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INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE
SMARTCODE
Presentation to:Land Use Coordinating Committee
Presentation by:CALEB RACICOT
TUNNELL-SPANGLER-WALSH & ASSOCIATES
October 27, 2011
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Key Terms
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Zoning & Coding
• Laws regulating private development
• Based on the “police powers”
• The key implementation tool a local land use plan
“Zoning” is often used to refer to the separation of land patterns by use or zone.
“Coding” carries less baggage.
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Overlay
• Base regulations remain• New regulations are
applied “in addition to” base ones
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Form Based Codes
Conventional Codes1. Use2. Administration3. Form
Form-Based Codes1. Form2. Use3. Administration
CVS Pharmacy – East Haven, CT Davidson, NC
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Form Based Codes
• Focus on shaping the form ofBuilt environmentBuilding exteriorsPlacement of buildings & their lotsDesign of streets & public spaces
• Not to be confused with design guidelines, form-based codes are regulatory, not advisory
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Form Based Codes
• Can be presented in both diagrams & wordsA form-based code does not have to have drawingsDrawings are never legally defensible; text always supersedes
• Usually keyed to a regulating plan
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Regulating Plan
The plan or vision
The Code/ Regulating
Plan
Images Courtesy Bill Spikowski
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Traditional Neighborhood Development (TND)
• Designed for human scale• Focus on walkability &
connectivity• High quality public spaces• Mix of uses• Placement of parking lots &
garages away from street• Mix of housing styles, types &
sizes• Environmental features
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
• A model code Metrics designed to create a generic medium-sized American city structured into neighborhoods
• Must be locally customized
• Applications350+ communitiesCherokee and Cobb (adopted)Woodstock (underway)
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
• Unified Land Development Regulation Can include future land use plan, zoning, subdivision regulations, urban design, signage, landscaping, and basic architectural standards
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
• Form-Based featuresWidth sizesBlock sizesBuilding typeSetbacks & heightsBuilding placementParking placement
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
• Rural-Urban Transect (T-Zones)All zones allow some mix of uses Offer a range of buildings, uses, thoroughfares & civic spaces that each has appropriate characteristics for its location
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The SmartCode
• SectorsRegional planningComprehensive planning
• Transect ZonesSite planningZoning
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – T1: The Natural Zone
Courtesy Portland Development Commission
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – T2: The Rural Zone
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – T3: Suburban
Regional ExamplesAnsley ParkAdair ParkDruid Hills
Morningside
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – T4: General Urban
Regional ExamplesResidential Midtown
Virginia-HighlandHistoric Roswell
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – T5: Urban Center
Regional ExamplesMarietta Square
Downtown Decatur
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – T6: Urban Core
ExamplesPeachtree Center Area
Peachtree Street in Midtown
Midtown ManhattanChicago’s Loop
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
The Transect – Special Districts
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Advantages of the SmartCode
• Codifies the local visionPromotes a distinctive, attractive community with a strong sense of place
• Makes development decisions predictable, fair and cost effective
• Provides flexibility for developers and predictability for residentsAllows developers to respond to market changes, within reason
• Simplifies zoning and makes it clearer and mores intuitiveNon-professionals find it easier to use
• Makes efficient use of public funds
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Transition Strategy
• Stakeholder engagement• Equivalency matrix
Translating current code to newAvoiding down-zoning
• GrandfatheringNon-conformities
• Regulating plan componentsStreets and trailsOpen spaces
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Woodstock
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Woodstock
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Woodstock
• LCI and Downtown Master Plan
• 2005 Downtown CodeForm-basedSubareas
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Woodstock
• Regulating planNew streetsStreet typoligiesGreenway/bicycle links
• Now pursuing citywide SmartCode
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Street Network 2000
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Street Network 2011
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
INTRODUCTION TO THE SMARTCODETunnell-Spangler-Walsh & Associates
Thank You