An optional smart code for omaha may, 2009 v2

An Optional SmartCode

for Omaha

By Herb Freeman, President

Full Circle Ventures, Inc.

July 2009

www.Leytham.comCopyright © 2006-2009 Herbert L. Freeman All Rights Reserved

http://www.leytham.com/

Topics

Some Context and Comment

Principles of Traditional Neighborhood Development (TND)

Benefits of Traditional Neighborhood Development

A Graphical Aerial Comparison of Conventional Development to TND

A Graphical Street Level Tour of a New Traditional Neighborhood

The SmartCode

Context and Comment

America and The Great American Dream have changed . . .

Percent of Households

Younger Singles and Couples 29%Empty Nesters and Retirees 32%Traditional and Non-Traditional Families 39%

And within these broad groups there are 66 identifiable geo-demographicgroups, each with distinguishing characteristics and housing preferences.

Yet most developers and builders supply only a mono-culture of single purpose, conventional suburban sprawl.

There is a disconnection between supply and demand

Source: Zimmerman/Volk, “21st Century Households and the New Housing Paradigm”

Context and Comment

Most buyers of The Great American Dream may not be who we think they are . . .

- Married couples with children are now only 21.6% of American households.

- Traditional (one-worker) families are now less than 10% of all households.

- 59% of all U.S. households contain either one or two persons.

- Non-traditional households now outnumber traditional families in the suburbs.

Still, most developers and builders continue to supply only conventional sprawl with very limit product types.

There is a disconnection between supply and demand


Context and Comment

Percent ofHome Purchases in the Midwest Made by:

- 9.3% Single men- 20.4% Single women- 7.5% Unmarried couples- 2.0% Other household types 38.6% of home purchasers are made by non-traditional households - 61.4% of home purchases are made by couples

- 60% of all U.S. households have no children under age 18 residing at home

Have Developers and Builders Lost Touch with America?

Source: National Association of Realtors, “Profile of Home Buyers and Sellers 2007”

So What Happened?

The two generations converge 2004 to 2024 Boomers: Move Down/Move Back Millennials: Move Out/Move In

Just the two largest generations in American history . . .

The Baby Boomers . . . The Pig in the Python 78 Million born between 1946 and 1964 Ages today: 44 - 62 Entering the empty nest phase of life Housing choices: smaller homes, apartments, townhouses, condos

The Millennials . . . The Piglet in the Python 75 Million born between 1977 and 1996 Ages today: 12-31 Entering the job market Housing choices: starter homes, apartments, lofts, condos


Context and Comment

2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 202435

36

37

38

39

40

41

42

43

44

45Boomer/Millennial Convergence 2004 to 2024

Ages 50 - 59 Ages 20 - 29

Mill

ions

Basic Demographic Support for Significant Increases in Walkable, Compact, Mixed-Use Development


Basic Demographics

Who Are They?

Boomers

Predominantly couples

The “Me” Generation

Heading for retirement

Settled at last

More likely to be owners

Politically and spiritually diverse

Affluent

Mostly one and two person households

Millennials

Predominantly single

Highly social

Early/unsettled careers

Very mobile

More likely to be renters

Ethnically and culturally diverse

Green

Mostly one and two person households

Mostly Different . . . But with One Thing in Common

What Do Boomer and Millennials Want?

Average Residential Mix by Housing Type for New Traditional Neighborhoods

Average Percent of all

Unit Type Dwelling Units*

Rental Lofts and Apartments 23%For Sale Lofts, Apartments, Town Houses, Duplexes 9%For Sale Row Houses, Attached Houses 9%For Sale Small Detached Houses 24%For Sale Mid-Range and Large Lot Detached Houses 22%For Sale Urban Types (Carriage Houses, Live/Work Units) 13%

*Compiled from 30 market studies conducted between 2000 and 2006. TNDs range in size from 400 to 4,500 dwelling units.

A Variety of Housing Choices and Price Points

Source: Zimmerman/Volk quoted in Sustainable Urbanism by Douglas Farr, John Wiley & Sons, Inc., 2008, page 136.

What Else Do They Want?

In addition to offering housing choices with both unit type and price point variety, capturing the Boomers and Millennials requires:

Encouraging socio and economic diversity

Developing and building sustainably

Offering a very high quality of design

This means enabling the creation of walkable, compact, wonderfully designed, mixed-use neighborhoods, not just more conventional suburban sprawl.

