Form-Based Coding for Results: What's Working, What's Not - Polikov CNU17

Form Based Coding for Results

What’s Working, What’s Not

Scott Polikov, AICPJune 13, 2009

The Opportunities

• Infill Precision

• Use transition

• Non-conforming Uses and Structures

• Private Open Space

Infill Precision

Duncanville, Texas

• Located in south Dallas County

• “First Ring” suburban community

• Looking to expand economic development

• Potential for a rail station in downtown

• Master Plan and Code approved 2007

Main Street Today

Main Street after CSS redesign now underway.

The build-to line needed to be set for coding….

But there was no survey available at that time.

Regulating Plan based on City’s GIS data

Street Redesign based on survey

Code language allows for re-alignment of build-to line and pedestrian zone once survey undertaken for redesign of Main Street

Use Transition

North Richland Hills, Texas

• Suburban community in DFW

• Two planned commuter rail stations along the line connecting DFW Airport to Downtown Fort Worth

• Land locked looking at TOD’s as an economic development tool

Balancing Flexibility with Predictability

• Define “mixed use” in the context of TOD’s

• “Mixed Use” not just a word for just apartments

• Form Based Code established performance standards to ensure use mix based on scale of proposed development and relationship to street types

Surface Parking Lot or TOD?

• Facilitate transition of surface parking over time to mixed use

• Allow for interim surface parking with phasing requirements

• Permit requirement for surface parking (with more than 50 spaces)– Phasing plan for development on

the site based on ridership and market

– City may impose time limits

Non-Conforming Uses and Structures

Hutto, Texas

• “Second Ring” suburban community with mostly residential growth

• Competes with adjoining communities for fair share of commercial growth

• Good regional access (new toll road) and city owned property in historic downtown provide opportunities

Non Conforming Uses and Structures

• Existing Non Conforming Buildings with a Non Conforming Use that do not conform to the provisions of this code may continue as they are until: i. The building is reconstructed or substantially

modified such that the collective reconstructions or modifications within any three (3) year period are valued at more than either $50,000 or a total of fifty (50) % of the assessed value of the structure in the most recently certified tax rolls, whichever is greater; or

ii. Any building façade on a designated A-Grid Street (per the Old Town Regulating Plan) is changed. These may include changes to façade colors, architectural elements, sidewalks, windows, doors, or any other feature that alters that façade (excluding signage).

• Existing Non-Conforming Buildings may change use or building function within the same building, provided the new use or building function is permitted

• Any substantial reconstruction or modification of or change to an A-Grid façade of a Non- Conforming Building shall meet the provisions of this code unless a warrant is granted by the HPC.

Non Conforming Uses and Structures

Private Open Space

Downtown Owensboro, KY

• Stable downtown on Ohio River

• Great cultural base, but lacking in physical environment for downtown living

• Defunct 17 acre waterfront site ripe for redevelopment