Professional Documents
Culture Documents
T2
T3
T4
SmartCode T5
v 9.2
T6
S mart C ode
Version 9.2
Patrick Pinnell
Introduction
The SmartCode is a form-based code that incorporates Smart Growth and New
Urbanism principles. It is a unified development ordinance, addressing develop-
ment at all scales of design, from regional planning on down to the building sig-
nage. It is based on the rural-to-urban transect rather than separated-use zoning,
thereby able to integrate a full range of environmental techniques. Because the
SmartCode envisions intentional outcomes based on known patterns of urban de-
sign, it is a more succinct and efficient document than most conventional codes.
The model SmartCode is freeware, available in an editable format from the web-
sites www.smartcodecentral.org and www.transect.org.
This booklet, SmartCode Version 9.2, presents the entire 56-page base code in
compact form. Another publication, a printed calibrator’s Manual, the SmartCode
Version 9 and Manual, offers a fully annotated SmartCode Version 9.2, and an
extended appendix with sample plans, step-by-step procedures, illustrations, his-
torical commentary, checklists, and resources. In addition, there are numerous
supplementary Modules, as listed here in the Table of Contents. The Manual is
useful for anyone who is considering calibrating and adopting the SmartCode for
a project, city, or region. To date (early 2009), over 100 American municipalities
and counties have calibrated the SmartCode, with 25 adoptions and many more in
process. These numbers do not include scores of private developments.
The official text of the SmartCode appears in a sans serif font like this. The intro-
ductory commentary appears in a serif font like this. Green text indicates items
that should be considered for calibration.
Consider the most-loved towns of North America. They were either carefully
planned, or they evolved as compact, mixed use places because of their geogra-
phy and the limits of the transportation and economics of their time. However,
over the past sixty years, places have evolved in a completely different pattern.
They have spread loosely along highways and haphazardly across the country-
side, enabled by the widespread ownership of automobiles, by cheap petroleum
and cheap land, and by generalized wealth.
Such patterns are enabled by zoning codes that separate dwellings from work-
places, shops, and schools. These codes include design standards that favor the
automobile over the pedestrian, and are unable to resist the homogenizing effects
of globalization.
These practices have produced banal housing subdivisions, business parks, strip
shopping, big box stores, enormous parking lots, and sadly gutted downtowns.
They have caused the proliferation of drive-by eateries and billboards. They have
made walking or cycling dangerous or unpleasant. They have made children, the
elderly, and the poor utterly dependent on those who can drive, even for ordinary
daily needs. They have caused the simultaneous destruction of both towns and
open space -- the 20th century phenomenon known as sprawl.
The form of our built environment needs a 21st century correction. But in most
places it is actually illegal to build in a traditional neighborhood pattern. The
existing codes prevent it. In most places people do not have a choice between
sprawl and traditional urbanism. Codes favor sprawl and isolated residential sub-
divisions. It is not a level playing field.
The SmartCode was created to deal with this problem at the point of decisive
impact -- the intersection of law and design. It is a form-based code, meaning it
envisions and encourages a certain physical outcome -- the form of the region,
community, block, and/or building. Form-based codes are fundamentally differ-
ent from conventional codes that are based primarily on use and statistics -- none
of which envision or require any particular physical outcome.
The SmartCode is a tool that guides the form of the built environment in order to
create and protect development patterns that are compact, walkable, and mixed
use. These traditional neighborhood patterns tend to be stimulating, safe, and
ecologically sustainable. The SmartCode requires a mix of uses within walking
distance of dwellings, so residents aren’t forced to drive everywhere. It supports
a connected network to relieve traffic congestion. At the same time, it preserves
open lands, as it operates at the scale of the region as well as the community.
“A town is saved, not more by the righteous men in it than by the woods and swamps that
surround it.” -- Henry David Thoreau
Human beings also thrive in different places. There are those who could never
live in an urban center; there are those who would wither in a rural hamlet. Hu-
mans need a system that preserves and creates meaningful choices in their habi-
tats. Near the close of the 20th century, New Urbanist designers recognized that
sprawl was eradicating the pre-war American transect of the built environment.
They began to analyze it and extract its genetic material for replication. In this
way, they extended the natural transect to include the built environment, thus
establishing the basis for the SmartCode.
The rural-to-urban Transect is divided into six Transect Zones for application on
zoning maps. These six habitats vary by the level and intensity of their physical
and social character, providing immersive contexts from rural to urban. Smart-
Code elements are coordinated by these T-zones at all scales of planning, from the
region through the community scale down to the individual lot and building.
secondary dune
trough
Primary Dune
Beach
Ocean
One of the principles of Transect-based planning is that certain forms and ele-
ments belong in certain environments. For example, an apartment building be-
longs in a more urban setting, a ranch house in a more rural setting. Some types of
thoroughfares are urban in character, and some are rural. A deep suburban setback
destroys the spatial enclosure of an urban street; it is out of context. These distinc-
tions and rules don’t limit choices; they expand them. This is the antidote for the
one-size-fits-all development of today.
The Transect is evident in two ways. Zones and communities (1) exist as charac-
teristic places on the Transect and (2) they evolve along the Transect over time.
As places, the six Transect Zones display identifiable characteristics, based on
normative American urban patterns. They also increase in complexity, density
and intensity over a period of years, until a “climax condition” is reached. This is
a growth process analogous to succession in natural environments.
The best urbanism requires the sequential influence of many participants. A code
allows buildings to be designed and built by many hands over years, or even gen-
erations. The single designer or committee leads to a lack of robustness, similar
to vulnerable monocultures in nature. A parametric and successional code like the
SmartCode allows experience to feed back and become integrated -- the fourth
dimension of time. Once adopted, it stays in place, allowing urbanism to evolve
and mature without losing its necessary foundation of order.
