
Form-Based Code General TC-O: Town Core-Open

Montgomery T2: Rural T3: Sub-Urban T4: General Urban T5: Urban Center T6: Urban Core
SmartCode

Sarasota County Edge General Core

Peoria Development West Main-Local Sheridan Triangle-Neighborhood Center Warehouse District-
Code Prospect Road-Neighborhood Center General
West Main-Neighborhood Center Warehouse District-
West Main-Local Commerce Local

St. Lucie County Edge General Center Core

Leander SmartCode T3: Sub-Urban T4: Neighborhood General T5: Neighborhood Center T6: Urban Core

Downtown Ventura
Specific Plan
Form-Based Codes
T4.1: Urban General
Implementing Center T6.1: Urban Core
T5.1: Neighborhood Sustainable Urbanism


2
Taking Form-Based Codes to Scale

Development Code Updates


Assessing City Application of Form-Based Zones
1. Downtowns: Mandatory
• Preserve, evolve or transform
2. Neighborhood Main Streets: Mandatory
3. Historic Neighborhoods: Mandatory
4. Aging strip corridors and greyﬁeld sites: Optional or mandatory
• Evolve or transform
5. Other large opportunity sites: Optional or mandatory
6. New growth areas: Optional or mandatory


Testing Grounds:
• City of Grass Valley (Adopted April 10, 2007)
http://www.cityofgrassvalley.com/services/departments/cdd/pub_rev_docs.php#DC
• Livermore, CA Development Code Update (Begun July 08)
www.ci.livermore.ca.us/CDD/Planning/zoning_code_update.html
• Flagstaff, AZ Development Code Update (Begun January 09)
http://az-ﬂagstaff2.civicplus.com/index.asp?NID=1416

Non-Opticos Codes:
• City of Miami (Public Review Draft)

http://www.miami21.org/
• Peoria, IL (Adopted June 17, 2007)
http://www.heartofpeoria.com/code.html
• City of Denver, CO (In progress)


Assessing Where to Apply Form-Based Codes
at a City-Wide Scale


Assessing FBC Application: Neighborhoods/Centers


with Schools

MS
ES
ES

JC

ES
ES MS
ES ES ES
PS
VS
HS MS
CS
HS
CS
ES PS
ES
ES
MS ES


with Transit

MS
ES
ES

JC

ES
ES MS
ES ES ES
PS
VS
HS MS
CS
HS
CS
ES PS
ES
ES
MS ES


Trails, Schools, Parks

Legend
<all other values>
ZONING
OS-F


Walkability: Existing

Legend
<all other values>
ZONING
OS-F


Short Term Convert Underutilized Commercial

Legend
<all other values>
ZONING
OS-F


Mid Term Convert Auto-Oriented
Neighborhood Commercial

Legend
<all other values>
ZONING
OS-F


Very Long Term: Increase Connectivity, Strategically
Insert New Neighborhood Main Streets

Legend
<all other values>
ZONING
OS-F


Long Term Potential Walkability: FBC Focus Areas

Legend
<all other values>
ZONING
OS-F


Regional Plan Implementation


.
Figure 1
Lake Tahoe Regional Plan
Draft Land Use Map

Lake Tahoe

M ar
let te
Lake
y
Washoe County

Ba
Carson City

d
al
er
Lake
Em Tahoe Douglas County

e
ak

Placer County
eL

El Dorado County
d
ca
se
Ca

e ra
ld
Ba
y
South Lake Tahoe
Em
ke
La
de
ca
se

ke
Ca

a f La
ke
af La
n Le
F alle

n Le

Land Use
Wilderness (T1)
F alle

Roadless Area (T2)
General Conservation (T3)
Recreation (T4)
Developed Recreation (T5)
LDR (T6)
HDR (T7)
Mixed Use (T8)
Town Center (T9)
Tourist (T10) 1:260,000
Special Districts (T11) 0 2 4 8 Miles


