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HomeMy WebLinkAboutCoding ToolsCoding Tools City of Iowa City South District FBC 2Introduction to Form-Based Codes Introduction to Building Types 3 Introduction to Missing Middle Housing 4 Introduction to Frontage Types 5 Additional Resources 6 Iowa City —Coding Tools 1Overview of Zoning Codes 2 of 50 SECTIONOverview of Zoning Codes 1 Iowa City —Coding Tools Zoning already regulates Iowa City, the recommended option for how to zone South District is Form-Based Coding. 3 of 50 Conventional Zoning •Focuses on the separation of uses and is nearly silent on physical form and character. •Is unresponsive to existing walkable places. •Uses blunt tools like Density + FAR, offering low predictability. Iowa City —Coding Tools Form-Based Coding •Is focused on physical form + character and the public realm. •Is specifically for walkable neighborhoods and centers. •Uses actual building elements + terminology tailored to the community’s expectations offering high predictability. PD (Transactional) •Focuses on the details of a specific project with little consideration for adjacent or future development. •May or may not be responsive to walkable place. •Uses blunt tools like Density + FAR, offering low predictability and requiring the neighbors to review each project. What types of codes are out there? Photo Source: Shutterstock 4 of 50 What tools do these codes use? Iowa City —Coding Tools Conventional Zoning •Zoning focused on separation of uses. •Density, Floor Area Ratio (FAR), maximum height, lot coverage, minimum off-site parking. •Several rounds of review or hearings to compensate for lack of clarity or direction in the standards. Form-Based Codes •Zoning focused on making a physical environment with a certain character. •Important land development standards, creates intended physical environment. •Building types with a form, footprint, + massing requirements. •Select elements to shape streetscapes. •Civic Space + Sign Types coordinated with each physical environment (zone). PD (Transactional) •Specific site plan that may or may not suit future developers if unbuilt. •Density and FAR. •Negotiated enhancements better façade materials, increased setbacks in some areas to justify reduction in site planning standards. Photo Source: Roofingcontractor.com 5 of 50 Unintended consequences of these codes Iowa City —Coding Tools Conventional Zoning •Auto-dependent environments. •Long commutes because of the segregation of uses. •Contentious development process – low predictability of built outcomes. •Typically more resistance from community as more as the project is built. •Weak support of transit services. PD (Transactional) •Primarily auto-dependent environments. •Long commutes because of the segregation of uses, but sometimes used for a walkable development. •Contentious development process – low predictability of built outcomes, but sometimes walkable development. •Typically more resistance from community as project is built. Form-Based Codes •Pedestrian-oriented environments. •Variety of commute lengths because of more choices through variety and proximity. •Simple development process –high predictability of built outcomes. •Typically low to no resistance as more of the project is built. •Support of transit services. 6 of 50 That’s why we implement Form-Based Codes Iowa City —Coding Tools • Executed Vision •Proactive community visioning. •Keep what is already great about the place. Make each new investment contribute in precise ways that are compatible for the place. •High quality public realm. 7 of 50 SECTIONIntroduction to Form-Based Codes 2 Iowa City —Coding Tools Form-Based Codes begin with a high quality of public realm and offer high predictability about built form. 8 of 50 What is a Form-Based Code (FBC)? A Form-Based Code is… ”a land development regulation that fosters 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… It is a regulation, not a mere guideline.” Form-Based Code Institute Iowa City —Coding Tools T4 Neighborhood Character 9 of 50 FBC –Principles •Emphasis Mixed-use and mixed housing types Building form –it is as important as land use regulations. •Public Realm Greater attention to streetscape, design and role of buildings. •Standards Intentionally based on context or desired context. •Public Spaces Design-focused, informed by existing conditions. Iowa