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Page 1: Form Based Code 101

Form-Based Code 101

1

Austin, Texas

Solicitation Number: CLMP122 Comprehensive Land Development Code Revision

Opticos Design, Inc. with: Fregonese Associates | Peter J. Park | McCann Adams | Cultural Strategies

Group Solutions | Lisa Wise Consulting | RCLCO | ECONorthwest Taniguchi Architects | Kimley Horn | McGuireWoods | Urban Design Group

December 14, 2012

05.27.08

Building Placement

Build-to Line (Distance from Right of Way)Bayfront Boulevard 0' A

Civic Space1 / Secondary Street 0' B

Bayfront Promenade1 10' min.; 20' max.2 C

Side 0' D

BTL Defined by a BuildingBayfront Boulevard 100% min.Secondary Street / Civic Space1 80% min.3

Bayfront Promenade1 80% min.1 The Bayfront Promenade is treated as its own frontage distinct from the Civic Space frontage within this zone.2 The BTL for the first building to receive planning department approval becomes the set BTL (must be within this range) for this zone. All subsequent buildings must match the first building's BTL.3 60% min. on Block J

Setback (Distance from Property Line or ROW)Rear 0' min.

Lot SizeWidth 100' min. E

Depth F

North of Bayfront Blvd. 100' min.South of Bayfront Blvd. 50' min.

Building Form

HeightBuilding 2 Stories min.;

4 Stories max.H

Ground Floor Finish Level 6" max. I

Ground Floor Ceiling 14' min. clear J

Upper Floor(s) Ceiling 8' min. clear K

FootprintDepth, Ground-floor Commercial Space

Bayfront Boulevard 50' min.Bayfront Promenade 30' min.Secondary Street 30' min.

Miscellaneous Distance between Entries

To Ground Floor 50' max.All upper floors must have a primary entrance along Bayfront Blvd.Service entries may not be located on Bayfront Boulevard.

Building Placement (Continued)

MiscellaneousBuildings must be built to BTL along each facade within 30' of a corner.

G

See the Streets and Circulation Regulation Plan on page 4-3 for the determination of Primary and Secondary Streets.

T5-MS: Bayfront Boulevard Main Street Standards

Cont'd.

1-12 HWDMP Sub-District AmendmentsOpticos Design, Inc.

Chapter 1: Building Form Standards

Sidewalk

Bayfront Boulevard

Bayfront Promenade / Rear

Seco

ndar

y St

reet

Civ

ic S

pace

BTL, ROW Line

BTL,

RO

W L

ine

BTL,

RO

W L

ine

A

C

EFD BB

I

ROW Line Street

K

K

K

J

H

G

G

G

G

G

G

G

G

ROW / Property LineBuild-to Line (BTL)

Setback LineBuilding Area

Key

A Guide for Planners, Urban Designers,Municipalities, and Developers

Form-Based Codes

Daniel G. Parolek, AIA Karen Parolek Paul C. Crawford, FAICPForewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides

T2

T1

T3

T4

T5

T6

Civic

EROUTE66

E BUTLERAVE

NBEAVER

ST

INTERSTATE

40

SMILTONRD

NLEROUX

ST

NPINE

CLIFFDR

NSAN

FRANCISCO

ST

W BIRCH AVE

N THORPERD

NBONITO

ST

W ASPEN AVE

NSWITZER

CANYONDR

W CHERRY AVE

SBABBITT

DR

NAZTE

CST

EDAVID

DR

KNOLESDR

NTURQUOISE

DR

W BEAL RD

NHUMPHREYS

ST

SO'LE

ARYST

SSANFRANCISCOST

SBEAVER

ST

W ELM AVE

E CHERRY AVE

W CLAY AVE

E FRANKLIN AVE

NKENDRICK

ST

NNAVA

JODR

WROUTE

66

SLONETREE

RD

NAGASSIZ

ST

SLEROUX

ST

NFORTVALLEY

RD

NLOCUSTST

WCOCONINO

AVE

WKAIBAB

LN

E SAWMILL

RD

W FOREST

AVE

NPARK

ST

E BIRCH AVE

W SANTA FE AVE

EPONDEROSA

PKWY

W PHOENIX AVE

WLOWER

COCONINO

AVE

NVERDE

ST

W RIORDAN RD

W DALE AVE

NBERTRAND

ST

NGEMINI

DR

NSITGREAVES

ST

NROCKRIDGERD

E ASPEN AVE

NMOGOLLON

ST

W BUTLER AVE

E ELM AVE

WCHATEAUDR

W NAVAJO RD

W DUPONT AVE

SWINDSORLN

W OAKAVE

NELDEN

ST

NHOPIDR

NOELLELN

NWESTST

W FINE AVE

E BRANNE

N AVE

E DALE AVE

WMETZWALK

NRIM

DR

W HUNT AVE

SELLIOT

ST

WMARS

HILLRD

SMIKES

PIKE

SSPRING

ST

E COTTAGE AVE

NKINLANIRD

NKITTR

EDGERD

SAGASSIZ

ST

E ELLERY AVE

W SULLIVAN AVE

N FOREST VIEWDR

SVERDEST

NCURLIN

GSMOKEDR

NJAMES

ST

NIZA

BELST

WGRANDCANYON

AVE

W BENTON AVE

EPAYTONWAY

E PHOENIX AVE

NMORIAH

DR

W PIUTE

RD

SFOUNTAINEST

NWILLIAM

RD

W TUCSON AVE

W APACHE RD

E MAPLE

AVE

SPARK

ST

E DUPONT AVE

W TOMBSTONE AVE

SRIVERRUNRD

E ARROWHEAD AVE

W HAVASU

PAIRD

WSUMMITAVE

E MOUNTAIN VIEW AVE

W COTTAGE AVE

E FINE AVE

E JACKSO

N DR

NENTERPRISE

RD

EJONNYLP

SCAMBRIDGELN

DESILVA AVE

SELDENST

SHUMPHREYS

ST

NTOLTEC

ST

W TOLCHACO RD

OSBORNE

DR

SBLACKBIRDROOST

SMALPA

ISLN

E HUNTIN

GTON DR

E HILLTO

P AVE

NCENTERST

SSYCAM

OREST

ETERRACE

AVE

SERNESTST

SFLORENCE

ST

E KENSING

TONDR

E BENTON AVE

E APPLEWAY

PAYTONWAY

W ELLERY AVE

E FOREST

AVE

E HUTCHESON DR

NMCMILLA

NRD

E JOHNSO

N AVE

SWALNUT

ST

PINON

CT

SPASEO

DELFLAG

W WHIPPL

E RD

NAPOLLO

WAY

EPAS

EODEL RIO

TORMEY AVE

E PICCADIL

LYDR

MOUNTA

IN VIEWDR

E CRESTV

IEWDR

SWILSON

LN

W WHITIN

G RD

SKINGMAN

ST

E WOODL

ANDDR

S BRANNEN CIR

NHEMLOCKWAY

W COLUMBUS AVE

SSEVILLE

LN

NCHARLESRD

NMANZANITA

WAY

SCALLE

REPOSA

N CLARK

CIR

E ASHURS

T AVE

MCCREA

RY

ESHERWOOD

LN

NEVERGREENDR

SWITZE

R DR

SMARICOPA

ST

NOTTO

DR

W HOGAN

DR

NGEORGEST

NCANYO

NTERRACE

DR

SREGENTST

SGABELST

WMONTVALE

AVE

SBUCKINGHAM

LN

N CIRCLE DR

NLOMALAILN

E HUNT AVE

E CALLE CONTENTA

SPINNACLE

ST

MCMULLEN

CIR

EOLIVINEWAY

SGLOBE

ST

NCONIFE

RRD

NHILLSIDE

ST

ECANYON

VIEWDR

NCIRCLE

VIEWDR

HOSKIN

S AVE

S NOELLE LN

SKENDRICK

ST

W MCMULLEN CIR

SLUMBER

ST

SCOLORADOST

E CHURCH

ILLDR

E BARROW

AVE

E TURNEY DR

NCLEAR

VIEW

DR

NSUNSETDR

W ANDERS

ONRD

GREENBRIAR

LN

E COLUMBUS AVE

STRAIL

OFTHEWOODS

ESTONERIDGEDR

W CEDAR

AVE

E HATCHER DR

W LAVA LN

E TREVOR WAY

EIVYLN

BLOME DR

NKUTCH

DR

NMAGMA

WAY

NHILLTO

PDR

W BASALT

LN

EOLD

CANYON

CT

EJACOB

WAY

WDEANNA

DR

E RUSS WAY

SCARRIAGELN

E MCCRAC

KENST

E HELEN WAY

E CHUBS WAY

E MAKAYLA WAY

SLONETREERD

SBEAVERST

NAZTEC

ST

WROUTE

66

T2

T1

T3

T4

T5

T6

Civic

E ROUTE

66

E BUTLER AVE

NBEAVERST

INTERSTATE40

SMILTON

RD

NLEROUXST

NPINE

CLIFFDR

NSANFRANCISCO

ST

W BIRCH AVE

N THORPE RD

NBONITO

ST

W ASPEN AVE

NSW

ITZERCANYONDR

W CHERRY AVE

SBABBITTDR

NAZTEC

ST

EDAVID

DR

KNOLES

DR

NTURQUOISEDR

W BEAL RD

NHUMPHREYSST

SO'LE

ARYST

SSAN

FRANCISCO

ST

SBEAVER

ST

W ELM AVE

E CHERRY AVE

W CLAY AVE

E FRANKLIN AVE

NKENDRICKST

NNAVAJO

DR

WROUTE66

SLONETREERD

NAGASSIZ

ST

SLEROUXST

NFORTVALLE

YRD

NLOCUSTST

W COCONINO

AVE

WKAI

BABLN

E SAWMILL RD

W FOREST AVE

NPARKST

E BIRCH AVE

W SANTA FE AVE

EPONDEROSAPKW

Y

W PHOENIX AVEW

LOWER

COCONI

NOAVE

NVERDEST

WRIORDAN

RD

W DALE AVE

NBERTRAND

ST

N GEMINI D

R

NSITGREAVESST

NROCKRIDGE

RD

E ASPEN AVE

NMOGOLLONST

W BUTLER AVE

E ELM AVE

W CHATEA

U DR

W NAVAJO RD

W DUPONT AVE

SWINDSOR

LN

W OAK AVE

NELDENST

NHOPIDR

NOELLE

LN

NWESTST

W FINE AVE

E BRANNEN AVE

E DALE AVE

WMETZWALK

NRIM

DR

W HUNT AVE

SELL

IOTST

WMARSHILL

RD

SMIK

ESPIK

E

SSPRING

ST

E COTTAGE AVE

NKINLANIRD

NKITTREDGE

RD

SAGASSIZ

ST

E ELLERY AVE

W SULLIVAN AVE

NFOREST

VIEWDR

SVERDE

ST

NCURLIN

GSMOKE

DR

NJAM

ESST

NIZABELST

W GRAND CANY

ON AVE

W BENTON AVE

EPAYTON

WAY

E PHOENIX AVE

NMORIAH

DR

W PIUTE RD

SFOUNTAINE

ST

NWILLIAM

RD

W TUCSON AVE

W APACHE RD

E MAPLE AVE

SPARKST

E DUPONT AVE

W TOMBSTONE AVE

SRIVER

RUN

RD

EARROWHEAD

AVE

W HAVASUPAI RD

W SUMMIT AVE

EMOUNTAIN

VIEWAVE

W COTTAGE AVE

E FINE AVE

E JACKSON DR

NENTERPRISERD

EJONNYLP

SCAMBRIDGE

LN

DESILVA AVE

SELDEN

ST

SHUMPHREYSST

NTOLTECST

WTOLCHACO

RD

OSBORNEDR

SBLACKBIRD

ROOST

SMALPAIS

LN E HUNTINGTON DR

E HILLTOP AVE

NCENTER

ST

SSYCAMOREST

ETER

RACEAVE

SERNESTST

SFLO

RENCEST

E KENSINGTON DR

E BENTON AVE

E APPLE WAY

PAYTON

WAY

W ELLERY AVE

E FOREST AVE

E HUTCHESON DR

NMCMILLA

NRD

E JOHNSON AVE

SWALNUTST

PINON CT

SPASEODELFLAG

W WHIPPLE RD

NAPOLLOWAY

E PASEO DEL RIO

TORMEY AVE

E PICCADILLY DR

MOUNTAIN VIEW DR

E CRESTVIEW DR