.
Figure 1
Draft Land Use Map
Lake Tahoe Regional Plan:
Transforming Auto-
Dependent Development

M ar
let te
Lake
Washoe County
Carson City

Land Use and Transportation Lake
Tahoe
policies:
Douglas County

• Walkable, more compact / higher-
Placer County

El Dorado County

density, mixed-use development
• Bicycle and pedestrian paths
• Expansion of mass transit Em
e ra
ld
Ba
y

ke
La
de
ca
• Advanced technologies for

se
Ca

ke
af La
automobiles

n Le
F alle
Land Use
Wilderness (T1)
Roadless Area (T2)
General Conservation (T3)
Recreation (T4)
Developed Recreation (T5)
LDR (T6)
HDR (T7)
Mixed Use (T8)
Town Center (T9)
http://www.trpa.org/default.aspx?tabindex=11&tabid=130 Tourist (T10) 1:260,000
Special Districts (T11) 0 2 4 8 Miles


Lake Tahoe Regional Plan

TRPA’s Mandate:
Reach/Protect Threshold Standards

• Vegetation • Wildlife/Fisheries
• Recreation • Scenic
• Water Quality Resources
• Air Quality
• Soil
Conservation • Noise

!""!#$%&'()"!*")(!+,-),$%&$.!/0.,!!11!23!,'!/)4&(%!
*-'%-$..!'(!56-$.6'"1!!,,)&(7$(,!


Node Analysis


Proposed Regional Plan Land Use
T1 T2
k General Developed
Wilderness Roadless Area Rural Sub-U
Forest & Park Land Recreation
(W) (RA) (R) (SU
(GF) (DR)

These areas contain ecological, These lands contain ecological, These are areas with value as These are primarily natural These are areas that are These are areas t
geological, and other features of geological, and other features of natural areas, an interface areas with good potential for sparsely settled with large lot single-family hous
scientific, educational, scenic scientific, educational, scenic between primitive and urban intensive outdoor recreation. single-family houses (estates). medium sized lots
and historical value. Permanent and historical value. Permanent areas, with strong environmental Recreation uses are designed to The majority of the land is of the lot is landsc
improvements and mechanized improvements in character with limitations on use, and with a be harmonious with the landscaped or maintained maintained natura

Form-Based Codes
uses are prohibited. the natural landscape and low- potential for dispersed recreation surrounding natural natural environment. Setbacks Setbacks are rela

These lands are managed to
impact motorized recreation are
allowed.
or low intensity resource
management. Vegetation is
environment. They are
accessible via a variety of
are deep and varied. There is
minimum street connectivity, and
varied and garage
prominent on a la
prevent the degradation of managed to ensure public safety transportation options. the areas are isolated. Streets of street elevation
wilderness character. Natural and healthy forest conditions. widths vary and may or may not minimum street co

stricts and Transect Zones
T3 T4 T5 T6 SD

n Neighborhood Edge Neighborhood General Neighborhood Center Town Core Special District
(NE) (NG) (NC) (T) (C) (SD)

onsist of These are areas that primarily These are areas that consist of These are mixed-use areas with These are mixed-use areas with These are the most intense These are areas that because of
n large to consist of single-family houses medium density housing types a vibrant public realm that a vibrant public realm that urban form areas that are their unique land use
e majority on medium to small sized lots such as cottage courts, mansion provide services and amentities provide services and amentities generally designated as characteristics require special
or with some existing cottage apartments, duplexes, for residents and visitors. for residents and visitors. community plan areas. These districts. Their form is
ironment. courts and duplexes. The fourplexes, and triplexes on Buildings have shallow or no Buildings have shallow or no are visitor destination areas that dependent upon their purpose.
deep and majority of the lot is still medium to small sized lots. setbacks, but there are regular setbacks, but there are minor have been designated to provide The purpose of this
e landscaped or maintained These types are compatible in breaks in the physical form breaks in the physical form commercial and public services classification is to concentrate
ercentage natural environment. Setbacks scale and form to adjacent lower- along the street edge provided along the street edge provided to the Region or have the such services for public