It also ensures that a community will not have to scrutinize all proposed projects,
because the intentions of the citizens will have already been determined in the
process that leads to the code. The SmartCode is a comprehensive framework for
that process.
T1 natural
T2 RURAL
T3 SUB-URBAN
T4 GENERALURBAN T5 URBAN CENTER
T6 URBAN CORE
SD SPECIAL
zone zone zone zone zone zone dISTRICT
• It utilizes a type of zoning category that ranges systematically from the wil-
derness to the urban core.
• It enables and qualifies Smart Growth community patterns that include Clus-
tered Land Development (CLD), Traditional Neighborhood Development
(TND™), Regional Center Development (RCD), and Transit-Oriented Devel-
opment (TOD).
• It integrates the scale of planning concern from the regional through the com-
munity scale, on down to the individual lot and, if desired, its architectural ele-
ments.
• It integrates the design process across professional disciplines.
• It integrates methods of environmental protection, open space conservation
and water quality control.
• It integrates subdivision, public works and Transfer of Development Rights
(TDR) standards.
• It provides a set of zoning categories common to new communities and to the
infill of existing urbanized areas.
• It is compatible with architectural, environmental, signage, lighting, hazard
mitigation, and visitability standards.
• It establishes parity of process for existing and new urban areas.
• It integrates protocols for the preparation and processing of plans.
• It encourages the efficiency of administrative approvals when appropriate,
rather than decision by public hearing.
• It encourages specific outcomes through incentives, rather than through prohibi-
tions.
• It specifies standards parametrically (by range) in order to minimize the need
for variances.
• It generally increases the range of the options over those allowed by conven-
tional zoning codes.
T2 Rural
O2 Reserved
O p e n S e c t o r
None Zone
New G1 Restricted
rowth Sector
G CLD Clustered Land
Development T2 Rural
Zone
Development
T3
Sub-Urban
Zone
T4
General Urban
Zone
G2 Controlled
rowth Sector
G CLD Clustered Land
Development T2 Rural
Zone
Building
T3
Sub-Urban Disposition
Zone
T4
General Urban
Zone
Building
Configuration
TND Tr a d i t i o n a l
Neighborhood T3 Sub-Urban
Zone
Development
T4
General Urban Building
Zone Function
T5
Urban Center
Zone
Density
Calculations
G3 Intended
G r o w t h S e c t o r TND Tr a d i t i o n a l
Neighborhood T3 Sub-Urban
Zone
Development
T4
General Urban
Zone Parking
Standards
T5
Urban Center
Zone
Landscape
RCD T4
Regional General Urban Standards
Center Zone
Development
T5
Urban Center
Zone Signage
Standards
T6
Urban Core
Zone
Supplementary
G4 T3
Infill I N F I LL Tr a d i t i o n a l Sub-Urban
TND
Existing Modules
rowth Sector
G Neighborhood Zone
Development Development
T4
General Urban
Zone
T5
Urban Center
Zone
T4
I N F I LL Regional General Urban
RCD Center
Development
Zone
T5
Urban Center
Zone
T6
Urban Core
Zone
Other CB Civic
Building
CS
Civic
Space
SD Sprcial
Districts
The SmartCode is a unified planning ordinance that applies to three scales of land
use. The three patterns are in a nesting relationship.
A. Regional Sectors contain designated types of Communities (Article 2).
B. Community Units contain designated ratios of Transect Zones (Articles 3 and 4).
C. Transect Zones contain the building elements appropriate to them (Articles 5
and 6).
A. Regional Scale:
“Sector” is a neutral term for a geographic area. In the SmartCode, six Sectors
establish the locations where certain patterns of development are allowed. This
system addresses preservation and development at the Regional scale. The Sec-
tors are assigned as follows:
• O-1 Preserved Open Sector and O-2 Reserved Open Sector for protection
of open lands
• G-1 Restricted Growth Sector, G-2 Controlled Growth Sector, and G-3
Intended Growth Sector for New Communities
• G-4 Infill Growth Sector for managed growth of existing urbanized areas.
B. Community Scale:
The Regional Sectors each contain one or more of the three basic Community
Unit types (CLD, TND, RCD).
C. Transect Zones:
The Transect, as a framework, identifies a range of habitats from the most natural
to the most urban. Its continuum, when subdivided, lends itself to the creation of
zoning categories. These categories include standards that encourage diversity
similar to that of organically evolved settlements. The standards overlap (they
are parametric), reflecting the successional ecotones of natural and human com-
munities. The Transect thereby integrates environmental and zoning methodolo-
gies, enabling environmentalists to assess the design of social habitats and urban-
ists to support the viability of natural ones.
• All codes will require the inclusion of Article 1 General To All Plans, Ar-
ticle 6 Standards & Tables and Article 7 Definitions of Terms.
• If a Regional Plan has already been prepared, or if the code will be used
entirely for Infill situations, Article 2 Regional Scale Plans may be elimi-
nated.
• If a Community Scale plan has already been prepared, or if there is no pros-
pect of greenfield development, Article 3 New Community Scale Plans may
be adjusted or eliminated. (Note: Article 4 depends on Article 3 for larger
Infill parcels.)
• If an Infill Community Plan already has been prepared or if there is no pros-
pect of Infill development, Article 4 Infill Community Scale Plans may be
eliminated.
• If and when all plans have been prepared, Article 5 Building Scale Plans be-
comes the de facto code for builders and architects. This Article may be used
by developers as the guidelines for their private property owners association.
• A calibrated SmartCode for a municipality should include some Thoroughfare
standards and large-site provisions even if Article 3 and/or Article 4 are not
used. Portions of Section 3.7 and Article 4 may be incorporated into Article 5
or a new Article created for Thoroughfare Standards or Public Space Standards.
• In Article 6, tables may be individually dropped or modified as necessary.
