TY - GEN AU - Parolek, Daniel G. & Others TI - Form based codes : a guide for planners, urban designers, municipalities and developers SN - 9780470049853 U1 - 711.4 PY - 2008/// CY - New Jersey PB - John Wiley & Sons, Inc. KW - N1 - Contents Foreword: An Optimistic Moment by Elizabeth Plater-Zyberk ix Foreword: The Time Is Now by Stefanos Polyzoides xiii Acknowledgments xix 1 lntroduction 1 Why Form-Based Codes? 3 A Critical Juncture 4 Why This Book? 5 A Brief History of Zoning 6 Conventional Zoning Unleashed 8 A New Approach 11 Scope of This Book 13 2 Components 15 The Regulating Plan 17 Organizing Principles 18 Implementation 26 Public Space Standards 28 Thoroughfares 28 Civic Spaces 35 Building Form Standards 39 Overview of the Zone 40 Building Placement 40 Building Form 44 Parking 49 Allowed Land Uses 55 Allowed Frontage Types 58 Allowed Encroachments 58 Allowed Building Types 58 Frontage Type Standards 59 Block Standards 62 Building Type Standards 64 Integrating Building Types into the Code 66 Building Type Standards 67 General Description 69 Required Lot Size 69 Pedestrian Access 69 Frontages 70 Vehicle Access and Parking 73 Service 73 Open Space 75 Landscape 76 Building Size and Massing 77 Architectural Standards 78 Massing 79 Facade Composition 82 Windows and Doors 82 Elements and Details 84 Materials 86 Code Administration 88 Project Review and Approval 88 Nonconformities 93 3 Process 95 Pre-Phase 1: Scoping 98 Assembling the Team 98 Selecting the Process 99 Determining the Application Area 1oo Determining the Implementation Method 102 Selecting an Approach to Coding 104 Phase 1: Documenting 108 Process Overview 109 1.1 Macro Scale 111 Process Overview 111 Macro Elements 112 1.1.1 Gather Background Documents 114 1.1.2 Create Base Drawings 115 1.1.3 Analyze Compiled Materials 117 1.1.4 Visit the Site 118 1.1.5 Organize the Data 122 1.1.6 Analyze the Data 124 1.1.7 Present to Stakeholders 124 1.2 Micro Scale 126 Process Overview 126 1.2.1 Select Sampling Areas 127 1.2.2 Prepare Site Visit Materials 127 1.2.3 Visit the Site 128 1.2.4 Organize the Data 132 1.2.5 Analyze the Data 132 1.2.6 Repeat for Other Micro Elements 135 Conclusion 143 Phase 2: Visioning 144 Process Overview 145 2.1 Illustrative Plan and Imagery 147 Process Overview 147 2.1.1 Hold a Kickoff Meeting 148 2.1.2 Locate the Macro Elements 148 2.1.3 Locate the Micro Elements 149 2.1.4 Illustrate the Transect Zones 149 2.1.5 Illustrate the Micro Elements 151 2.2 Regulating Plan and Regulations 152 Process Overview 154 Using This Section 154 2.2.1 Create the Transect Regulation Matrix 154 2.2.2 Select a Neighborhood 161 2.2.3 Draw the Boundary of the Regulating Zone 161 2.2.4 Add a Transect Zone to the Matrix 161 2.2.5 Review the Transect Zone Regulations 162 2.2.6 Duplicate the Transect Zone on the Matrix 163 2.2.7 Modify the Transect Zone Regulations 164 2.2.8 Finalize the Regulating Zone164 2.2.9 Review the Regulating Plan 164 2.2.10 Resolve the Outer Area Boundaries 164 2.2.11 Review the Transect Regulation Matrix 165 2.2.12 Repeat for Micro Elements 165 2.2.13 Write the Development Review Process 166 2.2.14 Assemble the Vision Plan 166 Phase 3: Assembling 168 Code Components 240 Process Overview Phase 3: Assembling 168 Process Overview 3.1 Splicing 170 3.2 Formatting 171 Know Your Users 172 Graphic Design 174 Process Overview 174 3.2.1 Organize the Content 174 3.2.2 Write Additional Content 177 3.2.3 Create Graphics 177 3.2.4 Create Page Templates 181 3.2.5 Transfer the Content 184 Future Considerations 186 4 Case Studies 187 Color Images 189 Santa Ana Downtown Renaissance Specific Plan (Santa Ana, California) 205 Code Components 206 Code Process 206 Advanced Application ofFBCs 207 Implementation 209 Downtown Master Plan and Form-Based Code (Benicia, California) 217 Code Components 218 Code Process 219 Advanced Application of FBCs 219 Implementation 221 Miami 21 Smart Code (Miami, Florida) 227 Code Components 228 Code Process 229 Advanced Application of FBCs 229 Implementation 233 Development Code Update and Form-Based Code (Grass Valley, California) 239 Code Components 240 Code Process 241 Advanced Application of FBCs 242 Implementation 243 TOD SmartCode (Leander, Texas) 249 Code Components 252 Code Process 252 Advanced Application ofFBCs 253 Implementation 254 Heart of Peoria Land Development Code (Peoria, Illinois) 259 Code Components 260 Code Process 260 Advanced Application of FBCs 261 Implementation 263 Form-Based Code for Mixed-Use lnfill (Sarasota County, Florida) 269 Code Components 270 Code Process 271 Advanced Application ofFBCs 271 Implementation 273 Towns, Villages, and Countryside 249 (St. Lucie County, Florida) 279 Code Components 280 Code Process 281 Advanced Application of FBCs 281 Implementation 283 Ventura, California 289 The City's Approach to FBCs 290 The First Code: The Downtown Ventura Specific Plan 291 Expanding the Application of FBCs to the City 293 Code Administration 293 Future Goals for the Application of FBCs 294 Montgomery, Alabama 301 The City's Approach to FBCs 302 The First Code: An Optional Citywide Smart Code 302 Expanding the Application of FBCs to the City 303 Code Administration 305 Future Goals for the Application of FBCs 305 Appendix 311 Abbreviated Timeline of Form-Based Coding 313 Common Mistakes 316 Confusing, Overly Detailed, or Insufficiently Detailed Land-Use Tables 316 Using Density to Regulate Development 316 Not Calibrating Parking to the Transect 317 Not Calibrating Open Space Requirements to the Transect 317 Building Placement 317 Using Lot Coverage Percentage 318 Using Floor-Area Ratio 318 Not Addressing Frontages 318 Not Using Administrative Review 318 References 319 End Notes 323 Index 325 ER -