Why Consider a Delivering the Vision through a New...
2
Cupertino, CA Public Charrette April 2018 © 2018 Opticos Design Inc. Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit voluptis. ■ Subhead Goes Here Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. ■ Subhead Goes Here Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. ■ Subhead Goes Here Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. ■ Subhead Goes Here Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. Vallco Special Area Specific Plan and Form-Based Code Why Consider a Form-Based Code? Form-Based Codes Explained 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. Form- based codes are an alternative to conventional zoning and they are not merely design guidelines. The most important aspect of this definition in differentiating FBCs from Euclidean zoning is that the intended physical form replaces use as the organizing principle, or framework, for the overall code. Instead of a zone being labeled “single-family residential,” it may be called “traditional neighborhood,” and instead of a zone being called “commercial”, it may be called “neighborhood main street.” The terms “neighborhood” and “main street” tie back into the intended physical form or place, both of which may include a mix of uses and building types to create vibrant walkable urbanism. The Natural-to-Urban Transect (illustrated on the left) categorizes a spectrum of natural to urban contexts in six Transect zones (from the most rural T1 to the most urban T6) and is a prominent organizing principle within Form-Based Code practice. Preparing a Form-Based Code in 3 Steps There are three important steps in the process of creating a Form- Based Code: Documentation, Visioning, and Assembling. Documentation The two scales of Documentation are the macro-scale, which establishes a framework of existing neighborhoods, districts, and corridors, and the micro-scale, which documents blocks, lots, building placement, frontage types and other small scale elements that add to the character and quality of the built environment. Visioning The Visioning phase engages the community and allows them to participate in the creation of a detailed design vision that the Form- Based Code will implement. Assembling The Assembling phase is the process of compiling the code content into a usable format and structure and plugging it into the existing zoning code if it is not going to completely replace it. Macro Scale Existing Framework Plan (N/D/C) 1.1 Plan Form-Based Coding Process Regulations Administration Formatting Form-Based Code 3.2 Micro Scale Existing Transect Matrix and Micro Element Documentation Sheets 1.2 Illustrative Plan Illustrative Plan and Imagery 2.1 Transect Zone Vision Sheets and Micro Element Type Vision Sheets Splicing Additional Code Text 3.1 Regulating Plan and Regulations Regulating Plan 2.2 Transect Regulation Matrix and Micro Element Regulation Matrices Development Review Process Documenting Visioning Assembling Why are Form-Based Codes Needed? The current zoning system is broken: It has produced auto- dependent development patterns that compromise community character, our nation’s health and the environment, leaving communities searching for tools to address these issues. FBCs are an alternative to Euclidian Zoning that focus on the creation, revitalization, and preservation of vibrant, walkable urban places. As Elizabeth Plater-Zyberk states in the book Form-Based Codes, “as Global Society swings into action to reduce carbon emissions, the data ever more clearly points to the need to reduce dependence on vehicular mobility and to remake the built environment as transit- and pedestrian-friendly places of dense economic and social interaction. Only the Form-Based Code can ensure such an urbanism.” Even developers support this push for zoning reform: at the 2009 New Partners for Smart Growth Conference in Albuquerque, developer Rob Dixon presented “Top 20 Ways to Make a Green, Smart City,” and “replace your Euclidean zoning with Form-Based Codes”. For more detail on FBCs see "Form- Based Codes," by Parolek or go to the Form-Based Code Institutes's web site. `The SmartCode is a model, Transect-Based, Form- Based Code. www.formbasedcodes.org. Delivering the Vision through a New Approach to Zoning Zoning code is the tool to deliver and implement the Vallco Area Specific Plan vision. In conventional zoning code, zones primarily differ in the land uses they allow. However, Form-based codes differentiate zones based on building intensity and form, as well as features of the public realm, with careful attention toward land uses. Form-Based Codes promote a high-quality public realm by focusing on building form and street scape Illustration of the type of walkable, pedestrian-oriented street made possible with a Form-Based Code
Transcript of Why Consider a Delivering the Vision through a New...
Cupertino, CA
Public Charrette April 2018
© 2018 Opticos Design Inc.
Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit voluptis.
■ Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.
■ Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.
■ Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.
■ Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.
Vallco Special Area Specific Plan and Form-Based Code
Why Consider aForm-Based Code?
Form-Based Codes ExplainedForm-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. Form-based codes are an alternative to conventional zoning and they are not merely design guidelines.
The most important aspect of this definition in differentiating FBCs from Euclidean zoning is that the intended physical form replaces use as the organizing principle, or framework, for the overall code. Instead of a zone being labeled “single-family residential,” it may be called “traditional neighborhood,” and instead of a zone being called “commercial”, it may be called “neighborhood main street.” The terms “neighborhood” and “main street” tie back into the intended physical form or place, both of which may include a mix of uses and building types to create vibrant walkable urbanism.
The Natural-to-Urban Transect (illustrated on the left) categorizes a spectrum of natural to urban contexts in six Transect zones (from the most rural T1 to the most urban T6) and is a prominent organizing principle within Form-Based Code practice.
Preparing a Form-Based Code in 3 StepsThere are three important steps in the process of creating a Form-Based Code: Documentation, Visioning, and Assembling.
DocumentationThe two scales of Documentation are the macro-scale, which establishes a framework of existing neighborhoods, districts, and corridors, and the micro-scale, which documents blocks, lots, building placement, frontage types and other small scale elements that add to the character and quality of the built environment.
VisioningThe Visioning phase engages the community and allows them to participate in the creation of a detailed design vision that the Form-Based Code will implement.
