1. Creating Streetscapes With Conventional Zoning
Section 6
Form-based Codes;
Creating Streetscapes With Conventional Zoning

2. (1079) Here are some examples of tools available to help us begin the task of addressing codes and design standards, and some of the communities who have started the process.

3. (1086) The contiguous North Carolina cities of Cornelius, Davidson, and Huntersville, located close to Charlotte, were experiencing very rapid growth in the 1990s. Working with a planning consultant, they decided to rethink their conventional zoning ordinances that focused on separating uses—for example, housing from shopping and offices—and try a new approach to regulating land development.

4. (1084) The three towns crafted new master plans and adopted what is known as a “form-based code,” where the emphasis for development is on the form and mass of buildings, and how buildings relate to neighboring buildings and the street. The code also addresses the scale and types of streets and blocks. Quoting from Designing Community, also by David Walters, “These codes specifically emphasize the preservation of rural areas and promote transit-supportive development along a planned commuter rail line.”

5. (1071) Building heights and placement, façade design, and how buildings relate to streets, sidewalks, and public open spaces become the focus of the regulation, as opposed to the use of land and buildings that is typical of conventional zoning ordinances.

6. (1073) An important goal of form-based codes is ensuring that people can live close to where they work, shop, worship, and relax. Separating these activities is neither necessary nor desirable when buildings are well-designed, parking is unobtrusive, streets accommodate all travelers, and there are public places for people to gather.

7. (1077) Here are some examples of projects that have been built using form-based codes. These last few pictures are from Birkdale Village, in Huntersville, North Carolina, a 52 acre project with 394,000 square feet of retail, 320 rental units located above the retail space, and 55,000 square feet of office space. With public spaces to sit and visit…

8. (1067) …places to live,

9. (1081) …numerous opportunities to eat outside,

10. (1082) …streets that feel comfortable to everyone,

11. (1095) …and parking that is convenient but not visually overwhelming, Birkdale Village is a successful example of a new mixed-use “community” rather than just a “development.”

12. (979) Here are some pictures from the Rosedale project in Huntersville, also built according to a form-based code. Office buildings with apartments above, face the public streets,…

13. (999) …there are lovely and convenient public spaces to gather,

14. (983) …and careful attention to mass and scale enable large commercial buildings to fit into the neighborhood, rather than dominate it. It also makes a big difference when parking is placed in the rear…

15. (997) …so the streetscape is preserved on the front
(997) …so the streetscape is preserved on the front. Notice there are entry doors on both the street and parking lot sides of the building.

16. (1006) Additional places to live are located a or two block away…

17. (969) …and a wide variety of stores, including a grocery store and pharmacy, are within a short walk. This is a public street, not a private parking lot.

18. (“Circles30_aerials”) The project in nearby Davidson broke ground in Located at exit 30 off Interstate 77, it is a major gateway to the town and represents a $300 million investment spread over 11 concurrent developments on 125 acres. On- and off-site public benefits include streetlights, sidewalks, a public park, nature preserve, and lake access. Two, two-lane roundabouts accommodate high traffic volumes coming off the Interstate…

19. (771) …but the road does not feel unsafe or overwhelming for those not traveling in vehicles. This is a convenience store, with outside dining in the front—but wait—where are the gas pumps?

20. (773) They are located at the rear of the building, which preserves the streetscape in the front.

21. (3844) It is possible to create a streetscape using a conventional zoning ordinance. In 2001 the City of Asheville, North Carolina, established the Urban Village District in their Unified Development Ordinance that promotes pedestrian-oriented, mixed-use development. The Biltmore Park community was built according to these regulations.

22. (3794) On primary streets, a 15-foot wide pedestrian zone that includes sidewalks and street trees is required in front of all buildings.

23. (3777) Mixed-use office and retail buildings are required to come to the sidewalk, unless there is space in front that offers public amenities, such as outside dining.

24. (3807) The first floor of all new structures in the Urban Village District must be designed so that a minimum of 45 percent of the length of the first floor street frontage incorporates windows, doors or other openings to complement pedestrian scale activity.

25. (1812) On-street parking, either parallel or angle, is required for all local streets, and for collector streets as approved by the city engineer.