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The Low ell Exam ple The Low ell Exam ple George Proakis George - - PowerPoint PPT Presentation

Dec 15, 2023 162 likes •774 views

Adopting I nnovative Form - - Based Codes Based Codes Adopting I nnovative Form in Massachusetts: in Massachusetts: The Low ell Exam ple The Low ell Exam ple George Proakis George Proakis City of Lowell, Massachusetts City of Lowell,

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Adopting I nnovative Form Adopting I nnovative Form -

  • Based Codes

Based Codes in Massachusetts: in Massachusetts:

The Low ell Exam ple The Low ell Exam ple

George Proakis George Proakis City of Lowell, Massachusetts City of Lowell, Massachusetts

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New England: New England: Traditional Developm ent Traditional Developm ent

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New England: New England: Traditional Developm ent Traditional Developm ent

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New England: New England: Traditional Developm ent Traditional Developm ent

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New England Today: New England Today: Recent Developm ent Recent Developm ent

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New England: New England: Traditional Developm ent Traditional Developm ent

Hampden Main Street

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New England Today: New England Today: Recent Developm ent Recent Developm ent

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New England: New England: Traditional Developm ent Traditional Developm ent

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New England: New England: Traditional Developm ent Traditional Developm ent

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New England Today: New England Today: Recent Developm ent Recent Developm ent

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New England: New England: Traditional Developm ent Traditional Developm ent

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New England Today: New England Today: Recent Developm ent Recent Developm ent

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The Appliance and The Grid The Appliance and The Grid

“ “ We know what the appliance is . . . . We know what the appliance is . . . .

  • Christopher Alexander

Christopher Alexander

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The Appliance and The Grid The Appliance and The Grid

“ “ We know what the appliance is . . . . We know what the appliance is . . . . Now we need to find the plugs to connect it to the existing po Now we need to find the plugs to connect it to the existing power grids. wer grids.” ”

  • Christopher Alexander

Christopher Alexander

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The Appliance and The Grid The Appliance and The Grid

  • Villages, towns and cities

Villages, towns and cities

  • Good designs

Good designs

  • High quality mixed use projects

High quality mixed use projects

  • Transit

Transit -

  • oriented development
  • riented development
  • Smart growth

Smart growth

  • New urbanism

New urbanism

  • Town meeting

Town meeting

  • ZBA

ZBA

  • Planning Board

Planning Board

  • Conservation Commission

Conservation Commission

  • Town Engineer

Town Engineer

  • Fire Chief

Fire Chief

  • State Regulators

State Regulators

  • Etc.

Etc. “ “ We know what the appliance is . . . . We know what the appliance is . . . . Now we need to find the plugs to connect it to the existing po Now we need to find the plugs to connect it to the existing power grids. wer grids.” ”

  • Christopher Alexander

Christopher Alexander

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Lim itations of Existing Tools Lim itations of Existing Tools

  • Regulation of Uses

Regulation of Uses

  • Setbacks

Setbacks

  • Open space

Open space

  • Parking requirements

Parking requirements

  • Density

Density

  • Site plan review

Site plan review

  • Special permits

Special permits

  • Cluster subdivision

Cluster subdivision

  • 40B

40B

  • Design guidelines

Design guidelines

  • Historic regulations

Historic regulations

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Dow ntow n Low ell: Dow ntow n Low ell: A Model of Heritage Planning for A Model of Heritage Planning for Econom ic Developm ent Econom ic Developm ent

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The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies

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The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies

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The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies

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The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies

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The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge

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The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge

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The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge

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The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge

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Low ell Low ell’ ’s s ‘ ‘Form Form -

  • based

based’ ’ I nnovation I nnovation

1.

  • 1. The Transect

The Transect -

  • Based Map

Based Map 2.

  • 2. Form

Form -

  • Based Setback Regulations

Based Setback Regulations 3.

  • 3. Future Plans

Future Plans

  • Subdivision Standards

Subdivision Standards

  • Neighborhood Business Districts

Neighborhood Business Districts

  • Hamilton Canal District

Hamilton Canal District

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The Transect Based Map The Transect Based Map

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The Transect Based Map The Transect Based Map

! !

New districts based upon transect system New districts based upon transect system

! !

Districts defined by philosophy of Districts defined by philosophy of development development

! !

New districts applied to map to reflect New districts applied to map to reflect neighborhood character neighborhood character .

.

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Districts: Districts:

" "

Suburban: SSF, SMF Suburban: SSF, SMF

" "

Traditional Neighborhoods: TSF, TTF, TMF, TMU Traditional Neighborhoods: TSF, TTF, TMF, TMU

" "

Urban Neighborhoods: USF, UMF, UMU, DMU Urban Neighborhoods: USF, UMF, UMU, DMU

" "

Others: OP, RR, LI, GI, etc. Others: OP, RR, LI, GI, etc.

The Transect Based Map The Transect Based Map

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Form Form -

  • Based Setback Regulations

Based Setback Regulations

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Form Form -

  • Based Setback Regulations

Based Setback Regulations

! !

Multiple front Multiple front -

  • yard setbacks, particularly in

yard setbacks, particularly in ‘ ‘traditional traditional’ ’ districts districts

! !

Limitations on front Limitations on front -

  • facing garage doors

facing garage doors

! !

Limitations requiring front landscaping Limitations requiring front landscaping

! !