AssemblingThe Assembling phase is the process of compiling the code content into a usable format and structure and plugging it into the existing zoning code if it is not going to completely replace it.
Macro Scale
Existing Framework Plan (N/D/C)
1.1
PlanForm-Based CodingProcess Regulations Administration
Formatting
Form-Based Code3.2
Micro Scale
Existing Transect Matrixand Micro Element
Documentation Sheets
1.2
Illustrative Plan
Illustrative Plan and Imagery
2.1 Transect Zone Vision Sheets
and Micro Element TypeVision Sheets
Splicing
Additional Code Text3.1
Regulating Plan and Regulations
Regulating Plan2.2 Transect Regulation Matrix
and Micro ElementRegulation Matrices
Development ReviewProcess
Documenting
Visioning
Assembling
Why are Form-Based Codes Needed?The current zoning system is broken: It has produced auto-dependent development patterns that compromise community character, our nation’s health and the environment, leaving communities searching for tools to address these issues. FBCs are an alternative to Euclidian Zoning that focus on the creation, revitalization, and preservation of vibrant, walkable urban places.
As Elizabeth Plater-Zyberk states in the book Form-Based Codes, “as Global Society swings into action to reduce carbon emissions, the
data ever more clearly points to the need to reduce dependence on vehicular mobility and to remake the built environment as
transit- and pedestrian-friendly places of dense economic and social interaction. Only the Form-Based Code
can ensure such an urbanism.” Even developers support this push for zoning reform: at the 2009 New Partners for Smart Growth Conference in
Albuquerque, developer Rob Dixon presented “Top 20 Ways to Make a Green, Smart City,” and “replace your Euclidean zoning with Form-Based Codes”.
For more detail on FBCs see "Form-Based Codes," by Parolek or go to
the Form-Based Code Institutes's web site. `The SmartCode is a model, Transect-Based, Form-Based Code.
www.formbasedcodes.org.
Delivering the Vision through a New Approach to Zoning
Zoning code is the tool to deliver and implement the Vallco Area Specific Plan vision. In conventional zoning code, zones primarily differ in the land uses they allow. However, Form-based codes differentiate zones based on building intensity and form, as well as features of the public realm, with careful attention toward land uses.
Form-Based Codes promote a high-quality public realm by focusing on building form and street scape
Illustration of the type of walkable, pedestrian-oriented street made possible with a Form-Based Code
Cupertino, CA
Public Charrette April 2018
© 2018 Opticos Design Inc.
Vallco Special Area Specific Plan and Form-Based Code
Components of aForm-Based Code
7.01.050 Thoroughfare Types
7-6 Livermore Development Code
Edges
Drainage Collection Type Curb and gutter
Planter Type 5' continuous, min.
Lighting Type Low, pedestrian
oriented lighting
Walkway Type 5' sidewalk, min.
Intersection
Curb Radius 15' max. (bulb-outs
recommended)
Miscellaneous Requirements
Transformations to existing streets shall match the
designations set forth in the General Plan.
E
F
7.01.050 Neighborhood Street Planter Strip
Application
Movement Type Slow
Anticipated Design Speed 20 mph
Pedestrian Crossing Bulb-outs encouraged
to decrease pedestrian
crossing time.
Transect Zones T4N-O
T4N
T3N
Overall Widths
Right-of-Way (ROW) 56-60'
Face-of-Curb to Face-of-Curb 36'
Lanes
Traffic Lanes 2 @ 10' (2-way travel)
Bicycle Lanes None
Parking Lanes 2 @ 8' parallel
Medians None
A
B
C
D
C
B
A
CD FC
B
A
CD DEF E
Neighborhood Street II
7.01.060Thoroughfare Types
7-7Livermore Development Code
7.01.060 Neighborhood Main Street
Application
Movement Type Slow
Anticipated Design Speed 20 mph
Pedestrian Crossing Bulb-outs encouraged
to decrease pedestrian
crossing time.
Transect Zones T4MS
T4MS-O
Overall Widths
Right-of-Way (ROW) 60'
Face-of-Curb to Face-of-Curb 36'
Lanes
Traffic Lanes 2 @ 10' (2-way travel)
Bicycle Lanes None
Parking Lanes 2 @ 8' parallel
Medians None
A
B
C
D
Edges
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree grate, min.
Lighting Type Low, pedestrian oriented
lighting
Walkway Type 12' sidewalk,1 Where gallery frontage is used, street trees are not
required or allowed.
Intersection
Curb Radius 15' max. (bulb-outs
recommended)
Distance Between
Intersections
400' max.
Miscellaneous Requirements
Transformations to existing streets shall match the
designations set forth in the General Plan.
E
F
N eighborhood Street IB
A
C
B
A
CD D
F
EE
F
Building Form StandardsThe Building Form component defines and regulates the intended physical form including building form, building height, general land use, parking, encroachments, allowed frontages.
Thoroughfare Standards Streets comprise a large percentage of public space within most cities, therefore the details and dimensional parameters of the Thoroughfare component is a critical element of a FBC.