Something new . . . Something better

Yet What Do Developers Continue to Offer?

By comparison to walkable, compact, wonderfully designed, mixed use neighborhoods that are our “Best Loved Places,” conventional suburban sprawl generally offers only mono-cultures of the same product type and price range in pods of engineered, single-purpose, homogenized, and generally uninspired development.

Let’s explore what we have created . . .

Mono-pods of Single-Purpose Development

Places where people only work . . . .

Old Mill Office Park

Places where people only work . . . .

Miracle HillsOffice Park

Places where people only shop . . . .

Village Pointe

Places where people only shop . . . .

Westroads Mall

Places where people only live . . . .

in moderatesized homes

Pepperwood


in larger homes in Pacific Meadows

in large homes

BarringtonPark


in reallyREALLYlarge homes

LindenEstates


in Apartments

Richland Park


Places where peopleonly live . . . .

in Apartments

A pod of four apartment pods at 93rd & Western

And the only way to get between the pods of singlepurpose development is the private automobile. . . .

What are the alternatives?

Growing numbers of Boomers and Millennials are becoming aware of and are seeking out alternatives to the mono-cultures of uniform product types and price points arranged as separated, single-purpose developments.

Innovative types of development other than the conventional suburban sprawl respond to the drivers of both the Boomers and the Millennials in unique ways.

So let’s explore the alternatives . . .

Walkable, Compact, Mixed-use Development

Innovative Types of Development

Adaptive Reuse of existing structures: Example - old red brick warehouses converted into retail, offices, apartments above first floor retail like Tip Top

Redevelopment: Examples - Midtown Crossing and Aksarben Village

Urban Infill: Development of vacant parcels that were passed over

Greyfields: Redevelopment of abandoned or under-utilized shopping centers and “ghost boxes” (a.k.a. defunct “big box“ stores)

Brownfields: Redevelopment of industrial sites: Examples - Riverfront Place and the Rows at SOMA

Greenfields: Conservation neighborhoods and new traditional neighborhoods (TNDs) on agricultural land: Example - Leytham

New development types appeal to Boomers/Millennials

Traditional Neighborhood Development

Traditional Neighborhood Definition

Traditional Neighborhood Development (also called Neo-traditional Development or Urban Village Development or simply “TND”) revisits many features of urban neighborhoods developed before World War II, the single most distinguishing feature of which is the continuous fabric of intimately blended and mixed land uses arranged so that travel between them can be made by a variety of methods in addition to the usual private automobile.

The Primary Characteristics of a TND:• Compact and Walkable • Diversity of Housing Types and Prices • Mix of uses – “Live, Work, Play, Learn” • Vibrant Public Realm and Common Spaces

Principles of Traditional Neighborhood Development

• A TND has increased density• The TND community has a traditional neighborhood structure• There is a diversity of uses and of people• Most dwellings are a 5 minute walk from the center• Within the neighborhood, streets form a connected network• There is a hierarchy of street types• Certain sites are reserved for civic buildings• Streets are relatively narrow and tree shaded• Buildings are placed close to the street• Parking lots and garages rarely front the street• There is a variety of dwelling types in the neighborhood• Ancillary buildings are permitted in back yards• Lot sizes and types vary, even on the same block• Dwellings need not front onto streets• There is a very high quality of architecture and urban design• Small parks, play grounds and amenities are close to every dwelling• An elementary school is close enough for most children to walk• The neighborhood is organized to be self-governing

18 Principles of Traditional Neighborhood Development

1 Traditional Neighborhood Development - Principles

More dwellings, shops, civic buildings and services are closer together for

ease of walking, to enable a more efficient use of infrastructure, services

and resources, and to create a more convenient and enjoyable place to live.

The TND has increased density

Middleton Hills Land Use Plan

Project Size: 160 acres PercentAcres of Site

Residential 80 50.0%Recreation/Amenities 20 12.5%Streets/Parking 20 12.5%Open Space 20 12.5%Commercial 20 12.5%

TOTAL 160 100.0%

Total Dwelling units 635Gross Project Density 4 units per acreGross Residential Density 8 units per acreAverage single family lot 4,000 square feetSmallest single family lot 32’ x 80’ = 2,560 square feet

Middleton Hills, Madison, WI


There is a discernable center and edge. There is a public space at the

center. This is often a square or a green or a memorable intersection..