Form-Based Codes
ere is are relatively deep and varied. intensity residential, but yet by side setbacks and varied varied setbacks and frontages. potential to provide future convenience, separate
ctivity, and
not near
Strong street connectivity is
present, and the areas are
intense enough to support
transit. The lot is an equal
setbacks and frontages. The
built form covers a majority of the
The built form covers a majority
of the site. Strong street
commercial and visitor services
and mix use buildings with
incompatible uses, and allow
other noncommercial uses if
rcial adjacent/proximate to balance of built form site. Strong street connectivity is connectivity is present. Streets commercial and residential they are compatible with the
vary and commercial centers. Streets are andlandscaped or maintained present. Streets are narrow and are narrow and pedestrian- uses.. purpose of this classification
urbs and narrow and may or may not have natural environment. Setbacks pedestrian-oriented,should oriented,should integrate wide and other goals of this Plan.

3..
Making Mixed-Use Regulations Clear and Effective

Lack of Clarity of Intent in Mixed-Use Zones

What is the intent of the Zone?

Shopfront? Residential Flex? Hybrid?


2-55-020 Uses permitted.
2-55-030 Uses permitted with conditional use
Livermore, CA: Neighborhood MU Zone permit approval. e
2-55-040 Minimum lot specifications and lot
• Min 25% of sites floor area development regulations.
shall be commercial. Can be 2-55-010 Purpose.
100%. The purposes of the NM district are: a
A. To designate areas for the location of a mix-
• Commercial uses in conjunction m
ture of neighborhood-serving businesses and resi-
with residential development dential uses;
shall comprise a minimum floor B. To provide options for housing with ready
access to neighborhood shops;
area of 20 percent of the total C. To offer flexibility in subdivision design and d
floor area up to a maximum of development;
g
30 percent. D. To encourage a variety of housing types; and
E. To ensure that densities shall not exceed tr
• 1 spaces/ 500 sf those conforming to the general plan. In order to ro
• Base densities: 1-3 du/acre to achieve these goals and to enable the city to zone in
conformance with general plan densities, the NM
24-38 du/acre district is divided into the NM-1, NM-2, and NM-
• No min. front setback. Max 20’ 3 zones. (Ord. 1736 § 2, 2004) n

• Open space: 200 sf common, 2-55-020 Uses permitted.
100 sf private “Vertical mixed use is permitted and encouraged
The following uses are permitted subject to m
on site.”
approval of a zoning use permit, design review as
required under LPZC 5-05-110, and any other pre- e
requisite permits, and conformance to all applica-
ble regulations set forth in this chapter and in
Form-Based Codes code:
elsewhere in this Implementing Sustainable Urbanism a
A. Commercial Uses. Up to 100 percent of the m

Livermore Center: Dying Strip Mall to Main Street


Neighborhood Main Streets


Alternatives to Establish Regulatory Parameters

Minimum Mix of Uses Maximum Mix of Uses


Urban to Rural Transect as Starting Point
l. TRANSECT ZONES


Urban to Rural Transect as Starting Point
l. TRANSECT ZONES

T4-N T4-MS
Neighborhood Main Street/Center


03.18.08 05.27.08

t
Form-Based Zones: Modiﬁed Transect
T3-NG T4-NG T4-NG-O T4-MS T4-MS-O

T3-Neighborhood General T4-Neighborhood General T4-Neighborhood General -Open T4-Main Street T4-Main Street-Open
Desired Form Desired Form Desired Form Desired Form Desired Form
Residential Residential Residential Commercial/Shopfront Commercial/Shopfront
General Use General Use General Use General Use General Use
Residential Residential Open/Flexible: Residential, retail, general Vertical mixed-use: Retail, general Open/Flexible: Residential, retail, general
commercial, services, and public uses commercial, services, and public on the commercial, services, and public uses
mixed vertically and horizontally on a site ground floors with residential or commer- mixed vertically and horizontally on a site
cial uses on upper floors.

