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Timeless Principles TOWNSCAPE
Timeless Principles inForm-Based Codes
Focus North Texas Symposium
January 28, 2011
Dennis Wilson, FAICP, CNU-A
Phot
o: A
rcad
ia R
ealty
Timeless Principles TOWNSCAPE
People are attracted to places that “feel good”, are comfortable and provide the opportunity for commerce and social interaction.
Timeless Principles TOWNSCAPE
1. Creating unique zones and amenities
2. Alternative transportation Modes
3. Re-Use of Buildings4. Variety of housing types,
size and affordability5. Civic Architecture/
Landmarks
Timeless Principles TOWNSCAPE
Identify Development Zones (T-Zones)Ensure Uniqueness of ZonesTake Advantage of local views and topographyProximity of Open Space, trails, schools, retail services
Timeless Principles TOWNSCAPE
Source: James Wassell
Timeless Principles TOWNSCAPE
Sour
ce: J
ames
Was
sell
Transects
Timeless Principles TOWNSCAPE
Sour
ce: D
PZ
Timeless Principles TOWNSCAPE
Timeless Principles TOWNSCAPE
Proximity to Open Space Trails Retail Services Schools Transit
Timeless Principles TOWNSCAPE
41%63% 76% 85% 91%
Properties within 100 feet of public open space have a 23% Premium. There is a measurable premium for up to a quarter mile. Three Minute Walk Accounts for 85% of Total Premium.
Source: Valuing Open Space: Land Economics and Neighborhood Parks Massachusetts Institute of Technology Center For Real Estate, and School Of ArchitectureBased on MLS Data for 3,400 Home Re-sales Near 15 Neighborhood Parks Across DFW
Timeless Principles TOWNSCAPE
The Homestead at Mills Branch
Arcadia Realty
Open Space & Trails
Mix of Unit Types
Housing Tree
Elementary School
Timeless Principles TOWNSCAPE
Cluster Design (21 Lots)
Conventional (21 Lots)Layout
Source: Randall Arendt
Timeless Principles TOWNSCAPE
PedestriansBicyclesAutosTransitStreet Design
Timeless Principles TOWNSCAPE
Create centers Connected by OS,
trails, roads and transit
Timeless Principles TOWNSCAPE
Create blocks for ease of circulation for pedestrians and vehicles
Timeless Principles TOWNSCAPE
Roadway Parking Amenity Zone Sidewalk Building Face
Street Design
Little Elm Downtown
Timeless Principles TOWNSCAPE
Timeless Principles TOWNSCAPE
Opportunities to “Meet and Greet” Classic Elements
~ Windows at grade along all street faces
~ Windows above to be oriented vertically
~ Trees and awnings to provide shade
~ Brick, stone and stucco construction
Timeless Principles TOWNSCAPE
Bulb-outs at crossings Special paving at
crosswalks On-street parking
and street trees Pedestrian-
oriented signage
Timeless Principles TOWNSCAPE
Shade for Pedestrians, Vehicles and Paved Surfaces Lawrence-Livermore Labs:
7-11 degrees cooler ambient 40 degrees cooler on surface
Timeless Principles TOWNSCAPE
Timeless Principles TOWNSCAPE
Quality Materials and ConstructionFlex SpaceBuilding Expression
Timeless Principles TOWNSCAPE
Buildings must be flexible for different uses over time
Parking lots that can be turned into Structured parking with lined buildings
Parking structures with flat floor plates that can be used for other uses when no longer needed
Timeless Principles TOWNSCAPE
Required Flex Space at Grade
Quality Materials Building Expression
~ Tripartite
~ Articulation
16’ min. Ceiling Ht.Firewall Separation
Timeless Principles TOWNSCAPE
Flex Buildings –Industrial/Lofts/Offices
Timeless Principles TOWNSCAPE
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Kaufman St.
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Dennison St.
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lam
o St
.
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olia
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.
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nto.