• In Article 7, definitions that do not apply should be deleted, and any neces-
sary new ones added.
• Modules and their associated definitions may be added as needed.
The SmartCode requires the preparation of plans that allocate the Sectors, lay out
the Communities, and show lot and building placement.
• Article 2 - Regional Plans shall be prepared by or on behalf of the Municipal
Planning Department.
• Article 3 - New Community Plans shall be prepared on behalf of the land
owner, the developer, or the Municipal Planning Department.
• Article 4 - Infill Community Plans shall be prepared by or on behalf of the
Municipal Planning Department.
• Article 5 - Building Scale Plans shall be prepared on behalf of a builder or
the property owner.
• The Planning Office may include a Development and Design Center (DDC).
A DDC may be assigned to advise on the use of the SmartCode and to aid in
the design of the Communities and buildings based on it.
• The model code in this booklet must be calibrated for local character and met-
rics. SmartCode calibration should be done in the context of a public charrette
with the advice of urban designers, architects, landscape architects, planners,
civil engineers and land use attorneys familiar with the SmartCode.
• For free electronic editable files and PDFs of the model SmartCode v9.0 and
v9.2, Supplementary SmartCode Modules, case studies, workshop opportu-
nities, and consultant services, please visit www.SmartCodeCentral.org and
www.Transect.org.
• A fully illustrated and annotated 250-page calibrator’s manual is available
for purchase. To order SmartCode Version 9 and Manual contact New Urban
News Publications at 607-275-3087 or mail@newurbannews.com, or visit
www.newurbannews.com.
Conditions of Use
• The images and diagrams appearing in SmartCode Version 9.2 are the prop-
erty of Duany Plater-Zyberk & Company (DPZ). Their reproduction and use
is freely permitted.
• This booklet is for education and reference only. SmartCode Version 9.2 may
have undergone minor adjustments since this publication. For a complete list
of authors and contributors, and for the final editable file of SmartCode v9.2,
visit www.SmartCodeCentral.org.
ARTICLE 1. general to all plans ................ page 2 ARTICLE 6. STANDARDS AND tables . ......... page 27
1.1 Authority table 1 Transect zone DESCRIPTIONS
1.2 applicability table 2 sector/COMMUNITY allocation
1.3 Intent table 3a vehicular lane dimensions
1.4 process table 3b vehicular LANE & PARKING Assemblies
1.5 WARRANTS AND VARIANCES table 4a public FrontageS - general
1.6 SUCCESSION table 4b public FrontageS - specific
TABLE 4C THOROUGHFARE ASSEMBLIES
ARTICLE 2. regional SCALE plans . .............. page 6 table 5 public lighting
2.1 instructions table 6 public planting
2.2 SEQUENCE OF SECTOR DETERMINATION table 7 private FrontageS
2.3 (O-1) Preserved Open Sector table 8 building CONFIGURATION
2.4 (O-2) Reserved Open Sector table 9 building DISPOSITION
2.5 (G-1) restricted growth Sector table 10 building FUNCTION & PARKING
2.6 (G-2) controlled growth Sector table 11 parking calculationS
2.7 (G-3) intended growth Sector table 12 SPECIFIC Function & USE
2.8 (G-4) Infill Growth Sector TABLE 13 Civic space
2.9 (SD) special districtS table 14 smartcode summary
ARTICLE 3. NEW COMMUNITY SCALE PLANS.... page 9 Table 15 Form-Based Code Graphics
3.1 instructions Table 16 special district STANDARDS
3.2 SEQUENCE OF COMMUNITY DESIGN Table 17 definitions illustrated
3.3 Community Unit TYPES
ARTICLE 7. Definitions OF TERMS ............... page 49
3.4 TRANSECT ZONES
3.5 Civic Zones SmartCode Modules
3.6 special districts • Affordable Housing Policy
3.7 THOROUGHFARE STANDARDS • Architectural Standards
• Comprehensive Planning
3.8 DENSITY calculationS
• Cycling Standards
3.9 SPECIAL REQUIREMENTS • GENERATIVE CODING
ARTICLE 4. INFILL Community SCALE plans..... page 16 • Hazard Mitigation Standards
• Incentives
4.1 INSTRUCTIONS
• Light Imprint Matrix
4.2 Community Unit TYPES • Lighting Design
4.3 TRANSECT ZONES • Natural Drainage Standards
4.4 Civic Zones • noise Levels
4.5 SPECIAL DISTRICTS • PLACE TYPES TRANSLATION
4.6 PRE-EXISTING CONDITIONS • RESIDENTIAL MARKETS
4.7 SPECIAL REQUIREMENTS • RETAIL MARKETS
• Riparian and Wetland Buffers
ARTICLE 5. building SCALE plans ............... page 20 • Suburban Retrofit
5.1 Instructions • Sustainabile Urbanism
5.2 PRE-EXISTING CONDITIONS Building Orientation
5.3 SPECIAL REQUIREMENTS Composting and Recycling
Food Production
5.4 Civic Zones
Public Darkness
5.5 specific to T1 NATURAL zone Shading of Glazing
5.6 BUILDING DISPOSITION Solar Energy
5.7 BUILDING CONFIGURATION Stormwater Management
5.8 BUILDING FUNCTION Surface to Volume Ratio
5.9 PARKING AND DENSITY CALCULATIONS Tree Canopy Cover
5.10 PARKING LOCATION STANDARDS Vehicle Miles Traveled
5.11 LANDSCAPE STANDARDS Wind Power
5.12 SIGNAGE STANDARDS Zero Net Energy Buildings
• Thoroughfare Assemblies
• Visitability
ARTICLE 1. general to all plans SMARTCODE
Municipality
1.1 Authority
1.1.1 The action of the Municipality, State in the adoption of this Code is authorized under
the Charter of the Municipality, Section X and Local and State Statutes, Section X.