Intent Intent Intent Intent Intent
The primary intent of this zone is to The primary intent of this zone is to build To provide an appropriate transition from To integrate vibrant, main street com- To provide an appropriate transition from
protect the integrity and quality of the upon the unique characteristics of Liver- the neighborhood main street into the mercial and retail environment into the neighborhood main street into the
downtown neighborhoods more's downtown neighborhoods, but to residential areas, and to provide flexible neighborhoods that will provide access residential areas, and to provide flexible
allow them to evolve with medium density buildings that can allow the ground floor to day to day amenities within walking ground floor spaces in a commercial form
building types such as bungalow courts, commercial uses to expand as the market distance, reinforce a potential transit stop, that can allow the ground floor "shopfront
duplexes, and mansion apartments, at a desires. and serve as a focal point for the neigh- environment to expand as the market
smaller scale compatible to its context. borhoods desires.


Subdivision Design and Process Standards
1. Require large sites to be broken down into streets and blocks
2. Prescribe a min. and maximum mix of form-based zones
needed to meet intended goals. City should establish zones.
3. Provide ﬂexible building types to allow commercial uses to
respond to market demand
4. Think carefully about the amount of commercial/retail you
require: HIstoric Centers typically 20,000-40,000
5. Put maximums on parking regulations
6. Review in stages: Do not require all building design up front.
Approve a plan and regulating plan. Allow building review later.


Regulating Plan Draft


4
Encouraging Small Footprint Density & New Walkable
Neighborhoods

Zoning by Residential Density is Creating Bad
Places to Live


How dense can single family get?
1. Wrong building type
2. No street and block framework
(public realm)


Density Without Amenity

Density without amenity


Location of density

T1 NATURAL
ZONE T2 RURAL
ZONE T3 SUB-URBAN
ZONE T4 GENERAL URBAN
ZONE T5 URBAN CENTER T6 URBAN CORE
ZONE ZONE SD SPECIAL
DISTRICT

Wrong place for density

SmartCode (Image Credit: DPZ)


Location of density

T1 NATURAL
ZONE T2 RURAL
ZONE T3 SUB-URBAN
DISTRICT

Right place for density



Location of density

T1 NATURAL
ZONE T2 RURAL
ZONE T3 SUB-URBAN
DISTRICT

Where Has Zoning Left the Biggest Gap?



Blended density neighborhood in King City

Arboleda Speciﬁc Plan
King City, CA
Creekbridge Homes

King City, Density: How Do You Do This With Zoning?
Blended CA

Townhouse
18 du/acre

Mews House
15 du/acre

Courtyard
30 du/acre

Single Family
9-13 du/acre


Courtyard Housing: 30 du/acre


Hercules, California
• San Francisco Bay Area
• Population: 19,488
• Contra Costa County
• Established as company
housing by the California
Powder Works in 1881


Regulating Plan and Building Form Standards
3.!Main!Street!
Main Street is lined with mixed-use shopfront A.!Building!Placement:
buildings that are positioned at the front of each
lot. It features angled parking or parallel parking Build-to-line location: 0 ft. from property
and wide sidewalks. Trees in the right-of-way line
Four-Lane Avenue (p. **)
are optional. Colonnades are encouraged, to help Space Between 0 ft. if attached
give the street narrower proportions and better Buildings: 6–10 ft. if detached
Two-Lane Avenue (p. **)
spatial definition.
Main Street (p. **)
Notes:!! B.!Building!Volume:!!
Town Center Street (p. **)
Bldg. Width: 16 ft. minimum
1. Appurtenances may extend beyondNeighborhood Street (p. **)
the
160 ft. maximum
height limit. Neighborhood Lane (p. **)
2. Building fronts are required to provide Bldg. Depth: 125 ft. maximum
Two-Way Edge Drive (p. **)
shelter to the sidewalk by means of at least
Bldg. Height: 3 stories minimum
One-Way Edge Drive (p. **) stories maximum
one of the following: arcade, colonnade,
5
marquee, awning, or second-floor balcony.
55 ft. maximum
3. The alignment of floor-to-floor heights of
The first floor shall be a
abutting buildings is encouraged to allow for
minimum of twelve (12) feet in
shared use of elevators.
height