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in S
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ustin
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66City Hall
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Timeless Principles TOWNSCAPE
Life Cycle NeedsChanging Demographics and PreferencesChanging Work Patterns & Job Creation
Timeless Principles TOWNSCAPE
Traditional Families:
2000 = 27% 2010 = 20%
People Living Alone :
2000 = 27% 2010 = 33%
The Metroplex will add about 4 million peopleover the next 25 years; going from 5 million in 2000, to 9.1m in 2030.
Source: William Frey, Brookings Institute
“For the first time in history - there are now more people living alone in households than there are traditional families of a husband, wife and child.”
DFW in 2005
26% of all Households are single persons
47% of Mortgagees are singles
DMN Sept 26, 2005
Timeless Principles TOWNSCAPE
Source: The Implications of Changing US Demographics for Housing Choice, 2001, Martha Farnsworth Riche
Timeless Principles TOWNSCAPE
Ensuring a Mix of Housing: Require mix of unit types on
larger properties Require range of apartment size
in multi-family
Timeless Principles TOWNSCAPE
Office Building Types Home Office
Live-Work
Mixed Use Centers
Flexible loft space
Timeless Principles TOWNSCAPE
Creating a distinctive destinationCompactnessBackground Architecture, Landmark and Civic
Timeless Principles TOWNSCAPE
Min/max Stories, with transition to adjacent single family areas
Street trees and pedestrian lighting
“Build-to” lines for all buildings
Public space for community events and festivals
Classic architectural elements
Characteristics
Timeless Principles TOWNSCAPE
Tripartite architecture/Bay Rhythm/Expression
Ground floor must be constructed of durable materials
Retail at-grade~ Canopies on south, east and
west sides~ Clear glass
Maximum leasable area for non-residential of X s.f.
Windows at grade to be between 30% and 70% of façade
Expression Line Between Ground Floor and upper Floors
Base
Middle
Top
Buildings
Bay Rhythm
Timeless Principles TOWNSCAPE
Retail At GradeResidential At Grade
Timeless Principles TOWNSCAPE
Rockwall Downtown
Timeless Principles TOWNSCAPE
Initial ValueLong Term ValueSustainability
Timeless Principles TOWNSCAPE
Initial Value Meets an immediate market need or
opportunity
Benefits from being New
Long Term Value Attracts re-investment and infill
Sustained Value
Timeless Principles TOWNSCAPE
Lifecycle Analysis
Compact, Pedestrian-oriented Mixed Use Development
Typical Suburban Auto-oriented Development
Timeless Principles TOWNSCAPE
TOTAL SITE: 283.6 ac.628 Lots Min. 1,200 s.f.
Source: Arcadia Development
Apartments
Large Lots
Medium to Small Lots
Timeless Principles TOWNSCAPE
TOTAL SITE: 283.6 ac.
Avg Lot size 9,131 s.f.
Open Space Per Lot 4,300 s.f.
Net Effective Lot Size 13,431 s.f.
Impact: 18 additional
lots Smallest Lot
Value $5,000 more than largest lot on other Plan
65% Fewer Children
Source: Arcadia Development
Timeless Principles TOWNSCAPE
Estimated Initial Value Added Tax Base $18-20 Million
Vs.
Timeless Principles TOWNSCAPE
Properties near DART light rail stations recorded valuation increases about 25% greater than neighborhoods in a control group not served by DART between 1994 and 1998.
Between 1997 and 2001, median values of residential properties increased 32.1%near DART stations compared to 19.5% in non-DART areas.
Median values of office buildings near DART stations increased 24.7% versus 11.5% for non-DART properties.
Source: UNT Center for Economic Development and Research, DART Light Rail’s Effect on Taxable Property Valuations and Transit-Oriented Development, January 2003:
DART/LRT
Transit Proximity Premiums
Timeless Principles TOWNSCAPE
Mixture of Uses
Variety of unit size & type
Quality Flexible Infrastructure of Buildings, Parks, Streets and Trails
Travel Options – walk, cycle, transit
Shade paved areas
Connected to walkways, transit, open space and services
Reduced parking footprint
Providing Sustainability
Timeless Principles TOWNSCAPE
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