1.1.2 This Code was adopted as one of the instruments of implementation of the public
purposes and objectives of the adopted Municipal Comprehensive Plan. This Code
is declared to be in accord with the Municipal Comprehensive Plan, as required by
the Local Land Development Statutes.
1.1.3 This Code was adopted to promote the health, safety and general welfare of
the ______________ of __________________, State and its citizens, includ-
ing protection of the environment, conservation of land, energy and natural
resources, reduction in vehicular traffic congestion, more efficient use of public
funds, health benefits of a pedestrian environment, historic preservation, educa-
tion and recreation, reduction in sprawl development, and improvement of the
built environment.
1.1.4 This Code was adopted and may be amended by vote of the Planning Commission
and Legislative Body.
1.2 Applicability
1.2.1 Provisions of this Code are activated by “shall” when required; “should” when rec-
ommended; and “may” when optional.
1.2.2 The provisions of this Code, when in conflict, shall take precedence over those of
other codes, ordinances, regulations and standards except the Local Health and
Safety Codes.
1.2.3 The existing __________ of ___________, State Zoning Ordinances and the
_________ of __________, State Subdivision Ordinances (the “Existing Local
Codes”) shall continue to be applicable to issues not covered by this Code except
where the Existing Local Codes would be in conflict with Section 1.3 Intent.
1.2.4 Capitalized terms used throughout this Code may be defined in Article 7 Definitions
of Terms. Article 7 contains regulatory language that is integral to this Code. Those
terms not defined in Article 7 shall be accorded their commonly accepted meanings.
In the event of conflicts between these definitions and those of the Existing Local
Codes, those of this Code shall take precedence.
1.2.5 The metrics of Article 6 Standards and Tables are an integral part of this Code.
However, the diagrams and illustrations that accompany them should be considered
guidelines, with the exception of those on Table 15 Form-Based Code Graphics,
which are also legally binding.
1.2.6 Where in conflict, numerical metrics shall take precedence over graphic metrics.
1.3 intent
The intent and purpose of this Code is to enable, encourage and qualify the imple-
mentation of the following policies:
1.3.1 The Region
a. That the region should retain its natural infrastructure and visual character derived
from topography, woodlands, farmlands, riparian corridors and coastlines.
b. That growth strategies should encourage Infill and redevelopment in parity with
New Communities.
c. That development contiguous to urban areas should be structured in the pattern
of Infill TND or Infill RCD and be integrated with the existing urban pattern.
1.4 PROCESS
1.4.1 Municipality hereby creates a Consolidated Review Committee (“CRC”) comprised
of a member from each regulatory agency having jurisdiction over the permitting of
a project, a representative of the Development and Design Center, and the town
architect, to process administratively applications and plans for proposed projects.
1.4.2 The geographic locations of the Sectors and the standards for theTransect Zones
shall be determined as set forth in Article 2, Article 3, Article 4, and Article 5 through
a process of public consultation with approval by the Legislative Body. Once these
determinations have been incorporated into this Code and its associated plans, then
projects that require no Variances or Warrants, or only Warrants, shall be processed
administratively without further recourse to public consultation.
1.4.3 An owner may appeal a decision of the CRC to the Board of Zoning Adjustment and
may appeal a decision of the Board of Zoning Adjustment to the Legislative Body.
1.4.4 Should a violation of an approved Regulating Plan occur during construction, or
should any construction, site work, or development be commenced without an
approved Regulating Plan or Building Scale Plan, the Board of Zoning Adjustment
has the right to require the owner to stop, remove, and/or mitigate the violation, or
to secure a Variance to cover the violation.
1.6 Succession
1.6.1 Twenty years after the approval of a Regulating Plan, each Transect Zone, except
the T1 Natural and T2 Rural Zones, shall be automatically rezoned to the succes-
sional (next higher) Transect Zone, unless denied in public hearing by the Legislative
Body.
2.1 instructions
2.1.1 This Article governs the preparation of Regional Scale Plans (“Regional Plans”) that
allocate Sectors. For lands within Municipality that have been mapped pursuant to
this Article, Sections 2.5 et seq. prescribe the Community Unit types permitted in
each Growth Sector. Articles 3 and 4 regulate the standards of those Community
Unit types.
2.1.2 Regional Plans shall integrate the largest practical geographic area, overlapping
property lines as necessary and municipal boundaries if possible.
2.1.3 Regional Sectors are defined in Article 2 and are comprised of Open Space and
growth areas. Growth areas are intended for the development of Communy Units,
defined in Article 3 and Article 4, which in turn are comprised of Transect Zones,
defined by the elements appropriate to them in Article 5 and Article 6.
2.1.4 Regional Plans shall be prepared by the Planning Office and/or consultants under
its supervision. The process shall involve citizen participation and the approval of
the Legislative Body.
2.3.2 The Preserved Open Sector shall consist of the aggregate of the following categories:
a. surface waterbodies
b. protected wetlands
c. protected habitat
d. riparian Corridors
e. purchased Open Space
f. conservation easements
g. transportation Corridors
h. areas residual to Clustered Land Development (CLD)
2.3.3 Development and construction within the Preserved Open Sector and the specifica-
tions required to do so shall be determined on an individual project basis by public
hearing of the Legislative Body.
be redesignated in whole or in part as TOD and permitted the higher Density rep-
resented by the Effective Parking allowance in Section 5.9.2d. The use of a TOD
overlay requires approval by Variance.
3.1 instructions
3.1.1 Within the Growth Sectors as shown on the Regional Scale Plan (“Regional Plan”),
the provisions of Article 3 and this Code in general shall be available By Right, upon
request by the owner.