T2
T1
T3
T4
T5
T6
Civic
EROUTE
66
E BUTLER AVE
NB
EAV
ER
ST
INTE
RSTATE
40
SM
ILTO
NR
D
NLE
RO
UX
ST
NPINE
CLIFFDR
NS
AN
FR
AN
CIS
CO
ST
W BIRCH AVE
N THORPE RD
NB
ON
ITOS
T
W ASPEN AVE
NSWITZER
CANYONDR
W CHERRY AVE
SB
AB
BITT
DR
NA
ZTEC
ST
EDAVID
DR
KN
OLE
SD
R
NTURQUOISE
DR
W BEAL RD
NH
UM
PH
RE
YS
ST
SO
'LEA
RY
ST
SS
AN
FRA
NC
ISC
OS
T
SB
EAV
ER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NK
EN
DR
ICK
ST
NN
AVAJO
DR
WR
OU
TE66
SLO
NE
TR
EE
RD
NA
GA
SS
IZS
T
SLE
RO
UX
ST
NFO
RT
VALLEYR
D
NLO
CU
ST
ST
WCOCONIN
OAVE
WKAIB
ABLN
E SAWMILL RD
W FOREST AVE
NP
AR
KS
T
E BIRCH AVE
W SANTA FE AVE
EPONDEROSA
PKWY
W PHOENIX AVE
WLOW
ERCOCONIN
OAVE
NV
ER
DE
ST
W RIORDAN RD
W DALE AVE
NBERTRAND
ST
NGEMIN
IDR
NS
ITG
RE
AV
ES
ST
NR
OC
KR
IDG
ER
D
E ASPEN AVE
NM
OG
OLL
ON
ST
W BUTLER AVE
E ELM AVE
WCHATEAU
DR
W NAVAJO RD
W DUPONT AVE
SW
IND
SO
RLN
W OAK AVE
NE
LDE
NS
T
NH
OP
ID
R
NO
ELL
ELN
NW
ES
TS
T
W FINE AVE
E BRANNEN AVE
E DALE AVE
WM
ET
ZW
ALK
NR
IMD
R
W HUNT AVE
SELLIO
TST
WM
ARSHILL
RD
SM
IKES
PIKES
SPRINGST
E COTTAGE AVE
NK
INLA
NI
RD
NK
ITTRE
DG
ER
D
SA
GA
SS
IZS
T
E ELLERY AVE
W SULLIVAN AVE
N FOREST VIEWDR
SV
ER
DE
ST
NC
UR
LING
SM
OK
ED
R
NJAMES
ST
NIZA
BE
LS
T
WGRAND
CANYONAVE
W BENTON AVE
EPA
YTO
NW
AY
E PHOENIX AVE
NMORIAH
DR
W PIUTE RD
SFO
UN
TAIN
ES
T
NW
ILLI
AMRD
W TUCSON AVE
W APACHE RD
E MAPLE AVE
SPA
RK
ST
E DUPONT AVE
W TOMBSTONE AVE
SR
IVE
RR
UN
RD
E ARROWHEAD AVE
W HAVASUPAI RD
WSUMMIT
AVE
E MOUNTAIN VIEW AVE
W COTTAGE AVE
E FINE AVE
E JACKSON DR
NENTERPRISE
RD
EJO
NN
YLP
SC
AM
BR
IDG
ELN
DESILVA AVE
SE
LDE
NS
T
SH
UM
PH
RE
YS
ST
NTO
LTE
CS
T
W TOLCHACO RD
OS
BO
RN
ED
R
SB
LAC
KB
IRD
RO
OS
T
SM
ALPA
ISLN
E HUNTINGTON DR
E HILLTOP AVE
NC
EN
TER
ST
SSYCAM
OREST
ETERRACE
AVE
SE
RN
ES
TS
T
SF
LOR
EN
CE
ST
E KENSINGTON DR
E BENTON AVE
E APPLE WAY
PAYT
ON
WAY
W ELLERY AVE
E FOREST AVE
E HUTCHESON DR
NM
CM
ILLAN
RD
E JOHNSON AVE
SW
ALNUTST
PINONCT
SPA
SE
OD
EL
FLA
G
W WHIPPLE RD
NA
PO
LLO
WA
Y
EPASEO
DEL RIO
TORMEY AVE
E PICCADILLY DR
MOUNTAIN VIEW DR
E CRESTVIEWDR
SW
ILSONLN
W WHITING RD
SK
ING
MA
NS
T
E WOODLAND DR
S BRANNEN CIR
NH
EMLO
CK
WAY
W COLUMBUS AVE
SS
EV
ILLELN
NCHARLES
RD
NM
AN
ZAN
ITAW
AY
SCALLE
REPOSA
N CLARK CIR
E ASHURST AVE
MCCREARY
ESHERWOOD
LN
NE
VE
RG
RE
EN
DR
SWITZER DR
SM
AR
ICO
PAS
T
NO
TTOD
R
W HOGAN DR
NG
EO
RG
ES
T
NCANYO
NTERRACE
DR
SR
EG
EN
TS
T
SG
AB
EL
ST
WMONTVALE
AVE
SB
UC
KIN
GH
AM
LN
N CIRCLE DR
NLO
MA
LAI
LN
E HUNT AVE
E CALLE CONTENTA
SPINNACLE
ST
MC
MU
LLE
NC
IR
EOLI
VINE
WAY
SG
LOB
ES
T
NC
ON
IFER
RD
NH
ILLS
IDE
ST
ECANYON
VIEWDR
NCIRCLE
VIEWDR
HOSKINS AVE
S NOELLE LN
SK
EN
DR
ICK
ST
W MCMULLEN CIR
SLU
MB
ER
ST
SC
OLO
RA
DO
ST
E CHURCHILL DR
E BARROW AVE
E TURNEY DR