Community has a traditional neighborhood structure

Baldwin Park, Orlando, FL Kentlands, Gaithersburg, MD

A cup of coffee and a morning paper should be a five minute walk from most dwellings. . . or “It shouldn’t take a gallon of gas to get a gallon of milk . . . .”


A mix of businesses, shops and offices within the residential neighborhood,

within the block and even within the same building. Multiple price points and

dwelling types appeal to a very wide range of both buyers and renters.

Diversity of uses and of people

Baldwin Park, Orlando, FL

People of all ages, income levels and cultures may live in the community.

Kentlands, Gaithersburg, MD


This distance averages one quarter of a mile. This is called a “ped shed.”

Most dwellings are a 5 minute walk from the center

Miles Point, St Michaels, MD Black Horse, Gettysburg, PA

Commercial/mixed use buildings can be placed throughout the TND intermixed with dwellings, and do not necessarily all have to be clustered right on the busiest, most trafficked streets or corners.


Streets are arranged to form blocks where possible. This provides a variety

of routes and disperses traffic and eases walking. Cul-de-sacs are minimized.

Streets within the neighborhood are a connected network

Mt. Laurel, Birmingham, AL Magnolia, LaGrange, GA

These are examples of TND master plans which contain no cul-de-sacs.


Boulevards, avenues, collector streets, narrower streets, roads and alleys form a hierarchy of streets. This creates a high quality pedestrian network which, together with a varied and interesting public realm makes walking pleasurable.

There is a hierarchy of streets

Transect CurbType Zone ROW Pavement Movement Speed Traffic Parking Parking Radius

Rear Lane T3 24 12 Yield 10 2 0 None 25Rear Alley T5, T4, T3 24 24 Slow 10 2 0 None 25Road T3, T2, T1 50 14 Yield 15 2 0 None 25Road T3, T2, T1 50 18 Slow 15 2 0 None 25Road T3, T2, T1 50 24 Slow 20 2 0 None 25Street T5, T4, T3 60 34 Slow 20 2 2 Both Sides 15Street T6, T5 40 19 Yield 25 1 1 One Side 15Street T4, T3 50 30 Yield 25 2 2 Both Sides 15Commercial Street T6, T5 50 22 Slow 25 1 1 One Side 15Commercial Street T6, T5 55 29 Slow 25 1 2 Both Sides 15Commercial Street T6, T5 60 34 Slow 25 2 2 Both Sides 15Commercial Street T6, T5 80 44 Slow 25 2 2 Both Sides 15Commercial Street T6, T5 80 54 Slow 25 2 2 Both Sides 15Commercial Street T6, T5 100 54 Slow 25 2 2 Both Sides 15Avenue (divided) T5, T4, T3 75 20/20 Slow 25 2 2 Both Sides 10Avenue (divided) T5, T4, T3 90 28/28 Slow 25 4 2 Both Sides 10Boulevard (divided) T6, T5 115 20/33/20 Free 35 3 + 2 2 Both Sides 10Boulevard (divided) T6, T5 125 20/43/20 Free 35 4 + 2 2 Both Sides 10Boulevard (divided) T6, T5 135 30/33/30 Free 35 3 + 2 4 Both Sides 10Boulevard (divided) T6, T5 135 20/53/20 Free 35 5 + 2 2 Both Sides 10

Width Number of LanesThoroughfare Types

From SmartCode & Manual v8.0 by Duany, Wright, Sorlien. Published by New Urban Publications Inc.


Buildings for meeting, education, religion or culture are located at the

termination of street or open vistas or at the Neighborhood Center.

Certain prominent streets are reserved for civic buildings

Indicates “terminated vistas” focused on significant buildings.

Middleton Hills, Madison, WI The Waters, Montgomery, AL


Corners are sharper. This slows traffic and creates an environment

for pedestrians and bicycles. Non-standard street lighting is used.

Streets are relatively narrow and tree shaded

Stapleton Town Center, Denver, CO Glenwood Park, Atlanta, GA

“The TND concept calls for street cross-sections that are typically no greater than two travel lanes plus on street parking, which translates into a maximum pavement width of 40 feet . . . and a right of way width of 70 feet. . . . TND calls for greatly reduced curb radii, typically 10 feet.”

Walter Kulash, one of America’s foremost traffic engineers, in “Why TND Traffic Systems Work.”


