subdivisions: beyond the basics – creativity in development
TRANSCRIPT
Subdivisions: Beyond the Basics Subdivisions: Beyond the Basics ––Creativity in DevelopmentCreativity in Development
Steve Pastorik, AICPSteve Pastorik, AICP
OverviewOverview
nn Types of Subdivision RegulationsTypes of Subdivision Regulationsnn Pros and Cons of Typical SubdivisionsPros and Cons of Typical Subdivisionsnn Design ConsiderationsDesign Considerationsnn LogisticsLogisticsnn QuestionsQuestions
Types of Subdivision RegulationsTypes of Subdivision Regulations
nn Typical SubdivisionTypical Subdivisionnn Planned Unit Development (PUD)Planned Unit Development (PUD)nn Cluster or Conservation SubdivisionCluster or Conservation Subdivisionnn Traditional Neighborhood Development Traditional Neighborhood Development
(TND)(TND)
Typical SubdivisionTypical Subdivision
nn Single useSingle usenn Single housing typeSingle housing typenn Minimum lot sizeMinimum lot sizenn Strict setbacksStrict setbacksnn All land platted for All land platted for
private useprivate use
Planned Unit Development (PUD)Planned Unit Development (PUD)
nn Mixed useMixed usenn Mix of housing typesMix of housing typesnn Flexibility in lot size Flexibility in lot size
and setbacksand setbacksnn Typically includes Typically includes
common areas common areas (15 (15 –– 20%)20%)
Cluster or Conservation SubdivisionCluster or Conservation Subdivision
nn Single useSingle usenn Usually single Usually single
housing typehousing typenn Flexibility in lot size Flexibility in lot size
and setbacksand setbacksnn Emphasis on open Emphasis on open
space and natural space and natural area preservation area preservation (40 (40 –– 50%)50%)
Source: Cluster Subdivision Design Guide
Traditional Neighborhood Traditional Neighborhood Development (TND)Development (TND)
nn Mix of uses including Mix of uses including neighborhood center with neighborhood center with civic usescivic uses
nn Mix of housing typesMix of housing typesnn Emphasis on Emphasis on walkabilitywalkability
and human scaleand human scalenn Street connectivityStreet connectivitynn Architectural qualityArchitectural qualitynn Higher densityHigher densitynn FormForm --based zoningbased zoning
Source: The updated “Neighborhood Unit”by Duany Plater-Zyberk 1994
Pros and Cons of Typical Pros and Cons of Typical SubdivisionsSubdivisions
nn ProsProsnn Relatively easy to Relatively easy to
administeradministernn Predictable resultsPredictable resultsnn Easier for developers Easier for developers
to obtain approvalto obtain approval
nn ConsConsnn Limited housing Limited housing
choiceschoicesnn Poor connectivityPoor connectivitynn Limited or no open Limited or no open
spacespacenn Emphasis on cars Emphasis on cars
rather than peoplerather than peoplenn Segregation of usesSegregation of usesnn Promotes sprawlPromotes sprawl
Design ConsiderationsDesign Considerations
nn Street DesignStreet Designnn ConnectivityConnectivitynn Product TypeProduct Typenn Open SpaceOpen Spacenn ArchitectureArchitecture
Street DesignStreet Design
nn Pavement widthPavement width
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidth
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet trees
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet treesnn LightingLighting
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet treesnn LightingLightingnn Traffic calmingTraffic calming
Source: San Jose Traffic Calming Toolkit
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet treesnn LightingLightingnn Traffic calmingTraffic calmingnn ParkingParking
Source: San Jose Residential Design Guidelines
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet treesnn LightingLightingnn Traffic calmingTraffic calmingnn ParkingParkingnn AlleysAlleys
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet treesnn LightingLightingnn Traffic calmingTraffic calmingnn ParkingParkingnn AlleysAlleysnn FencingFencing
Street DesignStreet Design
nn Pavement widthPavement widthnn ParkstripParkstrip widthwidthnn Street treesStreet treesnn LightingLightingnn Traffic calmingTraffic calmingnn ParkingParkingnn AlleysAlleysnn FencingFencingnn Building orientationBuilding orientation
ConnectivityConnectivity
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden court
Source: ULI Residential Development Handbook
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot line
Source: Performance Zoning
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot linenn CourthomesCourthomes
Source: San Jose Residential Design Guidelines
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot linenn CourthomesCourthomes
nn Duplexes/Twin HomesDuplexes/Twin Homes
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot linenn CourthomesCourthomes
nn Duplexes/Twin HomesDuplexes/Twin Homesnn TownhomesTownhomes
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot linenn CourthomesCourthomes
nn Duplexes/Twin HomesDuplexes/Twin Homesnn TownhomesTownhomesnn Condos/ApartmentsCondos/Apartments
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot linenn CourthomesCourthomes
nn Duplexes/Twin HomesDuplexes/Twin Homesnn TownhomesTownhomesnn Condos/ApartmentsCondos/Apartments
Product TypeProduct Type
nn Single family detachedSingle family detachednn Garden courtGarden courtnn Zero lot lineZero lot linenn CourthomesCourthomes
nn Duplexes/Twin HomesDuplexes/Twin Homesnn TownhomesTownhomesnn Condos/ApartmentsCondos/Apartmentsnn Mixed useMixed use
Open SpaceOpen Space
nn How much?How much?nn Percentage of total landPercentage of total landnn So much space per housing unitSo much space per housing unit
nn What type?What type?nn Active recreation (soccer fields, tennis courts)Active recreation (soccer fields, tennis courts)nn Natural (wetlands, forest, hillside)Natural (wetlands, forest, hillside)
nn Private v. commonPrivate v. commonnn Balconies, porches, patios, backyardsBalconies, porches, patios, backyardsnn Pocket parks, courtyards, neighborhood parksPocket parks, courtyards, neighborhood parks
Open SpaceOpen Space
nn AmenitiesAmenitiesnn TrailsTrailsnn Incorporating natural Incorporating natural
featuresfeaturesnn Swimming poolSwimming poolnn ClubhouseClubhousenn Tot lotTot lotnn Basketball/tennis courtBasketball/tennis courtnn Hot tubHot tub
ArchitectureArchitecture
nn ReliefRelief
ArchitectureArchitecture
nn ReliefReliefnn Roof articulationRoof articulation
ArchitectureArchitecture
nn ReliefReliefnn Roof articulationRoof articulationnn WindowsWindows
ArchitectureArchitecture
nn ReliefReliefnn Roof articulationRoof articulationnn WindowsWindowsnn GaragesGarages
LogisticsLogistics
nn Zone changesZone changesnn Development agreementsDevelopment agreementsnn Design requirements v. guidelinesDesign requirements v. guidelinesnn Public v. privatePublic v. privatenn HomeownerHomeowner ’’s associationss associationsnn EnforcementEnforcement