Development under this Code is regulated by
street type. The various street types are related
to each other in a hierarchical manner. When
Four-Lane Avenue (p. **)
these spaces intersect, the primary street
frontage isTwo-Lane Avenue (p. **) order in the
determined by its higher
hierarchy. Mainfront of a **)
The Street (p. building and its main
entrance must face the Street (p. street frontage.
Town Center primary **)
Neighborhood Street (p. **)
Neighborhood Lane (p. **) !
! !
Two-Way Edge Drive (p. **)
!
One-Way Edge Drive (p. **)
This!illustration!depicts!a!district!of!streets!and!buildings!suited!to!serve!a!fine"grained!mix!of!
A. Hierarchy of Street Types: uses.!The!City!expects!a!mix!of!allowed!uses!to!occur!in!all!neighborhoods!and!blocks.!The!City!
! Four-Lane Avenue will!require!a!mix!of!uses!within!buildings!along!Main!Street!and!the!Four"Lane!Avenue.!The!
(Primary)

! Two-Lane Avenue
Highest

Example: II-6
City!will!not!require!particular!uses!nor!a!particular!distribution!of!uses,!but!will!require!the!
! Main Street This building is located at the intersection of Main July 16, 2001
Street and Town Center Street types. Main Street integration!of!residential!and!commercial!uses.!Uses!allowed!by!right!or!by!permit!or!that!are!
! Town Center Street is higher than Town Center Street in the Hierarchy
prohibited!are!listed!in!Chapter!V!of!this!Code.!!
of Street Types, therefore the building should follow
! Town Center Street B Main Street requirements.

Central Hercules Plan and FBC (Dover, Kohl & Partners)
! Neighborhood Street
(Secondary)

! Neighborhood Lane The!City!will!require!a!variety!of!architectural!styles!along!all!street!types.!However,!along!
Lowest

! Two-Way Edge Drive Main!Street!and!the!Four"Lane!Avenue,!proposals!for!colonnades!will!be!scrutinized!to!ensure!
! One-Way Edge Drive adequate!sight!distance!for!automobile!drivers.!
(Alleys are covered under General Provisions, as they are never fronted by main
structures.)

Some inspiration!
New walkable neighborhood
16 du/acre

Duplexes
20 du/acre

Tuck under sf
15 du/acre


VMT Reduction and The Central Hercules Plan
-The Hercules New Town Center will result in VMT reductions of 50
to 70 million miles annually from the business as usual scenario for
2035 (2035 is the project build-out date). Business as usual scenario
means not having a town center in Hercules.

-The long-term effect of the New Town Center will be to reduce VMT
by 50% from an average of 50 miles per household per day to
25 miles per household per day within the New Town Center's
catchment area (catchment area is a 7-minute drive to the New Town
Center).

-Over thirty years, reducing average daily household VMT by 25 miles
will save consumers nearly half a billion dollars in gasoline. This
is approximately $850 a year per household not spent on gas
(assuming a real price of $4/gallon)
Data provided by Joanna Malaczynski


Other Small Footprint Building Types Regulated
by Form-Based Codes


East Beach: Norfolk, VA
Mansion Apartment- 32 units/acre


1 space per unit-off street parking


Live-work at neighborhood center


Summary
1. Reﬁne mixed-use regulations using Form-Based Codes
2. Calibrate all supplementary/supporting regulations or standards
to the transect (urban to rural)


Code Resources
Resources:
“Form-Based Codes.” Available at
opticosdesign.com
Form-Based Codes
www.formbasedcodes.org