SWILS

ONLN

W WHITING RD

SKINGMANST

E WOODLAND DR

SBRANNEN

CIR

NHEMLOCK

WAY

W COLUMBUS AVE

SSEVILLE

LN

N CHARLES

RD

NMANZANITA

WAY

SCALLE

REPOSA

N CLARK CIR

E ASHURST AVE

MCCREARY

ESHERW

OODLN

NEVERGREEN

DR

SWITZER DR

SMARICOPA

ST

NOTTO

DR

W HOGAN DR

NGEORGE

ST

NCANYON

TERRACEDR

SREGENTST

SGABELST

W MONTVALE

AVE

SBUCKINGHAM

LN

NCIRCLE

DR

NLOMALAILN

E HUNT AVE

ECALLE

CONTENTA

SPIN

NACLE

ST

MCMULLENCIR

EOLIVINE

WAY

SGLOBEST

NCONIFER

RD

NHILLSIDEST

ECANYONVIEW

DR

NCIRCLE

VIEWDR

HOSKINS AVE

SNOELLE

LN

SKENDRICKST

W MCMULLEN CIR

SLUMBERST

SCOLORADO

ST

E CHURCHILL DR

E BARROW AVE

ETURNEY

DR

NCLEAR

VIEW

DR

NSUNSETDR

W ANDERSON RD

GREEN

BRIAR

LN

E COLUMBUS AVE

STRAIL

OFTHE

WOODS

E STONE

RIDGE

DR

W CEDAR AVE

EHATCHER

DR

W LAVA LN

ETREVOR

WAY

EIVYLN

BLOME DR

NKUTCH

DR

NMAGMAWAY

NHILLT

OPDR

W BASALT LN

EOLDCANYONCT

EJACO

BWAY

W DEANNADR

ERUSS

WAY

SCARRIAGE

LN

E MCCRACKEN ST

EHELEN

WAY

ECHUBS

WAY

EMAKAYLA

WAY

SLONETREE

RD

SBEAVER

ST

NAZTECST

WROUTE

66

0 200' 400'

1 Acre¼ Acre

Regulating PlanFlagstaff, Arizona

October 9, 2009

© C o p y r i g h t 2 0 0 8

Opticos Des ign, Inc.

1285 G i lman Stree t

Berkeley, CA 94706

510 - 558 - 6957

0 200' 400'

Opticos Des ign, Inc.

2100 Milvia St, Ste 125

Berkeley, CA 94704

p: 5 1 0 . 5 5 8 . 6 9 5 7

f: 5 1 0 . 8 9 8 . 0 8 0 1

w: opticosdesign.com

Sound Check

Dan ParolekPrincipal, Opticos Design, Inc.

Brown Bag LunchNovember 17, 2015

Page 2: Form Based Code 101

© 2015 Opticos Design, Inc. |

Euclidean Zoning is an Out-of-Date Operating

2

Page 3: Form Based Code 101

© 2015 Opticos Design, Inc.

Conventional Zoning Summarized

95. Physical culture institution

109. Potato chip manufacturing

127. Tombstones, retail sales

135. Turkish bath

19. Baths, Turkish

25. Boxing arena

28. Chinchillas, retail sales

41. Eleemosynary institutions

42. Embalming business

• Emphasis on regulation by use

• Disconnect between land use, urban form, and design

• Exceptions become the rule

3

Page 4: Form Based Code 101

© 2015 Opticos Design, Inc. |

Well, more process will fix it

Zoning Code

4

Then

Page 5: Form Based Code 101

© 2015 Opticos Design, Inc. | 5

Well, the PD process will fix it

PD 4 PD 19

PD 3

PD 8PD 1 PD 9

PD

12

PD 7

C1

PD 6

PD 10

PD 2R1

R1

R2

R2

C2

R3

R1

PD 11

PD13

PD 5

PD 14

R1

PD 15PD16

PD 17

PD 18R1

Zoning Code

+

Page 6: Form Based Code 101

Different zoning tools for difference types of places

The New Operating System

6

Page 7: Form Based Code 101

What’s in common?

© 2015 Opticos Design, Inc. |

Page 8: Form Based Code 101

3 at 3 stories and 1 at 12 stories

2 story building on 2/3 of site

© 2015 Opticos Design, Inc. |

Conventional zoning says they’re the same

0.60 FAR 0.60 FAR

Page 9: Form Based Code 101

© 2015 Opticos Design, Inc. |

The 21st Century Operating System is Form

Form-Based Approach

Lower parking requirements (More walking, access to transit)

Public realm = Public space

Blended density (variety of types)

Mixed use environments

Conventional Use-Based Approach

Higher parking requirements (Less walking and access to transit)

“Podded” densities and uses

Larger public and private open space required due to isolation

Uses more flexible based on operational characteristics

Specific Uses allowed

Walkable Urban Places Drivable Suburban Places

Page 10: Form Based Code 101

© 2015 Opticos Design, Inc. | 10Beaufort County Multi-Jurisdictional Form-Based Code© 2010 Opticos Design, Inc.

July 19th, 2010

Walkable Urbanism Place Types

Up LandsLow Lands

Rura

lU

rban

Rural Crossroads

Hamlet

Village

City

Town

Different Neighborhoods Require Different Solutions

Beaufort County, South Carolina Multi-Jurisdictional Code: Place Types

Page 11: Form Based Code 101

© 2015 Opticos Design, Inc. |© 2013 Opticos Design, Inc. | 11

Different Types of Places in Austin

SuburbanTransitionalWalkable Urban

Page 12: Form Based Code 101

© 2015 Opticos Design, Inc. |

Conventional/Euclidean Zoning: Suburban Places

12

Page 13: Form Based Code 101

© 2015 Opticos Design, Inc. |

Form-Based Coding: Existing Walkable Urban

13

Page 14: Form Based Code 101

© 2015 Opticos Design, Inc. |

Hybrid Code is Selected Approach

• •

How one city overhauled its zoning code while combining form-based and conventional elements.

By Roger E. Eastman, AICP, with Daniel Parolek and Lisa Wise

LAGSTAFF, ARIZONA, entered an exclusive club in

November. It is now one of the few cities in the U.S.

that have adopted a hybrid zoning ordinance with

both fom1-based components and conventional Eu-

clidean elements as part of a complete code rewrite.

"Simplified, streamlined, predictable" raved an edito-

rial in the Arizona Daily Sun while praising both the

code and the process used to adopt it. Getting the

new code adopted wasn't easy, but many city residents

think the effort will be repaid in a more efficient, more equitable, and

easier-to-use zoning system. The adoption of the new zoning code

also caps off a successful public engagement process that has changed

the generally negative perception of city plaImers.