Allowances to match existing buildings on Allowances to match existing buildings on each side each side

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Form Form -

  • Based Setback Regulations

Based Setback Regulations

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Results So Far . . . Results So Far . . .

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Results: Developer Review s Results: Developer Review s

  • After initial confusion, the process has become easier

After initial confusion, the process has become easier to understand to understand

  • Local architects understood it first, and have worked

Local architects understood it first, and have worked to develop contextual plans to develop contextual plans

  • Department advising has helped, but a more formal

Department advising has helped, but a more formal design review, particularly for by design review, particularly for by-

  • right projects may

right projects may be required be required

  • Developers have generally been more successful

Developers have generally been more successful selling projects at a premium by following design selling projects at a premium by following design recommendations recommendations

  • While abutters still oppose projects, there is less fear

While abutters still oppose projects, there is less fear

  • f poorly designed infill
  • f poorly designed infill
  • Neighborhood groups recognize that we had a design

Neighborhood groups recognize that we had a design problem, not a density problem problem, not a density problem

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Future Projects Future Projects

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Future Projects: Future Projects: Subdivision Standards Subdivision Standards

" "

Address different standards Address different standards for different transect zones for different transect zones

" "

Design streets appropriate Design streets appropriate for pedestrians as well as for pedestrians as well as vehicles vehicles

" "

Encourage traffic calming Encourage traffic calming measures to keep traffic measures to keep traffic slow on subdivision streets slow on subdivision streets

" "

Encourage Encourage stormwater stormwater management practices that management practices that are appropriate for the level are appropriate for the level

  • f urban or suburban
  • f urban or suburban

development development

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Future Projects: Future Projects:

The The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District

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Future Projects: Future Projects:

The The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District

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Future Projects: Future Projects:

The The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District

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Future Projects: Future Projects:

The The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District

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Future Projects: Future Projects:

The The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District

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Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District

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Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District

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Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District

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Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District

The Ham ilton Canal Entitlem ent Process: The Ham ilton Canal Entitlem ent Process:

" "

Land Assembly Land Assembly

" "

Master Developer / Designer Solicitation Master Developer / Designer Solicitation

" "

Selection of Developer / Designer Selection of Developer / Designer

" "

Planning Planning Charrette Charrette

" "

Form Form -

  • Based Code

Based Code

" "

Construction and Occupancy Construction and Occupancy

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Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District

Advantages to the Advantages to the Charrette Charrette / Form Based Codes Process: / Form Based Codes Process:

" "

Risk Reduction: Risk Reduction: Public Public-

  • private partnership that limits the risk to both the

private partnership that limits the risk to both the city and the developer. city and the developer.

" "

Site Value: Site Value: One entity controls adjacent parcels and achieves economies of One entity controls adjacent parcels and achieves economies of scale. scale.

" "

Feasibility: Feasibility: Project elements are feasible for finance and construction. Project elements are feasible for finance and construction.

" "

Cohesiveness: Cohesiveness: Decisions on disposition and use of the entire site are made Decisions on disposition and use of the entire site are made at one time, at one time,

" "

Collaboration: Collaboration: A public participation process that is focused on finding A public participation process that is focused on finding negotiated solutions and allowing stakeholders to enter the proc negotiated solutions and allowing stakeholders to enter the process before ess before a development plan is finalized. a development plan is finalized.

" "

Efficiency: Efficiency: Project will reach the highest use of taxable land in the shor Project will reach the highest use of taxable land in the shortest test period of time. period of time.

" "

Balance: Balance: Site designs encourages a balanced mix of uses, providing more Site designs encourages a balanced mix of uses, providing more financial stability to both the developer and the city financial stability to both the developer and the city

" "

Certainty: Certainty: The form The form -

  • based code creates certainty for the developer, saving

based code creates certainty for the developer, saving time and money in the approval process and limiting reviews time and money in the approval process and limiting reviews

" "

Achievement of Objectives: Achievement of Objectives: The process is designed to ensure that the site The process is designed to ensure that the site achieves all of the project objectives. achieves all of the project objectives.

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Challenges to I m plem entation Challenges to I m plem entation

! ! MGL 40A and 41

MGL 40A and 41

! ! Cost of charrettes and codes

Cost of charrettes and codes

! ! Local willpower to change zoning

Local willpower to change zoning

! ! Moving from implementation to

Moving from implementation to enforcement enforcement

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W here to start w ith W here to start w ith Form Form -

  • Based Codes

Based Codes

  • Community initiated projects

Community initiated projects

  • 40R and 40S districts

40R and 40S districts

  • Downtown and village centers

Downtown and village centers

  • Easing into form

Easing into form -

  • based residential standards

based residential standards

  • Comprehensive Approaches

Comprehensive Approaches

  • Standards for Special Permit approval

Standards for Special Permit approval

  • Neighborhood and town

Neighborhood and town-

  • wide applications

wide applications

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For m ore inform ation . . . For m ore inform ation . . .

  • Resource Binder: Legal and Practical Aspects of

Resource Binder: Legal and Practical Aspects of Form Form -

  • Based Land Use Regulation in

Based Land Use Regulation in Massachusetts Massachusetts

  • Form

Form -

  • Based Codes Institute:

Based Codes Institute: www.formbasedcodes.org www.formbasedcodes.org

  • City of Lowell Zoning: at

City of Lowell Zoning: at www.lowellma.gov www.lowellma.gov

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Conclusion Conclusion

Form follows regulation . . . . Form follows regulation . . . .