City —Coding Tools House-Scale vs. Building-Scale Buildings 10 of 50 FBC –Organizing Principle •The Transect The Natural-to-Urban Transect categorizes a spectrum of natural to urban contexts in six Transect zones (from the most rural T1 to the most urban T6) and is prominent organizing principle within Form-Based Code practice. Form-Based Codes replace zoning and are not merely design guidelines. Iowa City —Coding Tools T1 T2 T3 T4 T5 T6 Natural Urban Natural Rural Sub Urban General Urban Urban Center Urban Core 11 of 50 FBC –Required Components 1.Regulating Plan Map that assigns the code’s zoning districts and various standards to physical locations and individual parcels. 2.Building Form Standards Regulate the physical and spatial interrelation-ships between buildings, and public + private spaces. 3.Frontage Type Standards Positively shape how a building interfaces with the public realm. 4.Civic Space Standards Regulations for individual civic spaces and their public realm elements. 5.Thoroughfare Standards Specifications to individual streets and their elements coordinated with the public realm. Iowa City —Coding Tools 14'-0" Curb-to-curb Right of way 7'-0"9'-0" Parking Travel Sidewalk 14'-0" 7'-0"9'-0" ParkingTravel Sidewalk 72'-0" 6'-0"8'-0"6'-0"8'-0" 44'-0" 6'-0" Bike 6'-0" Bike N.S N.M N.L MS.M MS.L Casual seatingA. Description The main facade of the building is set back from the front building site line with a porch enchroaching into the front setback. The resulting front yard is typically small and can be defined by a fence or hedge to spatially maintain the edge of the street. The porch may be single-story or two-stories, is open on three sides, and all habitable space is located behind the building setback line. B. Size Width, Clear 8' min. Depth, Clear 6' min. Height, Clear 8' min. Finish Level above Sidewalk 18" min. Stories 2 max. Path of Travel 3' wide min. Distance between Porch and Sidewalk 5' min. Depth 12' min. C. Miscellaneous Projecting porches must be open on three sides and have a roof. In zones where porches are allowed, a projecting porch is an allowable encroaching element. A B C D E F G A projecting Porch that matches the symmetry of the house 40.14.090.D Porch: Projecting Setback Line Setback LineROW ROWStreet Street C D B A projecting Porch on the front creates a space for seating and a platform for decor. B F A ROW / Building Site Line Setback Line Key F General Note: Photos on this page are illustrative, not regulatory. E G Key T# Allowed T# Not Allowed 40.14.090.D Administrative Draft: November 201840.14-58 | Chapter 40 - Davis Downtown Zones 12 of 50 FBC –Required Components (1 of 5) Regulating Plan A map that assigns the code’s zoning districts and various standards to physical locations and individual parcels. Why this map? It goes beyond Conventional Zoning’s information on use and height, and identify intended physical character and the zoning needed to generate it. Different from Conventional Zoning because…. The map documents the intentions of the community vision by coordinating the various elements of each place to zoning and standards made to generate each place. Iowa City —Coding Tools Regulating Plan with Planned Thoroughfares 13 of 50 FBC –Required Components (2 of 5) Iowa City —Coding Tools Building Form Standards Regulations for the physical and spatial interrelationships between buildings, public space, and private spaces. Why these regulations? To go beyond Conventional Zoning’s information on building height and envelope, and articulate the footprint, scale, and placement of different types of buildings depending on the context. Different from Conventional Zoning…. To provide a variety of built form while encouraging physical compatibility. This is especially important in low-to-moderate intensity neighborhoods where most if not all buildings are detached and have visible yards.Example of T4 Neighborhood Character 14 of 50 FBC –Required Components (2a) Iowa City —Coding Tools Building Form Standards: Lot Size + Building Types Why? To coordinate the variety of building types in each zone with the lot width and depth that make each type function effectively. How? Translate building footprint size and any on-site open space needs into standards for each type. Then coordinate each of the parameters of each zone to ensure physical compatibility. Building footprint Pedestrian