TIME FOR AN UPDATE An im.portant first step in approaching a new code W,1S differentiating between what Clu'istopher Leinberger caBs "walkable ur-ban" areas from "drivable suburb,m" areas (Tbe Option ofUrbrl7Zism, Island Press, 2008). By making this distinction, Flagstaff could apply a form-based code in the walkable areas of the city wIllie genera By leaving the existing conventional code in place in the drivable suburban areas.

Thus, a new u'ansect-based hybrid code resulted that defaults to promoting and al-lowing for walkable urbanism wIllie seam-lessly incorporating refined yet otherwise conventional Euclidean zoning tools for the drivable suburban areas. Because the regula-tions for the two different types of areas are not muddled together, the form-based code could be kept intact-and development op-poruU1ities could emerge in a manner con-sistent with the city's general plan.

Flagstaff (pop. 62,000), at an elevation of about 7,000 feet, is the regional hub of northern Arizona. Established as a stop on the early u'anscontinental railway in 1882 and later Route 66 and Interstate 40, Flag-staff quickly grew as a logging and ranching town, and as a gateway for tourists visiting the Grand Canyon and other national parks and monuments. Residents appreciate the natural beauty of the area and enjoy outdoor pursuits such as hiking, skiing, hunting, fish-ing, and camping.

T he downtown and oldest neighbor-hoods were plmmed with sm,111 blocks and lots, and today are valued for their historic buildings and inherently walkable urban character. Typical of many American cities, Flagstaffs urban form changed after vVorld vVar IT as auto-oriented suburban develop-ments were' added to tile periphelY of tile city. Until recently Flagstaffs zoning ordi-nances have actively promoted tllese drive-able suburbml development patterns.

The need for a comprehensive update of tile city's land development code had been apparent for some time as developers, con-u'actors, desigll professionals, and residents complained about tile code's complexity and inconsistency. Some even blamed tile CLllll-

bersome namre of tile code for conu'ibuting to the high cost of development and tile fail -ure of big projects and economic develop-ment opporuU1ities.

American Planning Association 25

Page 15: Form Based Code 101

© 2015 Opticos Design, Inc. |© 2012 Opticos Design, Inc. |

Form-Based Code Definition

15

"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."

Form-Based Code Institute

Page 16: Form Based Code 101

Place-based operating system

The Rural to Urban Transect as the New Operating System

16

Page 17: Form Based Code 101

Historic Humboldt-Chimborazo

This first transect was conceived by

Alexander Von Humboldt in 1793. It is taken

across the southern tip of South America,

from the Atlantic to the Pacific and is

vertically exaggerated. This curious

document has notations on the surface of

the earth, beneath the surface, and also,

apparently, the atmospheric conditions.

1790’s17

© 2014 Opticos Design, Inc.

Page 18: Form Based Code 101

18

Geddes’ Valley Section

A century after the Humboldt transect, the

Scotsman Patrick Geddes drew the “valley

section,” taken from ridgeline to shoreline.

It is the first transect to show natural

conditions with their associated human

presence, presented only in terms of

exploitation—a 19th century conception.

1909© 2014 Opticos Design, Inc.

Page 19: Form Based Code 101

© 2015 Opticos Design, Inc. |

Transect Concept’s Initial Use in the Natural Environment

19

1969

Ian McHarg, Design with Nature

The famous landscape architect documented the

variety of distinct environments and their individual

components and species that needed those

environments to thrive.

Page 20: Form Based Code 101

20

2000© 2014 Opticos Design, Inc.

Page 21: Form Based Code 101

© 2015 Opticos Design, Inc. |

In 2000 It Was Adapted to the Built Environment

21

T1 T6 SDT5T4T3T2

Page 22: Form Based Code 101

22

© 2014 Opticos Design, Inc.

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23

© 2014 Opticos Design, Inc.

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© 2014 Opticos Design, Inc.

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© 2014 Opticos Design, Inc.

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© 2014 Opticos Design, Inc.

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© 2014 Opticos Design, Inc.

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© 2014 Opticos Design, Inc.

Page 29: Form Based Code 101

Salt Lake City 2014 Conventional Zoning vs Form-Based Zoning © 2015 Opticos Design, Inc. |

New York, NY T2, T4 – T6

4 Environments

Page 30: Form Based Code 101

Salt Lake City 2014 Conventional Zoning vs Form-Based Zoning © 2015 Opticos Design, Inc. |

3 Environments

Downtown Salt Lake T4 – T6

Page 31: Form Based Code 101

Salt Lake City 2014 Conventional Zoning vs Form-Based Zoning © 2015 Opticos Design, Inc. |

4 Environments

Salt Lake DT Neighborhoods T2 – T5

Page 32: Form Based Code 101

Salt Lake City 2014 Conventional Zoning vs Form-Based Zoning © 2015 Opticos Design, Inc. |

5 Environments

Park City T1 – T5

Page 33: Form Based Code 101

Chapter 10-17: Traditional Neighborhood District Page 43TABLE 17: DEFINITIONS ILLUSTRATED (Continued)This Table illustrates important concepts described in Chapter 17, Traditional Neighorhood District, and the Definitions provided in Section 10-14-005-0001.

h. NEW COMMUNITY

i. INFILL COMMUNITY j. PRIVATE OUTDOOR LIVING AREA

k. BUILD-TO LINE

l. TRANSECT ZONES

© 2015 Opticos Design, Inc. |

Base Zones Based on a Hierarchy of Form Primarily

33

Page 34: Form Based Code 101

© 2014 Opticos Design, Inc. |© 2015 Opticos Design, Inc. |

Hierarchy of Form & Scale Should be Clear in Base

34

Less Urban

T5 Neighborhood 2 (T5N.2) T5 Flex (T5F)T3 Neighborhood (T3N)

T3 Estate (T3E)

T4 Neighborhood 2 (T4N.2)

T4 Neighborhood 1 (T4N.1) T5 Neighborhood 1 (T5N.1) T5 Main Street (T5MS)

T3 T4 T5 T5

More Urban

From Cincinnati, Ohio

Page 35: Form Based Code 101

© 2014 Opticos Design, Inc. |© 2015 Opticos Design, Inc. |

Hierarchy of Form & Scale Should be Clear in Base

35

Less Urban

T5 Neighborhood 2 (T5N.2) T5 Flex (T5F)

T5 Neighborhood 1 (T5N.1) T5 Main Street (T5MS)

T5

T6 Core (T6C)

T6T5 (continued)

More Urban

From Cincinnati, Ohio

Page 36: Form Based Code 101

\

The initial calibratin to Austin

How is the Transect Being Applied in Austin?