Both businesses and dwellings are placed close to the street. This

creates a strong sense of place. On-street parking is permitted.

Buildings are placed close to the street

New Town at St. Charles, St. Charles, MOBaldwin Park, Orlando, FL

The street scene is one of people and dwellings and not one of driveways and garages.


Parking is relegated to the rear of most buildings, usually accessed by lanes

or alleys. Driveways and garages do not dominate the streetscape.

Parking lots and garages rarely front streets

Garages off alleys at the rear of houses,Home Town, Aurora, IL

Interior parking at row houses;Baldwin Park, Orlando, FL

The New Traditional Neighborhood is a place for people first.


Apartments, condominiums, row houses,

live/work units, ancillary structures, houses

of different sizes. This lets younger and

older people; singles and families, and people of

different means all live in the neighborhood.

There is a variety of dwelling types in the neighborhood

Apartments

Live/work units and row houses

Condominiums Single family homes/ancillary units

All of these, plus apartments over commercial spaces, are in Baldwin Park, Orlando, Fl.


This may be a living unit or work space over the garage or in a free standing

small structure on the premises. The space may be rented out.

Ancillary buildings are permitted in back yards

Vickery, Cumings, GANew Longview, Lees Summit, MO

These ancillary buildings are not on separate lots, but are on the same lot as the house, sharing ownership and utility connections. They may be as large as 800 square feet and do not count in maximum density calculations.


Lot sizes and house types vary, even on the same block

Westhaven, Franklin, TN




Eight different fee simple dwelling types/sizes in this TND not including live/work units or condominiums.





Note alleys to the rear of all but the largest of lots.




Four lot sizes on the same Block.






Four lot sizes on the same Block.

This increases both density and diversity.




Dwellings may front onto parks, court yards or even walk ways.

Dwellings need not front onto streets

Homes fronting a courtyard or pocket parkBaldwin Park, Orlando, FL

This creates interesting and exciting dwelling siteing possibilities.

Homes on a hillside, fronting a fenced walkwayKentlands, Gaithersburg, MD


The quality architecture and urban design is very high

Beauty, aesthetics, and comfort create a sense of place. Human scale architecture, architectural details and beautiful surroundings nourish the human spirit. Public open space is designed as civic art.

All in CNU Charter Award winning Woodstock Downtown, Woodstock, GA.; Lew Oliver, Urban Designer


This distance should not be more than one fifth of a mile.

Small parks and play grounds are close to every dwelling

Celebration, Orlando, FL Kentlands, Gaithersburg, MD

Outdoor amenities can include greens, plazas, squares, amphitheaters, walk-through fountains, tot-lots, pocket parks, public art, sports fields, areas facing view corridors, orchards, follies, temples, gazebos, fire circles, walking trails, wild flower meadows, ponds, wet lands, etc.


An elementary school is close enough for most children to walk to from

their dwelling. This should not be more than one mile.

Elementary school within walking distance for most

Rachel Carson Elementary SchoolKentlands, Gaithersburg, MD

Westerly Creek Elementary SchoolStapleton, Denver, CO

School sites are smaller than in CSD. 80% are multi-story and may share facilities with adjacent parks. Facilities may be used by the community before and after 9 to 3.Architecture is significant and may occupy a terminated vista or other prominent site.


A formal association debates and decides on matters of maintenance, security and physical change. An institute or foundation pursues programming, education and entertainment for the community.

The Neighborhood is organized to be self governing

“Those who inhabit a neighborhood are a community. They share a physical environment and a common interest in its future condition, as well as their own well-being. When neighbors communicate effectively about these interests, they may be referred to as a ‘community of place.’ . . . Community is more about relationships that bind people together than it is about the environment.”

from A New Urbanist Lexiconby Rich McLaughlin,Architecture & Town PlannerMinneapolis, MN

A Brief Review of TND Principles

18 Principles of TND - Review

• Increased density• Traditional neighborhood structure from center to edge• Diversity of uses and of people• Most dwellings are a 5 minute walk from the center• Streets form a connected network• Hierarchy of various street types• Prominent sites reserved for civic buildings• Streets are narrow and tree shaded• Buildings close to the street• Parking lots and garages rarely front the street• Variety of dwelling types • Ancillary buildings are permitted in back yards• Lot sizes and types vary, even on the same block• Dwellings need not front onto streets• A very high quality of architecture and urban design• Small parks and play grounds are close to every dwelling• An elementary school is close enough for most children to walk• The neighborhood is organized to be self-governing

