timeless principles in form based codes

Timeless Principles TOWNSCAPE

Timeless Principles inForm-Based Codes

Focus North Texas Symposium

January 28, 2011

Dennis Wilson, FAICP, CNU-A

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People are attracted to places that “feel good”, are comfortable and provide the opportunity for commerce and social interaction.


1. Creating unique zones and amenities

2. Alternative transportation Modes

3. Re-Use of Buildings4. Variety of housing types,

size and affordability5. Civic Architecture/

Landmarks


Identify Development Zones (T-Zones)Ensure Uniqueness of ZonesTake Advantage of local views and topographyProximity of Open Space, trails, schools, retail services


Source: James Wassell


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Proximity to Open Space Trails Retail Services Schools Transit


41%63% 76% 85% 91%

Properties within 100 feet of public open space have a 23% Premium. There is a measurable premium for up to a quarter mile. Three Minute Walk Accounts for 85% of Total Premium.

Source: Valuing Open Space: Land Economics and Neighborhood Parks Massachusetts Institute of Technology Center For Real Estate, and School Of ArchitectureBased on MLS Data for 3,400 Home Re-sales Near 15 Neighborhood Parks Across DFW


The Homestead at Mills Branch

Arcadia Realty

Open Space & Trails

Mix of Unit Types

Housing Tree

Elementary School


Cluster Design (21 Lots)

Conventional (21 Lots)Layout

Source: Randall Arendt


PedestriansBicyclesAutosTransitStreet Design


Create centers Connected by OS,

trails, roads and transit


Create blocks for ease of circulation for pedestrians and vehicles


Roadway Parking Amenity Zone Sidewalk Building Face

Street Design

Little Elm Downtown


Opportunities to “Meet and Greet” Classic Elements

~ Windows at grade along all street faces

~ Windows above to be oriented vertically

~ Trees and awnings to provide shade

~ Brick, stone and stucco construction


Bulb-outs at crossings Special paving at

crosswalks On-street parking

and street trees Pedestrian-

oriented signage


Shade for Pedestrians, Vehicles and Paved Surfaces Lawrence-Livermore Labs:

7-11 degrees cooler ambient 40 degrees cooler on surface


Quality Materials and ConstructionFlex SpaceBuilding Expression


Buildings must be flexible for different uses over time

Parking lots that can be turned into Structured parking with lined buildings

Parking structures with flat floor plates that can be used for other uses when no longer needed


Required Flex Space at Grade

Quality Materials Building Expression

~ Tripartite

~ Articulation

16’ min. Ceiling Ht.Firewall Separation


Flex Buildings –Industrial/Lofts/Offices


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Life Cycle NeedsChanging Demographics and PreferencesChanging Work Patterns & Job Creation


Traditional Families:

2000 = 27% 2010 = 20%

People Living Alone :

2000 = 27% 2010 = 33%

The Metroplex will add about 4 million peopleover the next 25 years; going from 5 million in 2000, to 9.1m in 2030.

Source: William Frey, Brookings Institute

“For the first time in history - there are now more people living alone in households than there are traditional families of a husband, wife and child.”

DFW in 2005

26% of all Households are single persons

47% of Mortgagees are singles

DMN Sept 26, 2005


Source: The Implications of Changing US Demographics for Housing Choice, 2001, Martha Farnsworth Riche


Ensuring a Mix of Housing: Require mix of unit types on

larger properties Require range of apartment size

in multi-family


Office Building Types Home Office

Live-Work

Mixed Use Centers

Flexible loft space


Creating a distinctive destinationCompactnessBackground Architecture, Landmark and Civic


Min/max Stories, with transition to adjacent single family areas

Street trees and pedestrian lighting

“Build-to” lines for all buildings

Public space for community events and festivals

Classic architectural elements

Characteristics


Tripartite architecture/Bay Rhythm/Expression

Ground floor must be constructed of durable materials

Retail at-grade~ Canopies on south, east and

west sides~ Clear glass

Maximum leasable area for non-residential of X s.f.

Windows at grade to be between 30% and 70% of façade

Expression Line Between Ground Floor and upper Floors

Base

Middle

Top

Buildings

Bay Rhythm


Retail At GradeResidential At Grade


Rockwall Downtown


Initial ValueLong Term ValueSustainability


Initial Value Meets an immediate market need or

opportunity

Benefits from being New

Long Term Value Attracts re-investment and infill

Sustained Value


Lifecycle Analysis

Compact, Pedestrian-oriented Mixed Use Development

Typical Suburban Auto-oriented Development


TOTAL SITE: 283.6 ac.628 Lots Min. 1,200 s.f.

Source: Arcadia Development

Apartments

Large Lots

Medium to Small Lots


TOTAL SITE: 283.6 ac.

Avg Lot size 9,131 s.f.

Open Space Per Lot 4,300 s.f.

Net Effective Lot Size 13,431 s.f.

Impact: 18 additional

lots Smallest Lot

Value $5,000 more than largest lot on other Plan

65% Fewer Children

Source: Arcadia Development


Estimated Initial Value Added Tax Base $18-20 Million

Vs.


Properties near DART light rail stations recorded valuation increases about 25% greater than neighborhoods in a control group not served by DART between 1994 and 1998.

Between 1997 and 2001, median values of residential properties increased 32.1%near DART stations compared to 19.5% in non-DART areas.

Median values of office buildings near DART stations increased 24.7% versus 11.5% for non-DART properties.

Source: UNT Center for Economic Development and Research, DART Light Rail’s Effect on Taxable Property Valuations and Transit-Oriented Development, January 2003:

DART/LRT

Transit Proximity Premiums


Mixture of Uses

Variety of unit size & type

Quality Flexible Infrastructure of Buildings, Parks, Streets and Trails

Travel Options – walk, cycle, transit

Shade paved areas

Connected to walkways, transit, open space and services

Reduced parking footprint

Providing Sustainability

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