36

Page 37: Form Based Code 101

© 2012 Opticos Design, Inc. |

Close UpCountywide

10-40.40.080

10-75Flagstaff Zoning Code

T4 Neighborhood 2 (T4N.2) Standards

ROW/Property Line

Building Setback Line

Encroachment Area Key

ROW/Property Line

Parking Setback Line

Parking Area

Key

G. Required Parking

Spaces7

Residential Uses

Studio/1 Bedroom 1 space/unit min.

2+ Bedrooms 2 spaces/unit min.

Retail Trade, Service Uses

≤2,000 sf No spaces required

>2,000 sf 2 spaces/1,000 sf min.

above first 2,000 sf7 Use types not listed shall meet the requirements in Table

10-50.70.040.A (Automobile Parking Spaces Required).

Location (Setback from ROW/Property Line)

Front

Covered/Attached 30' min.

Uncovered Match front facade min.

Side Street/Civic Space 5' min.

Side 0' min.

Rear 0' min.

Miscellaneous

Linear feet of front or side

façade that may be garage 35% max.

See Division 10-50.70 (Parking Standards) for additional

parking regulations.

M

N

O

P

F. Encroachments and Frontage Types

Encroachments4

Front 5' max.

Side Street/Civic Space 5' max.

Side 3' max.

Rear

Property Line 0' max.

Rear Lane or Alley 3' max.

Galleries may encroach in to street ROW, all other

encroachments are not allowed within a street ROW.4See Section 10-50.35 (Encroachments) for allowed

encroachments.

Allowed Private Frontage Types5

Stoop Forecourt

Gallery6 Terrace/Lightwell6

Shopfront6 Porch5See Division 10-50.30 (Specific to Private Frontage

Types) for private frontage type descriptions and

regulations.6Allowed only in open sub-zone(s).

I

J

K

L

Street

I

J

Side

Str

eet

N

P

O

Side

Str

eet

Street

M

K

L

10-40.40.080

10-74 Flagstaff Zoning Code

T4 Neighborhood 2 (T4N.2) Standards

D. Building Placement

Setback (Distance from ROW/Property Line)

Principal Building

Front1 5' min.; 12' max.

Front facade within area 50% min.

Side Street/Civic Space 10' min.; 15' max.

Side2 3' min.

Rear 3' min.

Outbuilding

Front 20' min.

Side 0' min.; 3' max.

Rear 3' min.1 Setback may match an existing adjacent building as

follows. The building may be set to align with the facade

of the frontmost immediately adjacent property, for a

width no greater than that of the adjacent property's

facade that encroaches into the minimum setback.2No side setback required between townhouse and/or

live/work building types.

Miscellaneous

Upper-floor units must have a primary entrance along a

street or courtyard façade.

Ground-floor residential units along a street must have

individual entries.

A

B

C

D

E. Building Form3

Height

Principal Building

Stories 4 Stories max.

To Eave/Parapet 40' max.

Overall 52' max.

Outbuilding 2 Stories max.

To Eave/Parapet 18' max.

Overall 28' max.

Ground Floor Finish Level 18" min. above

sidewalk

Ground Floor Ceiling 9' min. clear

Upper Floor(s) Ceiling 8' min. clear3 See Division 10-50.100 (Specific to Building Types) for

additional building form regulations.

Footprint

Depth, ground-floor residential

space along primary street

frontage

30' min.

Lot Coverage 80% max.

Miscellaneous

Mansard roof forms are not allowed.

E

F

G

H

ROW Line Street

ROW/Property Line

Building Setback Line

Building Area

Facade Area

Key

Street

D

Side

Str

eet

H

GAmin.

Amax.

Bmin.

Bmax.

C

F

E

Building Form Standards

37

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Chapter 10-17: Traditional Neighborhood District Page 43TABLE 17: DEFINITIONS ILLUSTRATED (Continued)This Table illustrates important concepts described in Chapter 17, Traditional Neighorhood District, and the Definitions provided in Section 10-14-005-0001.

h. NEW COMMUNITY

i. INFILL COMMUNITY j. PRIVATE OUTDOOR LIVING AREA

k. BUILD-TO LINE

l. TRANSECT ZONES

© 2015 Opticos Design, Inc. |

Form-based Zones being considered for Austin

Page 39: Form Based Code 101

Chapter 10-17: Traditional Neighborhood District Page 43TABLE 17: DEFINITIONS ILLUSTRATED (Continued)This Table illustrates important concepts described in Chapter 17, Traditional Neighorhood District, and the Definitions provided in Section 10-14-005-0001.

h. NEW COMMUNITY

i. INFILL COMMUNITY j. PRIVATE OUTDOOR LIVING AREA

k. BUILD-TO LINE

l. TRANSECT ZONES

© 2015 Opticos Design, Inc. |

Form-based zones broken down further

39

Neighborhood  General

Neighborhood  Edge

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T3 Neighborhood–Edge

40

Characteristics/Form Intent

Building: Detached, Semi-attached

Footprint: Medium to Large Footprint

Front Setback: Medium to Large Setback

Height: Up to 2½ Stories

House

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T3 Neighborhood–Medium

41

Characteristics/Form Intent

Building: Detached, Semi-attached

Building Footprint: Medium to Large Footprint

Front Setback: Medium to Large Setback

Height: Up to 2½ Stories

Building Types Carriage House; House; Cottage Court

Cottage Court

House

Has T3 Edge been purposefully excluded?