TND Benefits

TND Offers a Number of Benefits Compared to CSD

Compared to conventional subdivision development (CSD), TND offers a number of benefits:

• Many inherent and intangible TND benefits• Lower land cost per dwelling• Lower infrastructure cost per dwelling• Lower utility costs• Lower costs for public services• Protect environmental systems and conserve resources• Parking is handled creatively• TND lowers vehicle miles traveled (VMT)• TND has superior traffic capacity• TND Amenities add value• More grace and beauty in everyday life • Greater development and design flexibility• Housing value premium in a TND• Higher long term value for income property


Inherent and Intangible TND Personal Benefits

Mix of uses gives people, especially the elderly and the young, gain independence (the “Popsicle Test”).

TNDs reduce the number of automobile trips, traffic congestion, air pollution.

Walking creates a more healthy life style and less stress.

TND residents save a lot of money by walking more and owning fewer cars because neighbors know and watch over one another.

TND offers more housing options and therefore has a more diverse mix of residents..

Residents feel as though they belong to the place; they have “emotional equity” act in ways that benefit the community.

There is more grace and beauty to everyday life in a TND.


TND density produces many economies of scale

Lower land cost per dwelling unit:

More but smaller single family lotsAncillary dwelling unitsResidential dwellings placed over commercial spacesMultifamily integrated into the neighborhood

Lower infrastructure cost per unit.

Lower costs of public services.

Density reduces sprawl and reduces pressure on taking farm land out of production.


TND design protects environmental systems and conserves resources

TND design preserves wetlands, natural waterways and wild life habitat.

More eco-friendly storm water management.

Minimum disturbance of the ground preserves natural terrain.

Use of native plants that requires less irrigation.

LEED-ND (Leadership in Energy and Environmental Design for Neighborhood Development) rating system of the US Green Building Council promotes environmental and conservation values in both land planning and building design and construction thereby using less energy, conserving natural resources and reducing pollution.


The integrated “live, work, play, shop, learn” aspect of TNDs reduces reliance on and importance of the car

TND design says people are more important than cars. Streets are narrower and parking is accessed by rear lanes or alleys wherever possible and is screened from view.

Increased density, mix of uses and alternative transportation modes may reduce Vehicle Miles Traveled (VMT) per household by 25% to 50%, reducingtraffic congestion and air pollution.

A dense network of interconnected streets moves traffic more efficiently thancul-de-sacs feeding onto collector streets because a variety of routes are provided.

The family that owns one less car saves an average of $8,759 per year. This translates to $730 per month more disposable income or the mortgage payment on $122,400 of home value at today’s rates.


TND design and execution adds value to the real estate

Public spaces and amenities, both active and passive, are more numerous, closer by (the 5 minute walk) and of a generally higher quality than those in a CSD. The public spaces and amenities add more value than their cost.

A higher architectural quality of the built environment brings more graceand beauty to everyday life in a TND, again adding more value than cost.

A study by C. Tu and M. Eppli, (“Valuing the New Urbanism,” Urban Land Institute, 1999) found home prices increase in TNDs compared to CSDs:

Kentlands in Gaithersburg, MD 13% Harbor Town in Memphis, TN 25% Seaside, FL 9% for waterfront lots & 87% for interior lots The study compared the TND homes to similar properties in nearby CSDs. The study model held constant lot size, house size, property age, construction quality and other variables. TND principles caused the value increases.

TND Benefits – A Review

TND Offers a Number of Benefits Compared to CSD

Compared to conventional subdivision development (CSD), TND offers a number of benefits:

• Many inherent and intangible TND benefits• Lower land cost per dwelling• Lower infrastructure cost per dwelling• Lower utility costs• Lower costs for public services• Protect environmental systems and conserve resources• Parking is handled creatively• TND lowers vehicle miles traveled (VMT)• TND has superior traffic capacity• TND Amenities add value• More grace and beauty in everyday life • Greater development and design flexibility• Housing value premium in a TND• Higher long term value for income property

Now . . . Let’s take a little imaginary trip . . .

