INTRODUCTION TO THE SMARTCODEdocuments.atlantaregional.com/Land Use/lu_lucc_tsw_smartcode_w… · INTRODUCTION TO THE SMARTCODE Tunnell-Spangler-Walsh & Associates Advantages of the

INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates

INTRODUCTION TO THE

SMARTCODE

Presentation to:Land Use Coordinating Committee

Presentation by:CALEB RACICOT

TUNNELL-SPANGLER-WALSH & ASSOCIATES

October 27, 2011


Key Terms


Zoning & Coding

• Laws regulating private development

• Based on the “police powers”

• The key implementation tool a local land use plan

“Zoning” is often used to refer to the separation of land patterns by use or zone.

“Coding” carries less baggage.


Overlay

• Base regulations remain• New regulations are

applied “in addition to” base ones


Form Based Codes

Conventional Codes1. Use2. Administration3. Form

Form-Based Codes1. Form2. Use3. Administration

CVS Pharmacy – East Haven, CT Davidson, NC


Form Based Codes

• Focus on shaping the form ofBuilt environmentBuilding exteriorsPlacement of buildings & their lotsDesign of streets & public spaces

• Not to be confused with design guidelines, form-based codes are regulatory, not advisory


Form Based Codes

• Can be presented in both diagrams & wordsA form-based code does not have to have drawingsDrawings are never legally defensible; text always supersedes

• Usually keyed to a regulating plan


Regulating Plan

The plan or vision

The Code/ Regulating

Plan

Images Courtesy Bill Spikowski


Traditional Neighborhood Development (TND)

• Designed for human scale• Focus on walkability &

connectivity• High quality public spaces• Mix of uses• Placement of parking lots &

garages away from street• Mix of housing styles, types &

sizes• Environmental features


The SmartCode


The SmartCode

• A model code Metrics designed to create a generic medium-sized American city structured into neighborhoods

• Must be locally customized

• Applications350+ communitiesCherokee and Cobb (adopted)Woodstock (underway)


The SmartCode

• Unified Land Development Regulation Can include future land use plan, zoning, subdivision regulations, urban design, signage, landscaping, and basic architectural standards


The SmartCode

• Form-Based featuresWidth sizesBlock sizesBuilding typeSetbacks & heightsBuilding placementParking placement


The SmartCode

• Rural-Urban Transect (T-Zones)All zones allow some mix of uses Offer a range of buildings, uses, thoroughfares & civic spaces that each has appropriate characteristics for its location


The SmartCode


The SmartCode

• SectorsRegional planningComprehensive planning

• Transect ZonesSite planningZoning


The Transect – T1: The Natural Zone

Courtesy Portland Development Commission


The Transect – T2: The Rural Zone


The Transect – T3: Suburban

Regional ExamplesAnsley ParkAdair ParkDruid Hills

Morningside


The Transect – T4: General Urban

Regional ExamplesResidential Midtown

Virginia-HighlandHistoric Roswell


The Transect – T5: Urban Center

Regional ExamplesMarietta Square

Downtown Decatur


The Transect – T6: Urban Core

ExamplesPeachtree Center Area

Peachtree Street in Midtown

Midtown ManhattanChicago’s Loop


The Transect – Special Districts


Advantages of the SmartCode

• Codifies the local visionPromotes a distinctive, attractive community with a strong sense of place

• Makes development decisions predictable, fair and cost effective

• Provides flexibility for developers and predictability for residentsAllows developers to respond to market changes, within reason

• Simplifies zoning and makes it clearer and mores intuitiveNon-professionals find it easier to use

• Makes efficient use of public funds


Transition Strategy

• Stakeholder engagement• Equivalency matrix

Translating current code to newAvoiding down-zoning

• GrandfatheringNon-conformities

• Regulating plan componentsStreets and trailsOpen spaces


Woodstock


Woodstock


Woodstock

• LCI and Downtown Master Plan

• 2005 Downtown CodeForm-basedSubareas


Woodstock

• Regulating planNew streetsStreet typoligiesGreenway/bicycle links

• Now pursuing citywide SmartCode




Street Network 2000


Street Network 2011








Thank You

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