Building types list only the Type family, not the size variations in order to save space in the table. (Ex: “House” rather than “House: Compact, Small, Medium”)

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T3 Neighborhood–High

42

Characteristics/Form Intent

Building: Detached, Semi-attached

Footprint: Small to Medium Footprint

Front Setback: Small to Medium Setback

Height: Up to 2½ Stories

House

Cottage CourtDuplex

Page 43: Form Based Code 101

Chapter 10-17: Traditional Neighborhood District Page 43TABLE 17: DEFINITIONS ILLUSTRATED (Continued)This Table illustrates important concepts described in Chapter 17, Traditional Neighorhood District, and the Definitions provided in Section 10-14-005-0001.

h. NEW COMMUNITY

i. INFILL COMMUNITY j. PRIVATE OUTDOOR LIVING AREA

k. BUILD-TO LINE

l. TRANSECT ZONES

© 2015 Opticos Design, Inc. |

Form-based zones broken down further

43

Neighborhood  General

Neighborhood  Center/Main  

Street

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© 2015 Opticos Design, Inc. | 44

Characteristics/Form Intent

Building: Detached, Semi-attached

Footprint: Small to Medium Footprint

Front Setback: Medium to Large Setback

Height: Up to 2½ Stories

House

Cottage CourtDuplex

Tri/Fourplex

T4 Neighborhood–Low

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T4 Neighborhood–Medium

45

Characteristics/Form Intent

Building: Detached, Semi-attached

Building: Small to Medium Footprint

Front Setback: Small to Medium Setbacks

Height: Up to 2½ Stories

House

Cottage CourtDuplex

Tri/QuadplexRowhouse

Multiplex

Page 46: Form Based Code 101

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T4 Main Street

46

Characteristics/Form Intent

Building: Attached, Semi-detached

Footprint: Small to Medium Footprint

Front Setback: Small to No Setbacks

Height: Up to 2½ Stories

Mid-Rise

Rowhouse

Live/Work

Main Street

Multiplex

Stacked Flats

Page 47: Form Based Code 101

Chapter 10-17: Traditional Neighborhood District Page 43TABLE 17: DEFINITIONS ILLUSTRATED (Continued)This Table illustrates important concepts described in Chapter 17, Traditional Neighorhood District, and the Definitions provided in Section 10-14-005-0001.

h. NEW COMMUNITY

i. INFILL COMMUNITY j. PRIVATE OUTDOOR LIVING AREA

k. BUILD-TO LINE

l. TRANSECT ZONES

© 2015 Opticos Design, Inc. |

Form-based zones broken down further

47

Neighborhood  General

Neighborhood  Center/Main  

Street

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T5 Main Street

48

CharacteristicsBuilding: Attached

Lot Width: Medium to Large Lot

Building Footprint: Medum to Large Footprint

Front Setback: Small to No Setbacks

Height: Up to 5 Stories

Primary Frontage: Arcades, Galleries, Terraces & Shopfronts

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T5 Neighborhood 1

49

CharacteristicsBuilding: Detached, Semi-attached

Lot Width: Medium to Large Lot

Building Footprint: Medium to Large Footrpint

Front Setback: Small Setbacks

Height: Up to 3½ Stories

Primary Frontage: Porches, Stoops & Terraces

Page 50: Form Based Code 101

Chapter 10-17: Traditional Neighborhood District Page 43TABLE 17: DEFINITIONS ILLUSTRATED (Continued)This Table illustrates important concepts described in Chapter 17, Traditional Neighorhood District, and the Definitions provided in Section 10-14-005-0001.

h. NEW COMMUNITY

i. INFILL COMMUNITY j. PRIVATE OUTDOOR LIVING AREA

k. BUILD-TO LINE

l. TRANSECT ZONES

© 2015 Opticos Design, Inc. |

Form-based zones broken down further

50

Neighborhood  Center/Main  

Street

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T6 Core 1

51

CharacteristicsBuilding: Attached, Detached

Lot Width: Medium to Large Lot

Building Footprint: Medium to Large Footprint

Front Setback: Simple Wall Plane along ROW, none

Height: Up to 12 Stories

Primary Frontage: Arcades, Galleries, Terraces & Shopfronts

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T6 Core 2

52

CharacteristicsBuilding: Attached, Detached

Lot Width: Medium to Large Lot

Building Footprint: Medium to Large Footprint

Front Setback: Small to No Setbacks

Height: Number of Stories TBD

Primary Frontage: Terraces, Stoops

Page 53: Form Based Code 101

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If You Want More Detail See Draft Transect Matrix in Studio

53

A poster, which will be on the wall, includes setbacks, heights, which zones likely will be translated to the new zones, etc.

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Not just new base zone districts-An entire system

Other Components of a Form-Based Code

54

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10-40.40.080

10-75Flagstaff Zoning Code

T4 Neighborhood 2 (T4N.2) Standards

ROW/Property Line

Building Setback Line

Encroachment Area Key

ROW/Property Line

Parking Setback Line

Parking Area

Key

G. Required Parking

Spaces7

Residential Uses

Studio/1 Bedroom 1 space/unit min.

2+ Bedrooms 2 spaces/unit min.

Retail Trade, Service Uses

≤2,000 sf No spaces required

>2,000 sf 2 spaces/1,000 sf min.

above first 2,000 sf7 Use types not listed shall meet the requirements in Table

10-50.70.040.A (Automobile Parking Spaces Required).

Location (Setback from ROW/Property Line)

Front

Covered/Attached 30' min.

Uncovered Match front facade min.

Side Street/Civic Space 5' min.

Side 0' min.

Rear 0' min.

Miscellaneous

Linear feet of front or side

façade that may be garage 35% max.

See Division 10-50.70 (Parking Standards) for additional

parking regulations.

M

N

O

P

F. Encroachments and Frontage Types

Encroachments4

Front 5' max.

Side Street/Civic Space 5' max.

Side 3' max.

Rear

Property Line 0' max.

Rear Lane or Alley 3' max.

Galleries may encroach in to street ROW, all other

encroachments are not allowed within a street ROW.4See Section 10-50.35 (Encroachments) for allowed

encroachments.

Allowed Private Frontage Types5

Stoop Forecourt

Gallery6 Terrace/Lightwell6

Shopfront6 Porch5See Division 10-50.30 (Specific to Private Frontage

Types) for private frontage type descriptions and

regulations.6Allowed only in open sub-zone(s).

I

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Street

I

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Side

Str

eet

N

P

O

Side

Str

eet

Street

M

K

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4.03.050 Frontage Standards

4-30 Livermore Development Code

4.03.050 Porch: Integral

Description

The main facade of the building has a small setback from the property line. The resulting front yard is typically very small and may be undefined or defined by a fence or hedge to spatially maintain the edge of the street. An integral porch is part of the overall massing and roof form of a building. With an integral porch it is not possible to remove the porch without major changes to the overall roof form.

Size

Width, clear 8' min.

Depth, clear 8' min.

Height, clear 8' min.

Finish level above sidewalk 18" min.

Furniture area, clear 4' x 8' min.

Path of travel 3' wide min.

Miscellaneous

The porch may be one or two stories.