Traditional Neighborhood Development (TND) Principles Illustrated

. . . A Graphical Aerial Comparison of Conventional Development to TND

Conventional Subdivision Development


A pod of single-purpose development Cul-de-sacs and

lack of connectivity

Houses set far back from street

Garages and drivewaysfront the street Lots and houses are

all close to the same size



A variety of usesAn interconnectednetwork of streets

A variety of dwelling types

Building types varyeven on the same block Green space close by

every dwelling


Conventional Townhouse Development

Townhouses Integrated into a TND

Conventional Retail Development

A TND Town Center

A Conventional “Gas Front” Service Station

A TND “Gas Back” Service Station

How many principles of traditional neighborhood development can you spot?

Traditional Neighborhood Development (TND) Principles Illustrated

. . . A Graphical Street Level Tour of a New Traditional Neighborhood

Wide sidewalks and no driveways

Street trees

Terminated vista

On street parking

Narrow streets

Traditional Americanarchitecture

Correct architecturalform and details

Houses closeto the street

Raised, functionalfront porches

Streets feel likeintimate, outdoor rooms

Houses need notfront onto streets Wide variety of

housing options

Freedom to change homesas needed yet stay in

the same neighborhood Socially richerand more varied

Different family generations canlive in the same neighborhood

More visually interesting andrewarding surroundings

Narrow streets withon street parking

High quality architectureand architectural detailing

Street trees andwide sidewalks

Terminated vista

Mixed-use residential/commercial buildings

Civic art

Civic green space

A variety of retail andservice businesses

Parking lots to therear of buildings

Buildings closeto the street

Town Center within afive minute walk ofmost residences

How do we get higher quality development?

Compact, walkable, mixed-use development is, at worst, illegal in some jurisdictions, and most typically is very difficult in nearly all others.

New urbanists, architects and planners have created a tool to facilitate new urban development. That tool is the SmartCode.

. . . a tool to enable great places

The SmartCode . . .

The SmartCode is a model, form-based, unified land development ordinance designed to create compact, mixed-use, diverse, walkable neighborhoods with the full range of the rural-urban transect.

The SmartCode was originally developed in 2003 by Duany, Plater-Zyberk and Company and has been continuously refined and modified since its creation.

. . . a guide to making great places

The SmartCode . . .

Model Code – The SmartCode is a model code, with metrics designed to create a generic medium sized American city structured into walkable neighborhoods. It is meant to be locally customized by professional planners, architects, and attorneys.

It may be mandatory, mandatory in certain zones or districts, or optional. The Omaha SmartCode would be optional.

. . . a model code

The SmartCode . . .

Form-based Code - The SmartCode is a form-based code.

Conventional Euclidean zoning regulates land development by controlling land use.

Form-based zoning has been developed over the last twenty years to overcome the problems of sprawl and pods of single- purpose use created by use-based codes.

Form-based zoning regulates land development mostly by controlling urban form and with less emphasis on controlling land uses (although land uses are still regulated to those appropriate to each “T-zone.” More about “T-zones” next).

. . . a form-based code

The SmartCode . . .

The SmartCode is considered a “form-based code” because it strongly addresses the physical form of building and development.

Urban form features regulated under the SmartCode include the width of lots, size of blocks, building setbacks, building heights, placement of buildings on the lot, location of parking, street sections, etc.

Conventional zoning codes are based primarily on use and density. They have caused systemic problems over the past sixty years by separating uses, thereby making mixed-use and compact, walkable neighborhoods essentially illegal.

. . . a form-based code, continued

The SmartCode . . .

Unified Land Development Regulation – The SmartCode is a unified land development code that can include:

• zoning, • subdivision regulations, • urban design, • signage, • landscaping, and • basic architectural standards.

. . . a unified land development regulation

The SmartCode . . .

Walkable Neighborhoods – One of the basic principles in the SmartCode is that towns and cities should be structured as a series of walkable neighborhoods. Walkable neighborhoods require a mix of land uses (residential, office, and retail), public spaces with a sense of enclosure to create “outdoor rooms”, and pedestrian-oriented transportation design.

. . . creates compact walkable mixed-use neighborhoods

The SmartCode . . .

. . . is based on the Transect

© Duany Plater-Zyberk & Company

“Transect: a system of ordering human habitats in a range from themost natural to the most urban. The SmartCode is based on sixTransect Zones which describe the physical character of place at anyscale, according to the density and intensity of land use and urbanism.”