access, on-site open spaceLot Width and Depth 15 of 50 FBC –Required Components (2b) Iowa City —Coding Tools Building Form Standards: Building Placement Why? To ensure that each building not create adjacency issues and to generate the overall physical character of attached or detached buildings, or both. How? Through standards for side and rear setbacks along with standards for where to place the front and street facades while allowing for creativity (façade zone). Setbacks and Building within Façade Zone Building PlacementPhoto Source: Google Maps16 of 50 FBC –Required Components (2c) Iowa City —Coding Tools Building Form Standards: Building Form Why? To ensure each building fits into the overall scale of each place/environment. How? Through standards for how high the ground floor needs to be raised, the height of ground floor and upper stories, and by measuring height to the highest eave to incentivize taller stories. Overall height is also measured. Building height Building height configurations 17 of 50 FBC –Required Components (2d) Iowa City —Coding Tools Building Form Standards: Parking Placement Why? To ensure that the intended physical character is supported by locating the parking in the appropriate place(s). How? Through parking access and setback standards coordinated for each zone. Parking location 18 of 50 FBC –Required Components (3 of 5) Frontage Type Standards Why these regulations? Regulations to positively shape the public realm. Frontages are on private property*, and are the essential connection between the buildings and the street. *Except for Gallery and Arcade types which project over the public sidewalk. Different from Conventional Zoning because…. Conventional Zoning doesn’t have such standards and depends on architecture, street trees and landscaping which don’t always produce a great public realm. Iowa City —Coding Tools N.S N.M N.L MS.M MS.L Casual seatingA. Description The main facade of the building is set back from the front building site line with a porch enchroaching into the front setback. The resulting front yard is typically small and can be defined by a fence or hedge to spatially maintain the edge of the street. The porch may be single-story or two-stories, is open on three sides, and all habitable space is located behind the building setback line. B. Size Width, Clear 8' min. Depth, Clear 6' min. Height, Clear 8' min. Finish Level above Sidewalk 18" min. Stories 2 max. Path of Travel 3' wide min. Distance between Porch and Sidewalk 5' min. Depth 12' min. C. Miscellaneous Projecting porches must be open on three sides and have a roof. In zones where porches are allowed, a projecting porch is an allowable encroaching element. A B C D E F G A projecting Porch that matches the symmetry of the house 40.14.090.D Porch: Projecting Setback Line Setback LineROW ROWStreet Street C D B A projecting Porch on the front creates a space for seating and a platform for decor. B F A ROW / Building Site Line Setback Line Key F General Note: Photos on this page are illustrative, not regulatory. E G Key T# Allowed T# Not Allowed 40.14.090.D Administrative Draft: November 201840.14-58 | Chapter 40 - Davis Downtown Zones Frontage Type: Porch Frontage Standards 19 of 50 FBC –Required Components (4 of 5) Iowa City —Coding Tools Public Space Standards Why these regulations? To provide a variety of destinations and public gathering areas in support of neighborhoods and center. Different from Conventional Zoning because…. These Civic Spaces are in addition to natural open spaces and are sized and designed to the different sizes of neighborhoods and center, where Conventional Zoning sees open space primarily as general acreage. Civic Space Type: Pocket Park/Plaza Simplified diagrams 20 of 50 FBC –Required Components (5 of 5) Thoroughfare Standards Why these regulations? To coordinate each block and its buildings with each type of thoroughfare to ensure that the thoroughfare supports the intended physical character and pedestrian-oriented environment. Different from Conventional Zoning because…. Conventional Zoning typically does not coordinate with the blocks and lots each thoroughfare passes. Conventional Zoning treats Thoroughfares as car areas and does not typically adjust for the context. Iowa City —Coding Tools 14'-0" 7'-0"9'-0" 14'-0" 7'-0"9'-0" 32'-0" 60'-0" A FG H IICEDC BB Thoroughfare Name: CS-82-22-TR-BL (Marina Way) Lane Assembly Traf fic Lanes 2@11’ Bicycle Lanes Typical 6’-0” Cycle Track @ Transit Stop 5’-6” Cycle Track Parking Lanes None Central Median/Turn Pocket 1@14’ Cycle Track Buffer Typical 4’ Rolled Curb w/ 3’ Painted Buffer @ Transit Stop 7’-6” C C D E F G H Public Frontage Assembly Frontage Type Commercial street Drainage Collection Type Curb and gutter Planter Type 4’x4’ Tree well Landscape Type Trees @ 30’ o.c. avg. Lighting Type Post or column Walkway Type 10’ Sidewalk Curb Type Square I Application Movement Type Low Design Speed 30 mph Overall Widths Right-of-Way 82’ Pavement 2@11’ C A B Chapter 4: Development Standards 4-76 | Richmond Bay Specific Plan T4 Neighborhood Character 21 of 50 FBC –Optional Components 1.Building Type Standards House-Scale, Block-Scale, size, footprint, units per building. 2.Block Standards Maximum block length and perimeter. 3.Architectural Standards Façade composition, specific elements, style. 4.Sign Standards Variety of sign types based on the zone. Iowa City —Coding Tools Simplified diagrams 22 of 50 FBC –FBC Scales of Application Iowa City —Coding Tools Downtown Davis Richmond Corridors Vallejo Site Specific This type of code applies Form-Based Zones and standards to one area in a community. Example: Downtown Multiple Sites This type of code applies Form-Based Zones and standards to several areas in the community. Example: Downtown and 3 Corridors Citywide This type of code applies Form-Based Zones and standards to some of the community and applies conventional, use-based zoning to the other areas of the community. Example: Entire City 23 of 50 SECTIONIntroduction to Building Types 3 Iowa City —Coding Tools Building Types provide a palette of built form and housing options to best articulate neighborhood design and physical transitions. 24 of 50 Why include Building Types? •Provide a clear + predictable range of outcomes and expectations for neighbors /builders. •Better articulate transitions in scale and intensity. •Avoid density, max height, + F.A.R., which are blunt and unhelpful in neighborhoods. •Directly identify allowed + not allowed in each context. Iowa City —Coding Tools Photo Source: Shutterstock25 of 50 Building Types Iowa City —Coding Tools (4-6 units)(3-12 units)(6 to 30 units)(6-20 units) 26 of 50 Building Types House scale A building that is the size of a house and set apart from other buildings with setbacks. These buildings range from the smallest houses to the largest houses in a community. Iowa City —Coding Tools (4-6 units)(3-12 units)(6 to 30 units)(6-20 units) 27 of 50 Building Types –House Scale Multiplex Large (6 to 20 units)Townhouse (Small) Duplex/Triplex Multiplex Small (4 to 6 units) Cottage Court (3 to 12 units)Courtyard Building (6 to 30 units) House (Small/Medium)House (Large) Iowa City —Coding Tools 28 of 50 Building Types Block Scale A building that is individually as large as a block, or individual buildings collectively arranged along a street to form a continuous façade as long as most or all of a block. Iowa City —Coding Tools 29 of 50 Building Types –Block Scale Lined Building Tower Townhouse (Large)Main Street Building (Small) Iowa City —Coding Tools Main Street Building (Large) 30 of 50 SECTIONIntroduction to Missing Middle Housing 4 Iowa City —Coding Tools Missing Middle Types are House-Scale buildings that range from duplexes with only two dwelling units to courtyard buildings to small apartment buildings with multiple dwelling units. 31 of 50 What is the situation? •75 –85% households without children by 2025. (US Census Bureau) •Need smaller houses, and more of them. Iowa City —Coding Tools It’s time to rethink and evolve, reinvent and renew.” —Urban Land Institute What’s Next Photo Source: cellcode.us32 of 50 What is Missing Middle Housing (MMH)? Iowa City —Coding Tools Missing Middle Housing is a range of multi-unit or clustered housing types compatible with single-family homes. They are compatible with small homes that help meet the growing demand for livable communities. 