Form-Based Codes: The Basics - Austin Neighborhoods Council

Form-Based Codes:
The Basics
Jorge E. Rousselin
COA Planning and Development Review
Urban Design
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Form‐Based Codes: The Basics
Purpose of tonight’s presentation
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What is a Form‐Based Code (FBC)?
What are the key concepts and components of a FBC? What are some local examples of FBCs?
What does a FBC look like?
How do we implement FBCs?
FBC Resources
Questions
FBC Basics
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What is a Form‐Based Code?
Form‐Based Codes: based on the idea of New Urbanism, a.k.a., old urbanism
The way we’ve been designing cities for centuries…
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Form‐Based Codes: A new method; an old idea
Austin’s Waller Plan ‐ 1839
How properties would be laid out; how buildings sit on lots; relationship to the street and each other.
6th Street
Cesar Chavez St.
FBC Basics
IH‐35 (East Ave.)
Congress Ave.
West Ave.
Martin Luther King Jr. Blvd.
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What is a Form‐Based Code?
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. These codes are adopted into city or county law as regulations, not mere guidelines. FBC Basics
www.formbasedcodes.org
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What is a Form‐Based Code?
Form‐based codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. FBC Basics
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What is a Form‐Based Code?
The regulations and standards in Form‐based codes, presented in both diagrams and words, are keyed to a regulating plan
that designates the appropriate form and scale (and therefore, character) of development rather than only distinctions in land‐use types.
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Emphasis on Urban Form
Form
Use
Mgmt.
Form
Conventional Zoning
(buffers)
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Mgmt.
Use
Form‐Based
(transitions)
Conventional Zoning vs. Form‐Based Code
Existing Zoning
Design Guidelines
Form‐Based Code
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Based on a Vision
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VISION: Neighborhood Plan Recommendations
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“Townhouses can provide an effective transition between commercial or higher density multifamily residential and single‐ family residential areas.” [Emphasis added]
North Loop Neighborhood Plan, Page 12. Adopted by the City Council on May 23, 2002 under Ordinance No. 020523‐30
North Loop Neighborhood Plan, Page 12 FBC Basics
VISION: Neighborhood Plan Recommendations
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“Encourage a mixture of compatible and appropriately scaled business and residential land uses in the neighborhood and mixed‐use development on major corridors to enhance this diversity.” [Emphasis added]
Brentwood/Highland Combined Neighborhood Plan, Page 6. Adopted by the City Council on May 13, 2004 under Ordinance No. 040513‐30
Brentwood/Highland Combined Neighborhood Plan, Page 48
FBC Basics
Formulation and Ownership of the
Illustrative Vision
Involved in the community to demonstrate support for the recommendations
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Illustrative Vision: a compass – not a site plan
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Illustrative Vision: a compass – not a site plan
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Form‐Based Codes: Rules to help realize a Vision
 Place‐specific
 Context sensitive
 The Vision details inform the specifics of the Code Draft Airport Blvd. FBC – Neighborhood Transition FBC Basics
Draft Airport Blvd. FBC – Commercial Transition Draft Airport Blvd. FBC – Local Mixed‐Use
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What are the key concepts and components of a FBC?
Key Form‐Based Code Elements
• Regulating Plan
 Denotes character districts
• Development Standards
 Public Space standards (open space)
 Building form standards
o Tailored to each character zone
 Administration (includes non‐conforming uses, non‐
compliant structures, amendments, etc.)
• Other standards
 Architectural design and materials
 Landscaping and streetscaping
 Building design/urban design
 Signage
 Transitions
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Form‐Based Code Elements
Form-Based Codes – Sample Regulating Plans
Lamar/Justin TOD Regulating Plan
FBC Basics
East Riverside Regulating Plan
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What are some local examples of FBCs?
Downtown Austin Plan
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East Riverside Corridor
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East Riverside Corridor Regulating Plan
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North Burnet/Gateway Master Plan
FBC Basics
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North Burnet/Gateway Regulating Plan & TODs
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Airport Blvd. Form‐Based Code
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What does a FBC look like?
Examples of FBCs: Camp Bowie, Ft. Worth TX
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Examples of FBCs: Downtown Mixed Use Plan
Benicia, CA
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Examples of FBCs: Bridge Street District
Dublin, OH
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Examples of FBCs: Waterfront District Master Plan
Hercules, CA
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How do we implement FBCs?
Pathway to implementation
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Community Vision is achieved
Refining of the Illustrative Vision
Community roundtables and input
Community open house
Code framework generated
Drafting of Code commences
Draft Code complete
• Internal Staff review
Council‐appointed Advisory Group Review
Community roundtables and input
Refinement of the Code
Community open house
Boards and Commissions Review
Planning Commission Neighborhood Planning Committee
Planning Commission public hearing(s) for City‐initiated rezoning
Council consideration of the draft Code
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Pathway to implementation
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FBC Resources
FBC Resources
Form‐Based Code Institute: http://www.formbasedcodes.org/
A link to the FBCI website with a treasure trove of information regarding FBCs
and their use and impact throughout the county. This institute coordinates and showcases best practices around the country and is the steward of the most up to date information regarding FBCs.
Form‐Based Code Articles: http://www.formbasedcodes.org/articles
Excellent source of articles related to FBCs discussing multiple topics of interest specifically related to the use and successes of FBCs.
Form‐Based Code News: http://www.formbasedcodes.org/news
An extensive list of past and recent news articles addressing FBCs.
Form‐Based Code Books: http://www.formbasedcodes.org/books
An extensive list of publications emphasizing FBCs.
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www.airportboulevard.com
Jorge E. Rousselin, Project Co‐manager
[email protected]
(512) 974‐2975
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Questions?

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