T1 Natural T2 Rural T3 Sub-urban T4 Urban T5 Urban T6 Urban General Center Core

The SmartCode . . .

Rural-Urban Transect – The zones within the SmartCode are designed to create complete human habitats ranging from the very rural to the very urban with increasing density, complexity, and intensity of both design and use.

Conventional zoning categories are based primarily on different land uses. SmartCode zoning categories (called “T-zones”) are based on their rural-urban character. All categories within the SmartCode allow some mix of uses.

SmartCode zoning categories ensure that a community offers a full diversity of uses, building types, thoroughfare types, and civic space types, and that each has appropriate characteristics for its location.

. . . Is Transect-based

Transect “T - Zones”

T-1 Natural Zone consists of lands approximating or reverting to a wilderness condition, including lands unsuitable for settlement due to topography, hydrology or vegetation.

T-2 Rural Zone consists of lands in open or cultivated state or sparsely settled. These include woodland, agricultural land, grassland, and irrigable desert.

T-3 Sub-Urban Zone consists of low density suburban residential areas, differing by allowing home occupations. Planting is naturalistic and set-backs relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions.

T-4 General Urban Zone consists of a mixed-use but primarily residential urban fabric. It has a wide range of building types: single, sideyard, and rowhouses. Setbacks and landscaping are variable. Streets define medium-sized blocks.

T-5 Urban Center Zone consists of higher density mixed-use building types that accommodate retail, offices, rowhouses and apartments. It has a tight network of streets, with wide sidewalks, steady street tree planting and buildings set close to the frontages.

T-6 Urban Core Zone consists of the highest density, with the greatest variety of uses, and civic buildings of regional importance. It may have larger blocks; streets have steady street tree planting and buildings set close to the frontages.

Special Districts consist of areas with buildings that by their function, disposition, or configuration cannot conform to one of the six normative Transect Zones.

Transect-zone descriptions

The SmartCode . . .

. . . other significant aspects

Operates at Several Levels - The SmartCode can operate at the regional scale, neighborhood scale as well as the block level, the building level.

Is Graphical in Nature - The SmartCode is heavily illustrated with drawings, charts and tables.

Is Enduring - The SmartCode, once adopted as law, will stay in place, allowing the neighborhood to evolve and mature without losing its sense of order because what is intended for the community has already been specified.

Important: The SmartCode is not a building code.

The SmartCode . . .

. . . adopted all over the country (a small sample)

• Flagstaff, Arizona - November 2007 - floating zone for areas designated Mixed Use or TND in Regional Plan

• El Paso, Texas - July 2008 – optional• Fort Myers, Florida - September 2005 - mandatory for downtown • Germantown, Tennessee - August 2007 - mandatory for 800 acre

business district • Kona, Hawaii - September 2008 - mandatory for TODs • Lawrence, Kansas- January 2009 - optional • Montgomery, Alabama - January 2006 - optional; May 2007 -

mandatory for downtown• San Antonio, Texas - December 2007 - mandatory for City South• Sarasota, Florida - June 2004 - mandatory for downtown• St. Charles, Missouri (New Town only) - June 2003 – optional• Taos, New Mexico - March 2009 - mandatory for Chemisa Verde

The SmartCode . . .

. . . calibration in process in many other places

Source: http://www.smartcodecomplete.com/learn/links.html

The Omaha SmartCode . . .

. . . the goals

Finish calibration of the Omaha SmartCode. Initial calibration was begun after the Leytham charrette and has continued.

Present the calibrated Omaha SmartCode to the Planning Board by _[insert your goal here]______________for your consideration and, we would hope, adoption as an optional development tool for area developers.

It is to be emphasized that the SmartCode would be entirely optional.

Are there any other questions?

Contact Information and Websites

Herb FreemanFull Circle Ventures, Inc.16510 State StreetBennington, NE 68007

home 402.238.3095 cell 402.689.4000email [email protected]

Watch www.Leytham.com for continuing updates and new information as Leytham progresses. Be sure to register on the site to receive updates in the Leytham e-newsletter.

Check out Herb’s new urban, new traditional neighborhood and sustainable development blog, www.NewHerbanism.Blogspot.com, for commentary and items of interest.

mailto:[email protected]

http://www.leytham.com/

http://www.newherbanism.blogspot.com/

Thank You for your Attention and Interest

End

Education

An optional smart code for omaha may, 2009 v2