Opticos’ FBCs
www.opticosdesign.com
A Guide for Planners, Urban Designers,
Smart Code and Transect Municipalities, and Developers
www.smartcodecentral.com

I will be signing my books at Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICP
Forewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides

the FBCI booth immediately
after this session until
6:15 pm

Sustainability and Zoning Reform

Sustainable Community Development Code
A Code for the 21st Century

Beta Version 1.1 Revised: 12/1/08

Sustainable Community Development Code Beta Version 1.1 Page 1 of 40


RMLUI Sustainable Community Development Code
4. MOBILITY & TRANSPORTATION
4.1. Transit Oriented Development
Topics 4.2. Mobility Systems
The proposed topics to be covered in the Sustainable Community Development Code are 4.2.1. Complete Streets
listed below. Other topics are under consideration. Background research monologues 4.2.2. Pedestrian and Bicycle Systems.
have been prepared for many of these topics and are available online at .law.du.edu/ . 4.2.3. Public Transit)
Work is continuing on individual sections. 4.3. Parking

1. ENVIRONMENTAL HEALTH AND NATURAL RESOURCES 5. COMMUNITY
1.1. Climate Change 5.1. Community Development
1.2. Low Impact Development and Green Infrastructure 5.2. Public Participation and Community Benefits
1.3. Natural Resource Conservation/Sensitive Lands Protection
1.4. Water Conservation 6. HEALTHY NEIGHBORHOODS, HOUSING, FOOD SECURITY
1.5. Solid waste and recycling 6.1. Community Health
6.2. Affordable Housing
2. NATURAL HAZARDS 6.3. Housing Diversity and Accessibility
2.1. Floodplain Management 6.4. Food Production and Security
2.2. Wildland-Urban Interface/Wildfires
2.3. Coastal Hazards 7. ENERGY
2.4. Steep Slopes 7.1. Renewable Energy: Wind (small- and large-scale)
7.2. Renewable Energy: Solar (including solar access)
3. LAND USE AND COMMUNITY CHARACTER 7.3. Renewable Energy: Small-Scale Hydropower
3.1. Character and Aesthetics 7.4. Energy Efficiency and Conservation
3.2. Urban Form and Density
3.3. Historic Preservation 8. LIVABILITY
8.1. Noise
8.2. Lighting
8.3. visual Elements



RMLUI Sustainable Community Development Code
DRAFT Sustainable Community Development Code Framework

CLIMATE CHANGE AND GREENHOUSE GAS REDUCTION
KEY STATISTICS AND FACTS:
! Greenhouse gases include carbon dioxide, methane, and nitrous oxides.
! The United States, with 4% of the world’s population, emits almost 25% of global carbon dioxide each year—second only to China. Carbon emissions in the U.S. have increased about 20% since 1990
! In the U.S., each person’s direct emissions amount to 40% of this total—mostly from household energy and transportation. Total per person carbon emissions are about 16.5 metric tons (11.0 home; 5.00 auto; .5 air travel). 60% of transportation emissions
come from fueling and driving autos.
! The average mid-size car emits 9.500 pounds of carbon dioxide annually
! In the U.S., development is becoming more spread out--land consumed for development has increased at a rate of twice that of population growth between 1982 and 2002. During that period, per capita vehicle miles traveled (VMT) increased three times
population growth
! According to a study of 83 metro areas by Reid Ewing, residents in compact regions (Boston, Portland) drove about 25% less than those in sprawling regions (Atlanta, Raleigh)
! Residents in the most walkable neighborhoods drive 26 fewer miles per day than those in the most sprawling areas according to a report conducted in King County, Washington, by Larry Frank. A study for the City of Sacramento, CA, reported that a compact
growth scenario would result in a 25% reduction in VMT per house per day
! According to a study by Ewing, a doubling of development density can reduce VMTs by 5%. Other studies report a 5-15% reduction in VMT associated with mixed-use projects
! According to the Dept. of Energy, a 30-year old hardwood tree can sequester the equivalent of 136 pounds of carbon dioxide annually. About 70 such trees would offset the carbon dioxide emissions from one medium-size car
! Planting a hectare of riparian forest can over the next 100 years offset the carbon emissions caused by 54,000 gallons of gasoline
! Net carbon sequestration by forests, urban trees, and agriculture can offset 15% of total U.S. carbon dioxide emissions annually