NC
LEA
RV
IEW
DR
NS
UN
SE
TD
R
W ANDERSON RD
GREENBRIAR
LN
E COLUMBUS AVE
STR
AIL
OF
THE
WO
OD
S
ESTONE
RIDGE
DR
W CEDAR AVE
E HATCHER DR
W LAVA LN
E TREVOR WAY
EIV
YLN
BLOME DR
NK
UT
CH
DR
NMAGMA
WAY
NH
ILLTOP
DR
W BASALT LN
EO
LDC
AN
YO
NC
T
EJACOB
WAY
WDEANNA
DR
E RUSS WAY
SC
AR
RIA
GE
LN
E MCCRACKEN ST
E HELEN WAY
E CHUBS WAY
E MAKAYLA WAY
SLO
NE
TR
EE
RD
SB
EAV
ER
ST
NA
ZT
EC
ST
WR
OU
TE
66
T2
T1
T3
T4
T5
T6
Civic
E ROUTE 66
E BUTLER AVE
NB
EAV
ER
ST
INTERSTATE40
SMILTON
RD
NLE
RO
UX
ST
NPINE
CLIFFDR
NS
AN
FRA
NC
ISC
OS
T
W BIRCH AVE
N THORPE RD
NB
ON
ITOS
T
W ASPEN AVE
NSW
ITZERC
ANYO
ND
R
W CHERRY AVE
SB
AB
BIT
TD
R
NA
ZT
EC
ST
EDAVID
DR
KN
OLE
SD
R
NTU
RQ
UO
ISE
DR
W BEAL RD
NH
UM
PH
RE
YS
ST
SO
'LEA
RY
ST
SS
AN
FR
AN
CIS
CO
ST
SB
EAV
ER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NK
EN
DR
ICK
ST
NN
AV
AJO
DR
WROUTE
66
SLO
NE
TRE
ER
D
NA
GA
SS
IZS
T
SLE
RO
UX
ST
NF
OR
TVA
LLEY
RD
NLO
CU
ST
ST
W COCONINO AVE
WKAIBAB LN
E SAWMILL RD
W FOREST AVE
NPA
RK
ST
E BIRCH AVE
W SANTA FE AVE
EPO
ND
ER
OS
APKW
Y
W PHOENIX AVEW
LOWER COCONINO AVE
NV
ER
DE
ST
WRIORDAN
RD
W DALE AVE
NB
ER
TRA
ND
ST
N GEMINI DR
NS
ITG
RE
AVE
SS
T
NR
OC
KR
IDG
ER
D
E ASPEN AVE
NM
OG
OLL
ON
ST
W BUTLER AVE
E ELM AVE
W CHATEAU DR
W NAVAJO RD
W DUPONT AVE
SW
IND
SO
RLN
W OAK AVE
NE
LDE
NS
T
NH
OP
ID
R
NOELLELN
NW
ES
TS
T
W FINE AVE
E BRANNEN AVE
E DALE AVE
WM
ETZW
ALK
NR
IMD
R
W HUNT AVE
SELLIOT ST
WM
AR
SH
ILLR
D
SMIKES
PIKE
SS
PR
ING
ST
E COTTAGE AVE
NK
INLA
NI
RD
NK
ITT
RE
DG
ER
D
SA
GA
SS
IZS
T
E ELLERY AVE
W SULLIVAN AVE
NFOREST
VIEWDR
SV
ER
DE
ST
NC
UR
LING
SM
OK
ED
R
NJAM
ESST
NIZ
AB
EL
ST
W GRAND CANYON AVE
W BENTON AVE
EPAYTON
WAY
E PHOENIX AVE
NM
OR
IAHD
R
W PIUTE RD
SF
OU
NTA
INE
ST
NWILLIAM
RD
W TUCSON AVE
W APACHE RD
E MAPLE AVE
SPA
RK
ST
E DUPONT AVE
W TOMBSTONE AVE
SR
IVE
RR
UN
RD
EARROWHEAD
AVE
W HAVASUPAI RD
W SUMMIT AVE
EMOUNTAIN
VIEWAVE
W COTTAGE AVE
E FINE AVE
E JACKSON DR
NE
NT
ER
PR
ISE
RD
EJO
NNYLP
SC
AM
BR
IDG
ELN
DESILVA AVE
SE
LDE
NS
T
SH
UM
PH
RE
YS
ST
NTO
LTE
CS
T
WTOLCHACO
RD
OS
BO
RN
ED
R
SB
LAC
KB
IRD
RO
OS
T
SM
ALP
AIS
LN E HUNTINGTON DR
E HILLTOP AVE
NC
EN
TE
RS
T
SS
YC
AM
OR
ES
T
ETER
RAC
EAVE
SE
RN
ES
TS
T
SFLO
RE
NC
ES
T
E KENSINGTON DR
E BENTON AVE
E APPLE WAY
PAYTONWAY
W ELLERY AVE
E FOREST AVE
E HUTCHESON DR
NM
CM
ILLAN
RD
E JOHNSON AVE
SW
ALN
UT
ST
PINON CT
SPA
SEODEL
FLAG
W WHIPPLE RD
NA
PO
LLO
WAY
E PASEO DEL RIO
TORMEY AVE
E PICCADILLY DR
MOUNTAIN VIEW DR
E CRESTVIEW DR
SW
ILSO
NLN
W WHITING RD
SK
ING
MA
NS
T
E WOODLAND DR
SBRANNEN
CIR
NH
EM
LOC
KW
AY
W COLUMBUS AVE
SS
EV
ILLELN
N CHARLES RD
NM
AN
ZA
NITA
WA
Y
SCALLE
REPOSA
N CLARK CIR
E ASHURST AVE
MCCREARY
ESHERW
OO
DLN
NE
VE
RG
RE
EN
DR
SWITZER DR