Integral porches may be enclosed on up to two sides and have a roof.

A

B

C

D

E

F

ROW / Property Line

Setback Line

Key Setback ROW Walk Street Setback ROW Walk Street

Partial-length integral porch integrated into the overall massing.

Full-length integral porch integrated into the overall massing.

E

E

DB

A

C

F

Frontage Type Standards

55

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This Transition is Very Important to Regulate!

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5.01.070Building Types

5-13Livermore Development Code

B. Lot

Lot Size

Width 50' min., 75' max.

Depth 100' min., 150' max.

C. Pedestrian Access

Main Entrance Location Primary street

On corner lots each unit shall front a different street.

D. Frontages

Allowed Frontages

Porch

Stoop

E. Vehicle Access and Parking

Parking spaces may be enclosed, covered, or open.

F. Open Space, Usable

Width 15'/unit min.

Depth 15'/unit min.

Open Space Area 300 sf min.

Required street setbacks and driveways shall not be

included in the open space area calculation.

G. Building Size and Massing

Main Body

Width 36' max.

Secondary Wing

Width 24' max.

Detached Garage

Width 36' max.

Depth 25' max.

H. Miscellaneous

Both units shall have entries facing the street no more

than 10' behind, the front façade.

Primary Street

Alley

Side

Str

eet

Primary Street

Rear

Side

Str

eet

ROW / Property Line Building Area Key

Typical Alley Loaded Plan Diagram Typical Front Loaded Plan Diagram

5.01.070 Building Types

5-12 Livermore Development Code

The entry to the right opens to a stair leading to the upper unit, which takes up the entire upper floor. The door to the left opens directly into the lower unit, which takes up the entire lower floor.

The scale of this duplex makes it compatible with adjacent single-family homes.

5.01.070 Duplex, Stacked

General Note: the drawings and photos below are illustrative.

A. Description

This Duplex building type consists of structures that contain two units, one on top of the other. This building type has the appearance of a medium to large single-family home. This type is typically integrated sparingly into single-family neighborhoods or more consistently into neighborhoods with other medium-density types such as bungalow courts, fourplexes, or courtyard apartments. This building type enables the incorporation of high-quality, well-designed density within a walkable neighborhood.

This is the preferred type of duplex on 50' wide lots in Livermore neighborhoods not zoned for single-family because it is capable of accommodating two units in a smaller footprint, thus maximizing compatibility in size and privacy to the rear of adjacent units.

Building Type Standards

57

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Kit of Parts for Neighborhoods: Cincinnati, Ohio

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Cincinnati Citywide Form-Based Code

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10-70.10.030 Civic Space Types

70.10-4 Flagstaff Zoning CodePublic Review Draft

Table 10-70.10.030.A Civic Spaces (continued)

TRANSECT ZONE T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6

Civic Space Type Square Plaza Pocket Plaza

Illustration

Description An open space available for unstructured recreation and civic purposes.

An open space available for civic purposes and commercial activities.

An open space available for civic purposes and commercial activities.

Size and Location

Size

Minimum 1/2 acre 1/2 acre 4,000 sf

Maximum 5 acres 2-1/2 acres 1/2 acre

Frontage Independent Independent/Building Frontage

Building Frontage

Character Formal Formal Formal

Typical Uses

Passive/Active (Unstructured) Open Space, Civic Uses, Paths, Community Gardens, Playgrounds

Passive/Active (Unstructured) Open Space, Civic Uses, Commercial Uses, Community Garden, Playground

Passive/Active (Unstructured) Open Space, Civic Uses, Commercial Uses, Community Garden, Playground

Stormwater Management

French Drains, Porous Pavements, and Landscaping

French Drains, Porous Pavements, and Landscaping

French Drains, Porous Pavements, and Landscaping

Key T# Allowed T# Not Allowed

10-70.10.030Civic Space Types

70.10-3Flagstaff Zoning Code Public Review Draft

Table 10-70.10.030.A Civic Spaces

TRANSECT ZONE T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6 T1 T2 T3 T4 T5 T6

Civic Space Type Park Greenway Green

Illustration

Description A natural preserve available for unstructured recreation.

A linear space in largely natural conditions for unstructured recreation.

An open space, available for unstructured recreation.

Size and Location

Size

Minimum 8 acres 8 acres 1/2 acre

Maximum - - 8 acres

Frontage Independent Independent/Building Frontage

Independent/Building Frontage

Character Natural Natural Natural

Typical Uses

Passive/Active (Unstructured) Open Space, Civic Uses, Paths and Trails, Woodland and Open Shelters, Community Gardens, Playgrounds

Passive/Active (Unstructured) Open Space, Civic Uses, Trails for Bicycles and Pedestrians, Community Gardens, Playgrounds

Passive/Active (Unstructured) Open Space, Civic Uses, Community Gardens, Playgrounds

Stormwater Management

Integrated Runoff, Bioretention, Extended Detention Basins, Porous Pavements and Landscaping

Integrated Runoff, Bioretention, Extended Detention Basins, Porous Pavements and Landscaping

French Drains, Porous Pavements and Landscaping

Key T# Allowed T# Not Allowed

Civic Space Standards

59

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Close UpCountywide

7.01.110 Thoroughfare Types

7-12 Livermore Development Code

Neighborhood Street II

Edges

Drainage Collection Type Curb and gutter

Planter Type 17' continuous

Landscape Type Medium trees @ 35'

on center average

Lighting Type Low, pedestrian

oriented lighting

Walkway Type 5' sidewalk

Intersection

Curb Radius 15' max. (bulb-outs

recommended)

Distance Between Intersections 600' max.

Miscellaneous Requirements

Transformations to existing streets shall match the

designations set forth in the General Plan.

E

F

7.01.110 Retrofit: 18' Wide Planter Strip

Application

Movement Type Slow

Anticipated Design Speed 20 mph

Pedestrian Crossing Bulb-outs encouraged

to decrease pedestrian

crossing time.

Transect Zones T4 N-O

T4 N

T3 N

Overall Widths

Right-of-Way (ROW) 80'

Face-of-Curb to Face-of-Curb 36'

Lanes

Traffic Lanes 2 @ 10' (2-way

travel)

Bicycle Lanes None

Parking Lanes 2 @ 8' parallel

Medians None

A

B

C

D

B

A

FC

B

A

CD DEF E

7.01.060Thoroughfare Types

7-7Livermore Development Code

7.01.060 Neighborhood Main Street

Application

Movement Type Slow

Anticipated Design Speed 20 mph

Pedestrian Crossing Bulb-outs encouraged

to decrease pedestrian

crossing time.