3.1.2 New Community Plans may be prepared in the absence of a Regional Plan or
Comprehensive Plan by approval of the Legislative Body. New Community Plans
may contain more than one Community Unit and/or more than one Community Unit
type.
3.1.3 Once the CRC or Legislative Body approves a New Community Plan, the parcel shall
become a Community Planning Area and shall be marked as such on the Zoning
Map of Municipality. Within the Community Planning Area, this Code shall be the
exclusive and mandatory zoning regulation, and its provisions shall be applied in
their entirety.
3.1.4 New Community Plans submitted in accordance with the provisions of this Code,
for the appropriate Sector of a Regional Plan and requiring no Variances, shall be
approved administratively by the CRC.
3.1.5 New Community Plans may be prepared by an owner or by the Planning Office.
3.1.6 New Community Plans shall include a Regulating Plan consisting of one or more
maps showing the following for each Community Unit in the plan area, in compliance
with the standards described in this Article:
a. Transect Zones
b. Civic Zones
c. Thoroughfare network
d. Special Districts, if any
e. Special Requirements, if any
f. numbers of Warrants or Variances, if any.
3.1.7 New Community Plans shall include one set of preliminary site plans for each
Transect Zone, as provided by Table 15 and Section 5.1.3a.
d. Civic Building sites shall not occupy more than 20% of the area of each Pedestrian
Shed.
e. Civic Building sites should be located within or adjacent to a Civic Space, or at
the axial termination of a significant Thoroughfare.
f. Civic Buildings shall not be subject to the standards of Article 5. The particulars
of their design shall be determined by Warrant.
g. Civic Buildings may be permitted within Special Districts by Warrant.
3.8.3 The Base Density of the Community Unit may be increased by the Transfer of
Development Rights (TDR) up to the amount specified for each Zone by Table
14b. Fifteen percent (15%) of the increase in housing units by TDR shall be in the
Affordable Housing range.
3.8.4 Within the percentage range shown on Table 14b for Other Functions, the housing
units specified on Table 14b shall be exchanged at the following rates:
a. For Lodging: 2 bedrooms for each unit of Net Site Area Density.
b. For Office or Retail: 1000 square feet for each unit of Net Site Area Density.
c. The number of units exchanged shall be subject to approval by Warrant.
3.8.5 The housing and other Functions for each Transect Zone shall be subject to further
adjustment at the building scale as limited by Table 10, Table 11 and Section 5.9.
3.9 special requirements
3.9.1 A New Community Plan may designate any of the following Special Require-
ments:
a. A differentiation of the Thoroughfares as A-Grid and B-Grid. Buildings along the
A-Grid shall be held to the highest standard of this Code in support of pedestrian
activity. Buildings along the B-Grid may be more readily considered for War-
rants allowing automobile-oriented standards. The Frontages assigned to the
B-Grid shall not exceed 30% of the total length of Frontages within a Pedestrian
Shed.
b. Designations for Mandatory and/or Recommended Retail Frontage requiring or
advising that a building provide a Shopfront at Sidewalk level along the entire
length of its Private Frontage. The Shopfront shall be no less than 70% glazed
in clear glass and shaded by an awning overlapping the Sidewalk as generally
illustrated in Table 7 and specified in Article 5. The first floor shall be confined
to Retail use through the depth of the second Layer. (Table 17d)
c. Designations for Mandatory and/or Recommended Gallery Frontage, requiring
or advising that a building provide a permanent cover over the Sidewalk, either
cantilevered or supported by columns. The Gallery Frontage designation may
be combined with a Retail Frontage designation..
d. Designations for Mandatory and/or Recommended Arcade Frontage, requiring
or advising that a building overlap the Sidewalk such that the first floor Facade is
a colonnade. The Arcade Frontage designation may be combined with a Retail
Frontage designation.
e. A designation for Coordinated Frontage, requiring that the Public Frontage
(Table 4A) and Private Frontage (Table 7) be coordinated as a single, coherent
landscape and paving design.
f. Designations for Mandatory and/or Recommended Terminated Vista locations,
requiring or advising that the building be provided with architectural articulation
of a type and character that responds visually to the location, as approved by
the CRC.
g. A designation for Cross Block Passages, requiring that a minimum 8-foot-wide
pedestrian access be reserved between buildings.
h. A designation for Buildings of Value, requiring that such buildings and structures
may be altered or demolished only in accordance with Municipal Preservation
Standards and Protocols.
4. 1 INSTRUCTIONS
4.1.1 Within the G-4 Infill Growth Sector of the Regional Plan (Article 2), or other areas
designated as Infill, the Planning Office shall prepare, or have prepared on its behalf,
Infill Regulating Plans to guide further development. Infill Regulating Plans shall be
prepared in a process of public consultation subject to approval by the Legislative
Body.
4.1.2 Infill Regulating Plans shall regulate, at minimum, an area the size of the Pedestrian
Shed commensurate with its Community Unit type as listed in Section 4.2. The
Planning Office shall determine a Community Unit type based on existing conditions
and intended evolution in the plan area.
4.1.3 Infill Regulating Plans shall consist of one or more maps showing the following:
a. The outline(s) of the Pedestrian Shed(s) and the boundaries of the Community
Unit(s)
b. Transect Zones and any Civic Zones within each Pedestrian Shed, assigned
according to an analysis of existing conditions and future needs
c. a Thoroughfare network, existing or planned (Table 3A, Table 3B, Table 4A,
Table 4B, and Table 4C)
d. any Special Districts (Section 4.5)
e. any Special Requirements (Section 4.7)
f. a record of any Warrants or Variances.
4.1.4 Within any area subject to an approved Infill Regulating Plan, this Code becomes
the exclusive and mandatory regulation. Property owners within the plan area may
submit Building Scale Plans under Article 5 in accordance with the provisions of this
Code. Building Scale Plans requiring no Variances shall be approved administratively
by the CRC.