SM
AR
ICO
PAS
T
NO
TT
OD
R
W HOGAN DR
NG
EO
RG
ES
T
NC
AN
YO
NTE
RR
AC
ED
R
SR
EG
EN
TS
T
SG
AB
EL
ST
W MONTVALE AVE
SB
UC
KIN
GH
AM
LN
NCIRCLE
DR
NLO
MA
LAI
LN
E HUNT AVE
ECALLE
CONTENTA
SPIN
NAC
LEST
MC
MU
LLE
NC
IR
EOLIVINE
WAY
SG
LOB
ES
T
NC
ON
IFE
RR
D
NH
ILLS
IDE
ST
EC
ANYO
NVIEW
DR
NCIRCLE
VIEWDR
HOSKINS AVE
SNOELLE
LN
SK
EN
DR
ICK
ST
W MCMULLEN CIR
SLU
MB
ER
ST
SC
OLO
RA
DO
ST
E CHURCHILL DR
E BARROW AVE
ETURNEY
DR
NC
LEA
RV
IEW
DR
NS
UN
SE
TD
R
W ANDERSON RD
GREENBRIARLN
E COLUMBUS AVE
ST
RA
ILO
FT
HE
WO
OD
S
E STONE RIDGE DR
W CEDAR AVE
EHATCHER
DR
W LAVA LN
ETREVOR
WAY
EIV
YLN
BLOME DR
NK
UT
CH
DR
NM
AGM
AW
AY
NH
ILLTO
PD
R
W BASALT LN
EOLD
CANYON
CT
EJACO
BW
AY
W DEANNA DR
ERUSS
WAY
SC
AR
RIA
GE
LN
E MCCRACKEN ST
EHELEN
WAY
ECHUBS
WAY
EMAKAYLA
WAY
SLO
NE
TR
EE
RD
SB
EA
VE
RS
T
NA
ZTE
CS
T
WR
OU
TE66
0 200' 400'
1 Acre¼ Acre
Regulating PlanFlagstaff, Arizona
October 9, 2009
© C o p y r i g h t 2 0 0 8
Opticos Des ign, Inc.
1285 G i lman Stree t
Berkeley, CA 94706
510 - 558 - 6957
0 200' 400'
Civic Space Standards The Civic Space component ensures that a full menu of public spaces are included in the Code and that the scale and design approach is calibrated for the location of these spaces.
Optional ComponentsSupplementary components are not mandatory for an effective code, but can give further clarity to the intended type of place. The more of these components you can include in your code, the more predictable the implementation will be. This list includes:
Frontage Type Standards Frontages create an appropriate transition from the private to the public realm. This component typically includes porches, terraces, forecourts, stoops, shopfronts, galleries and arcades.
T2
T1
T3
T4
T5
T6
Civic
EROUTE
66
E BUTLER AVE
NB
EAV
ER
ST
INTE
RSTATE
40
SM
ILTO
NR
D
NLE
RO
UX
ST
NPINE
CLIFFDR
NS
AN
FR
AN
CIS
CO
ST
W BIRCH AVE
N THORPE RD
NB
ON
ITOS
T
W ASPEN AVE
NSWITZER
CANYONDR
W CHERRY AVE
SB
AB
BITT
DR
NA
ZTEC
ST
EDAVID
DR
KN
OLE
SD
R
NTURQUOISE
DR
W BEAL RD
NH
UM
PH
RE
YS
ST
SO
'LEA
RY
ST
SS
AN
FRA
NC
ISC
OS
T
SB
EAV
ER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NK
EN
DR
ICK
ST
NN
AVAJO
DR
WR
OU
TE66
SLO
NE
TR
EE
RD
NA
GA
SS
IZS
T
SLE
RO
UX
ST
NFO
RT
VALLEYR
D
NLO
CU
ST
ST
WCOCONIN
OAVE
WKAIB
ABLN
E SAWMILL RD
W FOREST AVE
NP
AR
KS
T
E BIRCH AVE
W SANTA FE AVE
EPONDEROSA
PKWY
W PHOENIX AVE
WLOW
ERCOCONIN
OAVE
NV
ER
DE
ST
W RIORDAN RD
W DALE AVE
NBERTRAND
ST
NGEMIN
IDR
NS
ITG
RE
AV
ES
ST
NR
OC
KR
IDG
ER
D
E ASPEN AVE
NM
OG
OLL
ON
ST
W BUTLER AVE
E ELM AVE
WCHATEAU
DR
W NAVAJO RD
W DUPONT AVE
SW
IND
SO
RLN
W OAK AVE
NE
LDE
NS
T
NH
OP
ID
R
NO
ELL
ELN
NW
ES
TS
T
W FINE AVE
E BRANNEN AVE
E DALE AVE
WM
ET
