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, Massachusetts
New England: New England: Traditional Developm ent Traditional Developm ent
New England: New England: Traditional Developm ent Traditional Developm ent
New England: New England: Traditional Developm ent Traditional Developm ent
New England Today: New England Today: Recent Developm ent Recent Developm ent
New England: New England: Traditional Developm ent Traditional Developm ent Hampden Main Street
New England Today: New England Today: Recent Developm ent Recent Developm ent
New England: New England: Traditional Developm ent Traditional Developm ent
New England: New England: Traditional Developm ent Traditional Developm ent
New England Today: New England Today: Recent Developm ent Recent Developm ent
New England: New England: Traditional Developm ent Traditional Developm ent
New England Today: New England Today: Recent Developm ent Recent Developm ent
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 -
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 power grids. Now we need to find the plugs to connect it to the existing po wer grids.” ” - Christopher Alexander Christopher Alexander -
The Appliance and The Grid The Appliance and The Grid • Town meeting • Town meeting • Villages, towns and cities • Villages, towns and cities • ZBA • ZBA • Good designs • Good designs • • Planning Board Planning Board • • High quality mixed use projects High quality mixed use projects • Conservation Commission • Conservation Commission • Transit - - oriented development oriented development • Transit • Town Engineer • Town Engineer • Smart growth • Smart growth • Fire Chief • Fire Chief • New urbanism • New urbanism • • 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 power grids. Now we need to find the plugs to connect it to the existing po wer grids.” ” - Christopher Alexander Christopher Alexander -
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
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
The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies
The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies
The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies
The Neighborhoods: The Neighborhoods: Traditional Developm ent Typologies Traditional Developm ent Typologies
The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge
The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge
The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge
The Neighborhoods: The Neighborhoods: The I nfill Challenge The I nfill Challenge
Low ell’ ’s s ‘ ‘Form Form - - based based’ ’ I nnovation I nnovation Low ell 1. The Transect The Transect - - Based Map Based Map 1. 2. Form Form - - Based Setback Regulations Based Setback Regulations 2. 3. Future Plans Future Plans 3. • Subdivision Standards • Subdivision Standards • Neighborhood Business Districts • Neighborhood Business Districts • Hamilton Canal District • Hamilton Canal District
The Transect Based Map The Transect Based Map
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 .
The Transect Based Map The Transect Based Map 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. " "
Form - - Based Setback Regulations Based Setback Regulations Form
Form - - Based Setback Regulations Based Setback Regulations Form Multiple front - - yard setbacks, particularly in yard setbacks, particularly in Multiple front ! ! ‘traditional traditional’ ’ districts districts ‘ Limitations on front - - facing garage doors facing garage doors Limitations on front ! ! Limitations requiring front landscaping Limitations requiring front landscaping ! ! Allowances to match existing buildings on Allowances to match existing buildings on ! ! each side each side
Form - - Based Setback Regulations Based Setback Regulations Form
Results So Far . . . Results So Far . . .
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- - right projects may right projects may design review, particularly for by 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 of poorly designed infill of 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
Future Projects Future Projects
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 stormwater stormwater Encourage " " management practices that management practices that are appropriate for the level are appropriate for the level of urban or suburban of urban or suburban development development
Future Projects: Future Projects: The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District The
Future Projects: Future Projects: The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District The
Future Projects: Future Projects: The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District The
Future Projects: Future Projects: The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District The
Future Projects: Future Projects: The ‘ ‘Neighborhood Business Neighborhood Business’ ’ District District The
Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District
Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District
Future Projects: Future Projects: Ham ilton Canal District Ham ilton Canal District
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