4.1.5 The owner of a parcel, or abutting parcels, consisting of 10 acres or more of con-
tiguous lots within an area subject to an Infill Regulating Plan may apply to prepare
a Special Area Plan. In consultation with the Planning Office, a Special Area Plan
may assign new Transect Zones, Civic Zones, Thoroughfares, Special Districts and/
or Special Requirements as provided in this Code, with appropriate transitions to
abutting areas. Special Area Plans may be approved by Warrant.
4.1.6 The owner of a parcel, or abutting parcels, consisting of 30 acres or more of contigu-
ous lots, whether inside or outside an area already subject to an Infill Regulating
Plan, may initiate the preparation of a New Community Plan. New Community Plans
for the G-4 Sector, or other areas designated as Infill by the Planning Office, shall
regulate, at minimum, an area the size of the Pedestrian Shed commensurate with
its Community Unit type as listed in Section 4.2, even if it overlaps adjacent parcels.
Both the site and plan area should connect and blend with surrounding urbanism.
b. The edges of an Infill TND should blend into adjacent neighborhoods and/or a
downtown without buffers.
4.2.3 Infill RCD (Regional Center Development)
a. An Infill RCD should be assigned to downtown areas that include significant Of-
fice and Retail uses as well as government and other Civic institutions of regional
importance. An Infill RCD shall be mapped as at least one complete Long or
Linear Pedestrian Shed, which may be adjusted as a Network Pedestrian Shed,
oriented around an important Mixed Use Corridor or center.
b. The edges of an Infill RCD should blend into adjacent neighborhoods without
buffers.
4.2.4 Infill TOD (Transit Oriented Development)
a. Any Infill TND or Infill RCD on an existing or projected rail or Bus Rapid Transit
(BRT) network may be redesignated in whole or in part as TOD and permitted
the higher Density represented by the Effective Parking allowance in Section
5.9.2d.
b. The use of a TOD overlay shall be approved by Variance.
5.1 instructions
5.1.1 Lots and buildings located within a New Community Plan or Infill Community Plan
governed by this Code and previously approved by the Legislative Body shall be
subject to the requirements of this Article.
5.1.2 Owners and developers may have the design plans required under this Article
prepared on their behalf. Such plans require administrative approval by the CRC.
5.1.3 Building and site plans submitted under this Article shall show the following, in
compliance with the standards described in this Article:
a. For preliminary site and building approval:
• Building Disposition
• Building Configuration
• Building Function
• Parking Location Standards
b. For final approval, in addition to the above:
• Landscape Standards
• Signage Standards
• Special Requirements, if any
• Hazard Mitigation Standards
•Natural Drainage Standards
• Architectural Standards
• Lighting Standards
• Sound Standards
• Visitability Standards
5.1.4 Special Districts that do not have provisions within this Code shall be governed by
the standards of the pre-existing zoning.
5.2 Pre-existing Conditions
5.2.1 Existing buildings and appurtenances that do not conform to the provisions of this
Code may continue in use as they are until a Substantial Modification is requested, at
which time the CRC shall determine the provisions of this section that shall apply.
5.2.2 Existing buildings that have at any time received a certificate of occupancy shall
not require upgrade to the current Building Code and when renovated may meet
the standards of the code under which they were originally permitted.
5.2.3 The modification of existing buildings is permitted By Right if such changes result
in greater conformance with the specifications of this Code.
5.2.4 Where buildings exist on adjacent Lots, the CRC may require that a proposed
building match one or the other of the adjacent Setbacks and heights rather than
the provisions of this Code.
5.2.5 Any addition to or modification of a Building of Value that has been designated as
such by the Local Preservation Organization, or to a building actually or potentially
eligible for inclusion on a state, local or national historic register, shall be subject
to approval by the Local Preservation Organization.
5.2.6 The restoration or rehabilitation of an existing building shall not require the provi-
sion of (a) parking in addition to that existing nor (b) on-site stormwater retention/
detention in addition to that existing. Existing parking requirements that exceed
those for this Code may be reduced as provided by Table 10 and Table 11.
calculated as that provided (1) within the Lot (2) along the parking lane corre-
sponding to the Lot Frontage, and (3) by purchase or lease from a Civic Parking
Reserve within the Pedestrian Shed, if available.
b. The actual parking may be adjusted upward according to the Shared Parking
Factor of Table 11 to determine the Effective Parking. The Shared Parking Factor
is available for any two Functions within any pair of adjacent Blocks.
c. Based on the Effective Parking available, the Density of the projected Function
may be determined according to Table 10.
d. Within the overlay area of a Transit Oriented Development (TOD) the Effective
Parking may be further adjusted upward by 30%.
e. The total Density within each Transect Zone shall not exceed that specified by
an approved Regulating Plan based on Article 3 or Article 4.
f. Accessory Units do not count toward Density calculations.
g. Liner Buildings less than 30 feet deep and no more than two Stories shall be
exempt from parking requirements.
T1 T-1 Natural
T-1 Natural Zone consists of lands General Character: Natural landscape with some agricultural use
approximating or reverting to a wilder- Building Placement: Not applicable
ness condition, including lands unsuit- Frontage Types: Not applicable
able for settlement due to topography, Typical Building Height: Not applicable
hydrology or vegetation. Type of Civic Space: Parks, Greenways
T2 T-2 Rural
T-2 Rural Zone consists of sparsely General Character: Primarily agricultural with woodland & wetland and scattered buildings
settled lands in open or cultivated states. Building Placement: Variable Setbacks
These include woodland, agricultural Frontage Types: Not applicable
land, grassland, and irrigable desert. Typical Building Height: 1- to 2-Story
Typical buildings are farmhouses, agri- Type of Civic Space: Parks, Greenways
cultural buildings, cabins, and villas.