ZW
ALK
NR
IMD
R
W HUNT AVE
SELLIO
TST
WM
ARSHILL
RD
SM
IKES
PIKES
SPRINGST
E COTTAGE AVE
NK
INLA
NI
RD
NK
ITTRE
DG
ER
D
SA
GA
SS
IZS
T
E ELLERY AVE
W SULLIVAN AVE
N FOREST VIEWDR
SV
ER
DE
ST
NC
UR
LING
SM
OK
ED
R
NJAMES
ST
NIZA
BE
LS
T
WGRAND
CANYONAVE
W BENTON AVE
EPA
YTO
NW
AY
E PHOENIX AVE
NMORIAH
DR
W PIUTE RD
SFO
UN
TAIN
ES
T
NW
ILLI
AMRD
W TUCSON AVE
W APACHE RD
E MAPLE AVE
SPA
RK
ST
E DUPONT AVE
W TOMBSTONE AVE
SR
IVE
RR
UN
RD
E ARROWHEAD AVE
W HAVASUPAI RD
WSUMMIT
AVE
E MOUNTAIN VIEW AVE
W COTTAGE AVE
E FINE AVE
E JACKSON DR
NENTERPRISE
RD
EJO
NN
YLP
SC
AM
BR
IDG
ELN
DESILVA AVE
SE
LDE
NS
T
SH
UM
PH
RE
YS
ST
NTO
LTE
CS
T
W TOLCHACO RD
OS
BO
RN
ED
R
SB
LAC
KB
IRD
RO
OS
T
SM
ALPA
ISLN
E HUNTINGTON DR
E HILLTOP AVE
NC
EN
TER
ST
SSYCAM
OREST
ETERRACE
AVE
SE
RN
ES
TS
T
SF
LOR
EN
CE
ST
E KENSINGTON DR
E BENTON AVE
E APPLE WAY
PAYT
ON
WAY
W ELLERY AVE
E FOREST AVE
E HUTCHESON DR
NM
CM
ILLAN
RD
E JOHNSON AVE
SW
ALNUTST
PINONCT
SPA
SE
OD
EL
FLA
G
W WHIPPLE RD
NA
PO
LLO
WA
Y
EPASEO
DEL RIO
TORMEY AVE
E PICCADILLY DR
MOUNTAIN VIEW DR
E CRESTVIEWDR
SW
ILSONLN
W WHITING RD
SK
ING
MA
NS
T
E WOODLAND DR
S BRANNEN CIR
NH
EMLO
CK
WAY
W COLUMBUS AVE
SS
EV
ILLELN
NCHARLES
RD
NM
AN
ZAN
ITAW
AY
SCALLE
REPOSA
N CLARK CIR
E ASHURST AVE
MCCREARY
ESHERWOOD
LN
NE
VE
RG
RE
EN
DR
SWITZER DR
SM
AR
ICO
PAS
T
NO
TTOD
R
W HOGAN DR
NG
EO
RG
ES
T
NCANYO
NTERRACE
DR
SR
EG
EN
TS
T
SG
AB
EL
ST
WMONTVALE
AVE
SB
UC
KIN
GH
AM
LN
N CIRCLE DR
NLO
MA
LAI
LN
E HUNT AVE
E CALLE CONTENTA
SPINNACLE
ST
MC
MU
LLE
NC
IR
EOLI
VINE
WAY
SG
LOB
ES
T
NC
ON
IFER
RD
NH
ILLS
IDE
ST
ECANYON
VIEWDR
NCIRCLE
VIEWDR
HOSKINS AVE
S NOELLE LN
SK
EN
DR
ICK
ST
W MCMULLEN CIR
SLU
MB
ER
ST
SC
OLO
RA
DO
ST
E CHURCHILL DR
E BARROW AVE
E TURNEY DR
NC
LEA
RV
IEW
DR
NS
UN
SE
TD
R
W ANDERSON RD
GREENBRIAR
LN
E COLUMBUS AVE
STR
AIL
OF
THE
WO
OD
S
ESTONE
RIDGE
DR
W CEDAR AVE
E HATCHER DR
W LAVA LN
E TREVOR WAY
EIV
YLN
BLOME DR
NK
UT
CH
DR
NMAGMA
WAY
NH
ILLTOP
DR
W BASALT LN
EO
LDC
AN
YO
NC
T
EJACOB
WAY
WDEANNA
DR
E RUSS WAY
SC
AR
RIA
GE
LN
E MCCRACKEN ST
E HELEN WAY
E CHUBS WAY
E MAKAYLA WAY
SLO
NE
TR
EE
RD
SB
EAV
ER
ST
NA
ZT
EC
ST
WR
OU
TE
66
T2
T1
T3
T4
T5
T6
Civic
E ROUTE 66
E BUTLER AVE
NB
EAV
ER
ST
INTERSTATE40
SMILTON
RD
NLE
RO
UX
ST
NPINE
CLIFFDR
NS
AN
FRA
NC
ISC
OS
T
W BIRCH AVE
N THORPE RD
NB
ON
ITOS
T
W ASPEN AVE
NSW
ITZERC
ANYO
ND
R
W CHERRY AVE
SB
AB
BIT
TD
R
NA
ZT
EC
ST
EDAVID
DR
KN
OLE
SD
R
NTU
RQ
UO
ISE
DR
W BEAL RD
NH
UM
PH
RE
YS
ST
SO
'LEA
RY
ST
SS
AN
FR
AN
CIS
CO
ST
SB
EAV
ER
ST
W ELM AVE
E CHERRY AVE
W CLAY AVE
E FRANKLIN AVE
NK
EN
DR
ICK
ST
NN
AV
AJO
DR
WROUTE
66
SLO
NE
TRE
ER
D
NA
GA
SS
IZS
T
SLE
RO
UX
ST
NF
OR
TVA
LLEY
RD
NLO
CU
ST
ST
W COCONINO AVE
WKAIBAB LN