Transect Zones T4MS

T4MS-O

Overall Widths

Right-of-Way (ROW) 60'

Face-of-Curb to Face-of-Curb 36'

Lanes

Traffic Lanes 2 @ 10' (2-way travel)

Bicycle Lanes None

Parking Lanes 2 @ 8' parallel

Medians None

A

B

C

D

Edges

Drainage Collection Type Curb and gutter

Planter Type 4' x 4' tree grate, min.

Lighting Type Low, pedestrian oriented

lighting

Walkway Type 12' sidewalk,1 Where gallery frontage is used, street trees are not

required or allowed.

Intersection

Curb Radius 15' max. (bulb-outs

recommended)

Distance Between

Intersections

400' max.

Miscellaneous Requirements

Transformations to existing streets shall match the

designations set forth in the General Plan.

E

F

N eighborhood Street IB

A

C

B

A

CD D

F

EE

F

Thoroughfare Standards

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Regulating Plans/Zoning Maps

61

Madison Road

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Market Demand is Waiting

Providing Predictability: Getting Quick Results

62

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Predictable, Clear Process is The Goal

MIAMI 21 ARTICLE 7. PROCEDURES AND NONCONFORMITIES DRAFT IN PROGRESS 03.16.07 DIAGRAM 11 PERMITTING PROCESS PERMITTING PROCESS DIAGRAM PERMITTING PROCESS DIAGRAM

Applicant

Preapplication Preapplication

Preapplication

Preapplication

Zoning Department

Warrant Exception Variance Zoning Change

File with Hearing Board *

Building Permit

Preapplication

Building Permit

Waiver

File with Planning *

Building Permit

Building Permit

CityCommission

CRC - Coordinated Review CommitteePZAB – Planning Zoning and Appeals Board

By Right

CRC

PZAB PZAB

Building Permit

PZAB

Planning Director

AppealCity Comm.

AppealCity Comm.

Appeal PZAB

Planning Director

Planning Director

Planning Director

Planning Director

File with Planning *

File with Hearing Board *

File with Hearing Board *

Building Permit

AppealPZAB

* All applications shall include required notice

CRC

1

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Providing Consistency Across the LDC

The Transect as the Framework for a Majority of Regulations

64

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Considering Sustainability/Green Infrastructure Along the Transect

65

T3: Single Family and Carriage House

Strategic Shading.

Glazing. Design glazing to heat the structure from the south, and cool through cross-ventilation.

Water Infiltration. Allow water to percolate in sub-surface conditions.

Greenway. Use the greenway as a stormwater capture, conveyance and treatment feature.

South-Side Planting. Consider solar access on the south side of buildings when planting landscape.

Public/Private Portal.

Compost Bins. Require compost bins with instructions for homeowners.

Urban Farming. Encourage small-scall cultivation.

No Hose Bibs. Exclude external hose bibs from home design, thereby irrigating only by rain barrel or reuse water.

Rain Garden. Provide lot treatment rain gardens.

Flow-Through Stormwater Treatment Planter.

ABCDEFGHIJK

B

C

A

D

E J

H

K

G

I

F

B

D

E

A

C

G

J

H

K

F

I

T4: Live/Work Building

Active Space. Allow some portion of outdoor space to be used for public open-space, potentially active space.

Retractable Awnings. Encourage the use of retractable awnings in storefront design, to protect from the summer sun.

Outdoor Seating. Encourage establishments to provide outdoor seating and outdoor spaces.

Car Charging Stations. Provide electric charging stations to promote the use of alternate-fuel vehicles..

Recycling and Compost Bins. Encourage establishments to have an area for compost and recycling bins, in addition to trash bins..

Vegetated Roofs. Promote vegetated roofs, skylights or directed sunlight to improve the quality of life in interior apartments.

Residential Access. Provide residential access to flat rooftops, creating usable open space.

Private Driveway. Require minimal curbcuts and curb return radii.

Roof Materials. Use high SRI roof materials where PV or vegetated roofs are not practical.

Covered bicycle storage.

ABCDEFGHIJT5: Mid-Rise Building Type

Urban Rooftop Farming/Gardening.

Roof Access. Encourage rooftop access to maximize value of views and open space.

Outdoor Seating. Activating sidewalk space in front of mixed-use development encourages community vitality..

Awnings. Awnings provide street-level shading and rain shelter.

Diverse Rooftop Usage. Encourage both commercial and residential use of roof space.

Urban Gardening. Garden space available for residential tenants..

Bioswales. Bioswales improve stormwater quality, mitigate urban flooding, and give opportunity for infiltration where subsurface conditions allow..

Bike Racks. Encourage tenants and patrons to cycle by providing regular amenities for bike parking.

Street Trees. Tree boxes/wells improve thermal comfort and street character..

ABCDEFGHI

C

D

B

A E

H

G

I

F

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South 23rd Street

Incorporating sustainability in ancillary unit design2012 APA National Conference-Los Angeles, CA © 2012 Opticos Design, Inc. |

T3: Sustainability Overlay to Inform Form-Based Code

16

Flow through treatment planter

Lot Treament Rain Garden

No External Hose BibsNo Irrigation Except by Rain Barrel or Reused Water

Urban Farming

Compost Bins

Strategic Shading

Passive Heating fromSouth-Facing Glazing-CrossVentilation Cools as Needed

Infiltration Where Sub-Surfaces Allow It

Shield Winter Winds from the Northwest in Outdoor spaces

Greenway as aStormwater CaputreConveyance & Treatment Feature

Solar LightingAlong Greenway

Utilize Summer Winds from the Southeast toPassively Cool Buildings

Tuesday, April 24, 2012Richmond Livable Corridors 71

Sustainability and Urban Agriculture in Different Contexts

© 2015 Opticos Design, Inc. | 66

B

D

E

A

C

G

J

H

K

F

I

C

D

B

A E

H

G

I

F

B

D

E

A

C

G

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Form-Based Codes

A Guide for Planners, Urban Designers, Municipalities, and Developers

Daniel G. Parolek, AIA • Karen Parolek • Paul C. Crawford, FAICPForewords by Elizabeth Plater-Zyberk and Stefanos Polyzoides

www.formbasedcodes.org

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Welcome to the 21st Century

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http://austintexas.gov/event/code-next-listening-sessions


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