33 of 50 MMH –Characteristics •Located in walkable contexts. •Compatibly-located with single- family homes. •Provide small, well-designed units. •Create a strong sense of community. •Foundation for diverse housing options. Iowa City —Coding Tools Carriage House: Dwelling over garage 34 of 50 Missing Middle Distributed Missing Middle distributed throughout neighborhood. Iowa City —Coding Tools 35 of 50 Missing Middle As Transition Missing Middle as transition between neighborhood and corridor. Iowa City —Coding Tools 36 of 50 Missing Middle Connecting Missing Middle connecting a single-family neighborhood and a main street. Iowa City —Coding Tools 37 of 50 Upper Missing Middle Attached Upper Missing Middle attaching to a main street, using the same scale. Iowa City —Coding Tools 38 of 50 SECTIONIntroduction to Frontages 5 Iowa City —Coding Tools Frontage Types provide a palette of physical elements that engaged each building façade with the public realm. 39 of 50 Why include Frontages? •Provide a range of ways to shape the streetscape depending on the context. •Articulate transitions from one context to another. •Ensure all buildings are pedestrian-oriented and ensure the ground floor contributes visually to the pedestrian nature of the streetscape (no blank walls). Iowa City —Coding Tools Photo Source: pgnimg.com40 of 50 Frontages Iowa City —Coding Tools Types More PublicMore Private Front Yard Porch: Projecting Stoop Dooryard Forecourt Shopfront Terrace ArcadePorch: Engaged Gallery 41 of 50 Frontages Types Frontages are important from low-intensity to high- intensity buildings and physical contexts. Each frontage type profile provides a classification of form, description of the type, the transect zones it’s typically found in, and its typical characteristics. Iowa City —Coding Tools Frontage Type: Porch Projecting 42 of 50 Relationship between Private + Public Iowa City —Coding Tools Private and Public Right-Of-Way diagram 43 of 50 Frontage Types –More Private Dooryard Front Yard Porch: Engaged Porch: Projecting Stoop Iowa City —Coding Tools 44 of 50 Frontage Types –More Public Shopfront Terrace Gallery Forecourt Arcade Iowa City —Coding Tools 45 of 50 SECTIONAdditional Resources 6 Iowa City —Coding Tools Opticos is a thought leader in Urban Design, Architecture and Form-Based Coding. 46 of 50 Additional Resources –Opticos Research See our latest work and thought leadership: http://opticosdesign.com Opticos Blog: https://opticosdesign.com/blog/ Study up on Missing Middle Housing: http://missingmiddlehousing.com/ category/the-types/ Discover our progress in published work: Here at Opticos, we are always moving our research forward. Iowa City —Coding Tools 47 of 50 Additional Resources –Planetizen courses Website –https://courses.planetizen.com/instructor/daniel-parolek FBC 101 –Preparing a FBC This course explores basic questions and decisions to consider when preparing a form-based code. It also covers the different approaches to regulating urban form and provides guidance for selecting an organizing principle for your form- based code. Finally, the course explains the visioning and creating of a plan, followed by drafting, testing, and assembling your code. Missing Middle Housing Learn about Missing Middle Housing and how to integrate these types into existing neighborhoods. FBC 101 –Legal Aspects This course explores the legal issues of creating and using a form-based code. FBC 101 –Neighborhoods This course introduces the essential elements of neighborhoods. Iowa City —Coding Tools 48 of 50 FBC 101 –Introduction This course defines form-based codes, explains why they were invented, and distinguishes them from conventional "use-based" zoning ordinances—all with an emphasis on placemaking and walkability. This course will provide an overview of the development of form- based codes, their mandatory and optional component parts, and the importance of making form-based codes context or place-specific. FBC –Using Building Types, Part 1 Learn about building types in the context of form-based coding and how building types can be direct way to achieve compatible and more predictable built results. FBC 101 –Learning How to Look This course will teach you the skills to appreciate and analyze the measures and functions of good urbanism. Frontage Types and Public Realm This course reviews the 10 primary frontage types and how each shapes the public realm. This course focuses on understanding the features and distinctions of each type and in which locations or contexts each is appropriate. Iowa City —Coding Tools Additional Resources –Planetizen courses Website –https://courses.planetizen.com/instructor/tony-perez 49 of 50 Iowa City —Coding Tools 50 of 50 ThankYou.