E SAWMILL RD
W FOREST AVE
NPA
RK
ST
E BIRCH AVE
W SANTA FE AVE
EPO
ND
ER
OS
APKW
Y
W PHOENIX AVEW
LOWER COCONINO AVE
NV
ER
DE
ST
WRIORDAN
RD
W DALE AVE
NB
ER
TRA
ND
ST
N GEMINI DR
NS
ITG
RE
AVE
SS
T
NR
OC
KR
IDG
ER
D
E ASPEN AVE
NM
OG
OLL
ON
ST
W BUTLER AVE
E ELM AVE
W CHATEAU DR
W NAVAJO RD
W DUPONT AVE
SW
IND
SO
RLN
W OAK AVE
NE
LDE
NS
T
NH
OP
ID
R
NOELLELN
NW
ES
TS
T
W FINE AVE
E BRANNEN AVE
E DALE AVE
WM
ETZW
ALK
NR
IMD
R
W HUNT AVE
SELLIOT ST
WM
AR
SH
ILLR
D
SMIKES
PIKE
SS
PR
ING
ST
E COTTAGE AVE
NK
INLA
NI
RD
NK
ITT
RE
DG
ER
D
SA
GA
SS
IZS
T
E ELLERY AVE
W SULLIVAN AVE
NFOREST
VIEWDR
SV
ER
DE
ST
NC
UR
LING
SM
OK
ED
R
NJAM
ESST
NIZ
AB
EL
ST
W GRAND CANYON AVE
W BENTON AVE
EPAYTON
WAY
E PHOENIX AVE
NM
OR
IAHD
R
W PIUTE RD
SF
OU
NTA
INE
ST
NWILLIAM
RD
W TUCSON AVE
W APACHE RD
E MAPLE AVE
SPA
RK
ST
E DUPONT AVE
W TOMBSTONE AVE
SR
IVE
RR
UN
RD
EARROWHEAD
AVE
W HAVASUPAI RD
W SUMMIT AVE
EMOUNTAIN
VIEWAVE
W COTTAGE AVE
E FINE AVE
E JACKSON DR
NE
NT
ER
PR
ISE
RD
EJO
NNYLP
SC
AM
BR
IDG
ELN
DESILVA AVE
SE
LDE
NS
T
SH
UM
PH
RE
YS
ST
NTO
LTE
CS
T
WTOLCHACO
RD
OS
BO
RN
ED
R
SB
LAC
KB
IRD
RO
OS
T
SM
ALP
AIS
LN E HUNTINGTON DR
E HILLTOP AVE
NC
EN
TE
RS
T
SS
YC
AM
OR
ES
T
ETER
RAC
EAVE
SE
RN
ES
TS
T
SFLO
RE
NC
ES
T
E KENSINGTON DR
E BENTON AVE
E APPLE WAY
PAYTONWAY
W ELLERY AVE
E FOREST AVE
E HUTCHESON DR
NM
CM
ILLAN
RD
E JOHNSON AVE
SW
ALN
UT
ST
PINON CT
SPA
SEODEL
FLAG
W WHIPPLE RD
NA
PO
LLO
WAY
E PASEO DEL RIO
TORMEY AVE
E PICCADILLY DR
MOUNTAIN VIEW DR
E CRESTVIEW DR
SW
ILSO
NLN
W WHITING RD
SK
ING
MA
NS
T
E WOODLAND DR
SBRANNEN
CIR
NH
EM
LOC
KW
AY
W COLUMBUS AVE
SS
EV
ILLELN
N CHARLES RD
NM
AN
ZA
NITA
WA
Y
SCALLE
REPOSA
N CLARK CIR
E ASHURST AVE
MCCREARY
ESHERW
OO
DLN
NE
VE
RG
RE
EN
DR
SWITZER DR
SM
AR
ICO
PAS
T
NO
TT
OD
R
W HOGAN DR
NG
EO
RG
ES
T
NC
AN
YO
NTE
RR
AC
ED
R
SR
EG
EN
TS
T
SG
AB
EL
ST
W MONTVALE AVE
SB
UC
KIN
GH
AM
LN
NCIRCLE
DR
NLO
MA
LAI
LN
E HUNT AVE
ECALLE
CONTENTA
SPIN
NAC
LEST
MC
MU
LLE
NC
IR
EOLIVINE
WAY
SG
LOB
ES
T
NC
ON
IFE
RR
D
NH
ILLS
IDE
ST
EC
ANYO
NVIEW
DR
NCIRCLE
VIEWDR
HOSKINS AVE
SNOELLE
LN
SK
EN
DR
ICK
ST
W MCMULLEN CIR
SLU
MB
ER
ST
SC
OLO
RA
DO
ST
E CHURCHILL DR
E BARROW AVE
ETURNEY
DR
NC
LEA
RV
IEW
DR
NS
UN
SE
TD
R
W ANDERSON RD
GREENBRIARLN
E COLUMBUS AVE
ST
RA
ILO
FT
HE
WO
OD
S
E STONE RIDGE DR
W CEDAR AVE
EHATCHER
DR
W LAVA LN
ETREVOR
WAY
EIV
YLN
BLOME DR
NK
UT
CH
DR
NM
AGM
AW
AY
NH
ILLTO
PD
R
W BASALT LN
EOLD
CANYON
CT
EJACO
BW
AY
W DEANNA DR
ERUSS
WAY
SC
AR
RIA
GE
LN
E MCCRACKEN ST
EHELEN
WAY
ECHUBS
WAY
EMAKAYLA
WAY
SLO
NE
TR
EE
RD
SB
EA
VE
RS
T
NA
ZTE
CS
T
WR
OU
TE66
0 200' 400'
1 Acre¼ Acre
Regulating PlanFlagstaff, Arizona
October 9, 2009
© C o p y r i g h t 2 0 0 8
Opticos Des ign, Inc.