T3 T-3 Sub-Urban
T-3 Sub-Urban Zone consists of low General Character: Lawns, and landscaped yards surrounding detached single-family
density residential areas, adjacent to houses; pedestrians occasionally
higher zones that some mixed use. Building Placement: Large and variable front and side yard Setbacks
Home occupations and outbuildings Frontage Types: Porches, fences, naturalistic tree planting
are allowed. Planting is naturalistic and Typical Building Height: 1- to 2-Story with some 3-Story
setbacks are relatively deep. Blocks Type of Civic Space: Parks, Greenways
may be large and the roads irregular to
accommodate natural conditions.
TABLE 2: Sector/Community Allocation. Table 2 defines the geography, including both natural and infrastructure elements, determining areas that
are or are not suitable for development. Specific Community types of various intensities are allowable in specific Sectors. This table also allocates the
proportions of Transect Zones within each Community Type.
Proximity to Thoroughfares
MEDIUM SLOPES
WOODLANDS
FLOOD PLAIN
OPEN SPACE TO BE ACQUIRED
CORRIDORS TO BE ACQUIRED
BUFFERS TO BE ACQUIRED
LEGACY WOODLAND
LEGACY FARMLAND
LEGACY VIEWSHEDS
CLD RESIDUAL OPEN SPACE
RURAL GROWTH BOUNDARY
surface Waterbodies
Protected Wetlands
protected habitat
Riparian corridors
purchased open space
conserv. Easements
LAND TRUST
transport. Corridors
CLD open space
◄-------------------------------------------------------------------------------------------► ◄-------------------------------------------------------------------------------------------► ◄-------------------------------------------------------------------------------------------►
(PRIMARILY OPEN SPACE) (PRIMARILY NEW COMMUNITIES) (SUCCESSIONAL COMMUNITIES)
O1 OPEN SECTOR O2 OPEN SECTOR G1 GROWTH SECTOR G2 GROWTH SECTOR G3 GROWTH SECTOR G4 GROWTH SECTOR
PRESERVED RESERVED RESTRICTED CONTROLLED INTENDED INFILL
T6 40 - 80% VARIABLE
TABLE 3A: Vehicular Lane Dimensions. This table assigns lane widths to Transect Zones. The Design ADT (Average Daily Traffic) is the
determinant for each of these sections. The most typical assemblies are shown in Table 3B. Specific requirements for truck and transit bus
routes and truck loading shall be decided by Warrant.
TABLE 3B: Vehicular Lane/Parking Assemblies. The projected design speeds determine the dimensions of the vehicular lanes and Turning Radii
assembled for Thoroughfares.
ONE WAY MOVEMENT TWO WAY MOVEMENT
a. no
parking
T1 T2 T3 T1 T2 T3 T1 T2 T3 T1 T2 T1 T2
Design ADT 300 VPD 600 VPD 2,500 VPD 22,000 VPD 36,000 VPD
Pedestrian Crossing 3 Seconds 5 Seconds 5 Seconds 9 Seconds 13 Seconds
Design Speed 20 - 30 MPH Below 20 MPH 20-25 MPH 35 MPH and above
b. Yield
parking
T3 T4 T3 T4
Design ADT 5,000 VPD 18,000 VPD 16,000 VPD 15,000 VPD 32,000 VPD
Pedestrian Crossing 5 Seconds 8 Seconds 8 Seconds 11 Seconds 13 Seconds
Design Speed 20-30 MPH 25-30 MPH 25-30 MPH
d. parking
both sides
T4 T4 T5 T6 T4 T5 T6 T5 T6 T5 T6
parallel
Design ADT 8,000 VPD 20,000 VPD 15,000 VPD 22,000 VPD 32,000 VPD
Pedestrian Crossing 7 Seconds 10 Seconds 10 Seconds 13 Seconds 15 Seconds
Design Speed Below 20 MPH 25-30 MPH 25-30 MPH 25-30 MPH 35 MPH and above
e. parking
both sides
T5 T6 T5 T6 T5 T6 T5 T6 T5 T6
diagonal
Design ADT 18,000 VPD 20,000 VPD 15,000 VPD 22,000 VPD 31,000 VPD
Pedestrian Crossing 15 Seconds 17 Seconds 17 Seconds 20 Seconds 23 Seconds
Design Speed Below 20 MPH 20-25 MPH 20-25 MPH 25-30 MPH 25-30 MPH
f. Parking
Access
T3 T4 T5 T6
10’ 24’
Design ADT
Pedestrian Crossing 3 Seconds 6 Seconds
Design Speed
TABLE 4A: Public Frontages - General. The Public Frontage is the area between the private Lot line and the edge of the vehicular lanes. Dimen-
sions are given in Table 4B.
PLAN
LOT ► ◄ R.O.W.
PRIVATE FRONTAGE ► ◄ PUBLIC FRONTAGE
a. (HW) For Highway: This Frontage has open Swales drained by percolation, Bicycle Trails and no parking. T1
The landscaping consists of the natural condition or multiple species arrayed in naturalistic clusters. Build-
ings are buffered by distance or berms. T2
T3
b. (RD) For Road: This Frontage has open Swales drained by percolation and a walking Path or Bicycle T1
Trail along one or both sides and Yield parking. The landscaping consists of multiple species arrayed in
naturalistic clusters. T2
T3
c. (ST) For Street: This Frontage has raised Curbs drained by inlets and Sidewalks separated from the vehicular T3
lanes by individual or continuous Planters, with parking on one or both sides. The landscaping consists of
street trees of a single or alternating species aligned in a regularly spaced Allee, with the exception that T4
Streets with a right-of-way (R.O.W.) width of 40 feet or less are exempt from tree requirements.