CLIMATE CHANGE AND GREENHOUSE GAS REDUCTION
Achievement Levels (Note: higher levels generally incorporate or exceed actions of lower levels)
Bronze (Good) Silver (Better) Gold (Best) References/Commentary Code Examples/Citations
Remove ! Allow mixed-use development by ! Allow larger recycling facilities in ! Require all single-family ! See . for tools for protecting trees ! Colorado Springs Mixed-Use
Obstacles right in selected zone districts appropriate industrial and commercial developments to include minimum and urban forests Development Manual,
! Permit solar and small wind turbines zone districts % of accessory units ! T. Litman, Parking Management Best ://www.springsgov.com/units/planning/
0 Currentproj/CompPlan/MixedUseDev/I.
by right in selected zone districts ! Reduce parking requirements for ! Prohibit single-use Practices, American Planning Assn.
(See Renewable Energy Section mixed-use developments/in mixed- developments/buildings in 2006 ! Santa Cruz, CA – accessory dwelling
(solar access and wind power) of use districts commercial zone districts (e.g., ! See Smart Code mixed-use unit program ://www.ci.santa-
Code framework for citations) ! Tailor development standards (e.g., downtown) (transect) districts at cruz.ca.us/pl/hcd/ADU/adu. . See
! Allow accessory units and live/work landscaping, open space, parking) to ! Prohibit urban level development ://www.smartcodecentral.org/ Housing Affordability Section of Model
units by right in residential zone encourage infill and mixed-use (e.g., more than 1 residential Code for additional citations regarding
! US Department of Energy accessory dwelling units
districts development (e.g., alternative open unit/acre) outside defined urban methodology for calculating carbon
! Allow live-work units in commercial space such as plazas, community service areas sequestration by trees: ! State of Oregon urban growth boundary
and mixed-use districts Permit small- gardens, green roofs; reduced ://ftp.eia.doe.gov/pub/oiaf/1605/cdro regulations
scale recycling facilities in residential landscaped buffers with enhanced m/pdf/sequester. ://www.oregon.gov/LCD/ruraldev.
zone districts ornamental fencing)
! Reduce overly restrictive
height/setback requirements for
small-scale wind turbines
Create ! Offer density/height bonuses for ! Reduce transportation impact fees for ! Encourage low-energy ! Chesapeake Bay Program urban tree ! Portland, OR, FAR bonuses for
Incentives green roofs mixed-use and infill projects to reflect maintenance landscaping by giving canopy program ecoroofs (City zoning code 33.510:
! Give bonus points for green/cool lower traffic generation additional landscaping credit ://www.dnr.state.md.us/forests/progr ://www.epa.gov/hiri/resources/pdf/Ecor
roofs in commercial design standard ! Create density bonus and expedited ams/urban/urbantreecanopygoals. oofsandGreenCityStrategies.
point systems processing incentives for infill and ! For general information on permeable