1285 G i lman Stree t
Berkeley, CA 94706
510 - 558 - 6957
0 200' 400'
5.01.090 Building Types
5-16 Livermore Development Code
Five attached townhouses designed with a single simple plane. Elevated covered stoops provide a secondary rhythm along the street.
Four attached townhouses designed with a simple massing with a continuous porch. The dormers and slight plane shift in the end units help to break down the overall massing.
Three attached townhouses designed with a simple massing. Individual porches and gable ends on the end units provide the secondary rhythm.
5.01.090 Townhouse
General Note: the drawings and photos below are illustrative.
A. Description
The Townhouse building type consists of structures that contain three or more dwelling units placed side by side. A small side or rear yard is provided for each unit as private open space. This building type provides a higher-density, fee-simple unit in a more urban form.
Table 16.7.20.080.C: ROW Public PlantingThis table shows common street tree types and their appropriateness within the Form-Based Zones. The Urban GreeningMasterPlanandtheCityofVallejoStandardPlansprovidedetailedspecificationsforlandscapingalongthoroughfares. Street tree species not listed below require approval by the Directors. These standards apply when the street tree type is adjacent to a Form-Based Zone.
Shape & SpacingRecommended Species
Form-Based ZonesBotanical Name Common Name
Columnar 20' - 35' o.c.
Acer platanoides Norway Maple T3N T4N.S
T4N.M T4MS T5U T5MS
Acer rubrum Bowhall or Armstrong Maple
Carpinus betulus Upright Hornbeam
Ginkgo biloba Ginkgo
Quercus robur Skyrocket Oak
Ball 20' - 30' o.c.
Acer buergeranum Trident Maple T3N T4N.S
T4N.M T4MS T5U T5MS
Acer rubrum October Glory Maple
Celtis australis European Hackberry
Lagerstroemia Crape Myrtle
Laurus nobilis Sweet Bay1
Magnolia grandiflora Evergreen Magnolias1
Allstreettreesshallbeplantedandmaintainedtoavoidconflictswithfire/emergencyvehiclesandhaveaminimum canopy clearance of 14’ at maturity. 1 This species is an evergreen tree.2 This species is a semi-evergreen tree.3 Due to the size of this species, the minimum planter width shall be 6’.4 Due to the size of this species, the minimum planter width shall be 8’.
Key T# Allowed By Review T# Not Allowed
7-44 | Title 16: City of Vallejo Development Code Public Review Draft: January 2017
16.7.20.080
A. Building Type Standards
B. Architectural Standards
C. Sustainability Standards (such as stormwater, alternative energy, greywater, etc.
D. Landscape Standards
E. Green Building Standards
F. Signage Standards
5.01.090 Building Types
5-16 Livermore Development Code
Five attached townhouses designed with a single simple plane. Elevated covered stoops provide a secondary rhythm along the street.
Four attached townhouses designed with a simple massing with a continuous porch. The dormers and slight plane shift in the end units help to break down the overall massing.
Three attached townhouses designed with a simple massing. Individual porches and gable ends on the end units provide the secondary rhythm.
5.01.090 Townhouse
General Note: the drawings and photos below are illustrative.
A. Description
The Townhouse building type consists of structures that contain three or more dwelling units placed side by side. A small side or rear yard is provided for each unit as private open space. This building type provides a higher-density, fee-simple unit in a more urban form.
A
B
E
C
D
7.6.170 Wall Mural Sign Type Description
Wall Mural Signs: Wall mural signs are flat against a secondary facade, typically along a side street, or alley. These signs are typically painted directly on the building and contain a combination of text and graphic elements. These signs are intended to be visible from a greater distance and are accompanied by additional signage on the primary facade at the business entrance. Wall Mural signs that provide off-site signage for a business or do not provide signage for a specific business (artistic wall mural) are subject to approval. Billboards are not considered wall mural signs and are prohibited within the Form-Based Code Areas.
Standards
Size
Signable Area
Area 1000 sf max.
Width 60' max.
Height 50' max.
Location
Height above ground 3' min.
Projection 8" max.
Signs per building 1 max.
A
B
C
D
AA
BB
C
C
7.6.180 Window Sign Type Description
Window Signs: Window signs are professionally painted consisting of individual letters and designs, gold leaf individual letters and designs, applied directly on the inside of a window. Window signs offer a high level of craftsmanship and visibility, and are often used for small professional offices.
Standards
Size
Sign Area Per Shopfront 15% max.
Width 5' max.
Height 36" max.
Location
Window signs shall be placed at or above eye level
Window signs shall be applied directly to the inside of
the glass
Miscellaneous
Applied plastic or vinyl cut letters are strongly
discouraged.
Window signs shall have a clear background.
A
B
B
7.6-15City Name Document Name Draft Date or Type
7.6.180
Regulating PlanThe Regulating Plan replaces the zoning map, assigning standards of the FBC to physical locations and serving as an index to understand the zoning.
Essential Form-Based CodeComponents (FBC)
1. Regulating Plan (which replaces the zoning map)
2. Building Form Standards
3. Thoroughfare Standards
4. Civic Space Standards
5. Frontage Type Standards
6. Subdivision Standards
7. Administration
1
2
4
3
5
A D F