TE CHANGE AND GREENHOUSEand Green House
Climate Change GAS REDUCTION Gas Reduction
Achievement Levels (Note: higher levels generally incorporate or exceed actions of lower lev
Bronze (Good) Silver (Better) Gold (Best)
Remove ! Allow mixed-use development by ! Allow larger recycling facilities in ! Require all single-fami
Obstacles right in selected zone districts appropriate industrial and commercial developments to includ
! Permit solar and small wind turbines zone districts % of accessory units
by right in selected zone districts ! Reduce parking requirements for ! Prohibit single-use
(See Renewable Energy Section mixed-use developments/in mixed- developments/building
(solar access and wind power) of use districts commercial zone distri
Code framework for citations) ! Tailor development standards (e.g., downtown)
! Allow accessory units and live/work landscaping, open space, parking) to ! Prohibit urban level de
units by right in residential zone encourage infill and mixed-use (e.g., more than 1 resid
districts development (e.g., alternative open unit/acre) outside defin
! Allow live-work units in commercial space such as plazas, community service areas
and mixed-use districts Permit small- gardens, green roofs; reduced
scale recycling facilities in residential landscaped buffers with enhanced
zone districts ornamental fencing)
! Reduce overly restrictive
height/setback requirements for
small-scale wind turbines
Create ! Offer density/height bonuses for ! Reduce transportation impact fees for ! Encourage low-energy
Incentives green roofs mixed-use and infill projects to reflect maintenance landscap
! Give bonus points for green/cool lower traffic generation additional landscaping
roofs in commercial design standard ! Create density bonus and expedited
point systems processing incentives for infill and

able Community Development Code Beta Version 1.1

Climate Change and Green House Gas Reduction
vels)
References/Commentary Code Examples/Citations
y ! See . for tools for protecting trees ! Colorado Springs Mixed-Use
de minimum and urban forests Development Manual,
! T. Litman, Parking Management Best ://www.springsgov.com/units/planning/
Practices, American Planning Assn. Currentproj/CompPlan/MixedUseDev/I.
s in 2006 ! Santa Cruz, CA – accessory dwelling
cts (e.g., ! See Smart Code mixed-use unit program ://www.ci.santa-
(transect) districts at cruz.ca.us/pl/hcd/ADU/adu. . See
velopment ://www.smartcodecentral.org/ Housing Affordability Section of Model
dential Code for additional citations regarding
! US Department of Energy accessory dwelling units
ed urban methodology for calculating carbon
sequestration by trees: ! State of Oregon urban growth boundary
://ftp.eia.doe.gov/pub/oiaf/1605/cdro regulations
m/pdf/sequester. ://www.oregon.gov/LCD/ruraldev.

! Chesapeake Bay Program urban tree ! Portland, OR, FAR bonuses for
ing by giving canopy program ecoroofs (City zoning code 33.510:
credit ://www.dnr.state.md.us/forests/progr ://www.epa.gov/hiri/resources/pdf/Ecor
ams/urban/urbantreecanopygoals. oofsandGreenCityStrategies.
! For general information on permeable

Preserving the Historic Character While Allowing
Evolution

http://www.opticosdesign.com/projects/cd_bedwntwn.html

Reﬁning the Deﬁnition of Mixed Use
General Plan Definition: Downtown Mixed Use:
This category includes residential, retail, office,
public, and quasi-public uses…
How would this make you feel as a home
owner in the neighborhood?

Its purpose is to encourage a mix of compatible
uses adjacent to the Downtown, upgrading of
existing buildings, preservation and adaptive
reuse of historic buildings
Mixed use as the answer to everyone’s
problems
“Mixed Use” includes the mixing of permitted
activities within the same building or within
separate buildings on the same site or on a
contiguous site.


Regulating Plan


Town Core (TC)

Form Shop front
Commercial
ground ﬂoor,
Use Residential or
Commercial
above
Mixed
Vertical mixed use
Use


Town Core-Open (TC-O)

Form Shop front
Commercial or
Use Residential on all
ﬂoors
Mixed
Flexible use
Use


Neighborhood General (NG)

Form Residential
Use Residential
Additional units to
Mixed rear, workshops,
Use ancillary ofﬁce
spaces off alley


Neighborhood General-Open (NG-O)

Form Residential
Use Residential
Additional units to
Mixed rear, workshops,
Use ancillary ofﬁce
spaces off alley


Achieving Sustainability Using Form-Based Codes and the Transect - Parolek CNU 17

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