T5
d. (DR) For Drive: This Frontage has raised Curbs drained by inlets and a wide Sidewalk or paved Path T3
along one side, related to a Greenway or waterfront. It is separated from the vehicular lanes by individual
or continuous Planters. The landscaping consists of street trees of a single or alternating species aligned T4
in a regularly spaced Allee.
T5
T6
e. (AV) For Avenue: This Frontage has raised Curbs drained by inlets and wide Sidewalks separated from T3
the vehicular lanes by a narrow continuous Planter with parking on both sides. The landscaping consists
of a single tree species aligned in a regularly spaced Allee. T4
T5
T6
f. (CS) (AV) For Commercial Street or Avenue: This Frontage has raised Curbs drained by inlets and very T5
wide Sidewalks along both sides separated from the vehicular lanes by separate tree wells with grates
and parking on both sides. The landscaping consists of a single tree species aligned with regular spacing T6
where possible, but clears the storefront entrances.
g. (BV) For Boulevard: This Frontage has Slip Roads on both sides. It consists of raised Curbs drained by T3
inlets and Sidewalks along both sides, separated from the vehicular lanes by Planters. The landscaping
consists of double rows of a single tree species aligned in a regularly spaced Allee. T4
T5
T6
Table 4B: Public Frontages - Specific. This table assembles prescriptions and dimensions for the Public Frontage elements - Curbs, walkways and
Planters – relative to specific Thoroughfare types within Transect Zones. Table 4B-a assembles all of the elements for the various street types. Locally
appropriate planting species should be filled in to the calibrated Code.
RURAL l l l l l l l l l l l l l l l l T RAN S E C T l l l l l l l l l l l l l l l UR B AN
TRANSECT ZONE T1 T2 T3 T1 T2 T3 T3 T4 T4 T5 T5 T6 T5 T6
Public Frontage Type HW & RD RD & ST ST-DR-AV ST-DR-AV-BV CS-DR-AV-BV CS-DR-AV-BV
Total Width 16-24 feet 12-24 feet 12-18 feet 12-18 feet 18-24 feet 18-30 feet
Type Open Swale Open Swale Raised Curb Raised Curb Raised Curb Raised Curb
Radius 10-30 feet 10-30 feet 5-20 feet 5-20 feet 5-20 feet 5-20 feet
TABLE 4C: Thoroughfare Assemblies. These Thoroughfares are assembled from the elements that appear in Tables 3A and 3B and incorpo-
rate the Public Frontages of Table 4A. The key gives the Thoroughfare type followed by the right-of-way width, followed by the pavement width,
and in some instances followed by specialized transportation capabiliity.
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST SEE MODULE 4C
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
ST-50-26 ST-50-28
Thoroughfare Type Street Street
Transect Zone Assignment T4, T5, T6 T4, T5, T6
Right-of-Way Width 50 feet 50 feet
Pavement Width 26 feet 28 feet
Movement Slow Movement Yield Movement
Design Speed 20 MPH 20 MPH
Pedestrian Crossing Time 7.4 seconds 7.6 seconds
Traffic Lanes 2 lanes 2 lanes
Parking Lanes One side @ 8 feet marked Both sides @ 8 feet unmarked
Curb Radius 10 feet 10 feet
Walkway Type 5 foot Sidewalk 5 foot Sidewalk
Planter Type 7 foot continuous Planter 6 foot continuous Planter
Curb Type Curb Curb
Landscape Type Trees at 30’ o.c. Avg. Trees at 30’ o.c. Avg.
Transportation Provision BR BR
TABLE 5: Public Lighting. Lighting varies in brightness and also in the character of the fixture according to the Transect. The table
shows five common types. A listed set of streetlights corresponding to these types would be approved by the utility company and listed
on the page.
T1 T2 T3 T4 T5 T6 SD Specifications
Cobra Head
▪ ▪
Pipe
▪ ▪ ▪
Post
▪ ▪ ▪
Column
▪ ▪ ▪
Double Column
▪ ▪
TABLE 6: Public Planting. This table shows six common types of street tree shapes and their appropriateness within the Transect Zones.
The local planning office selects species appropriate for the bioregion.
T1 T2 T3 T4 T5 T6 SD Specific Lighting
Pole
▪ ▪ ▪ ▪ ▪ ▪
Oval
▪ ▪ ▪ ▪ ▪ ▪
Ball
▪ ▪ ▪ ▪ ▪ ▪
Pyramid
▪ ▪ ▪ ▪
Umbrella
▪ ▪ ▪ ▪
Vase
▪ ▪ ▪ ▪
TABLE 7: Private Frontages. The Private Frontage is the area between the building Facades and the Lot lines.
SECTION PLAN
LOT ► ◄ R.O.W. LOT ► ◄ R.O.W.
PRIVATE ► ◄ PUBLIC PRIVATE ► ◄ PUBLIC
FRONTAGE FRONTAGE FRONTAGE FRONTAGE
b. Porch & Fence: a planted Frontage wherein the Facade is set back from T3
the Frontage Line with an attached porch permitted to Encroach. A fence
at the Frontage Line maintains street spatial definition. Porches shall be T4
no less than 8 feet deep.
e. Stoop: a Frontage wherein the Facade is aligned close to the Frontage Line T4
with the first Story elevated from the Sidewalk sufficiently to secure privacy
for the windows. The entrance is usually an exterior stair and landing. This T5
type is recommended for ground-floor Residential use.
T6
f. Shopfront: a Frontage wherein the Facade is aligned close to the Frontage
Line with the building entrance at Sidewalk grade. This type is conventional
T4
for Retail use. It has a substantial glazing on the Sidewalk level and an
awning that may overlap the Sidewalk to within 2 feet of the Curb. Syn:
T5
Retail Frontage. T6
g. Gallery: a Frontage wherein the Facade is aligned close to the Frontage line T4
with an attached cantilevered shed or a lightweight colonnade overlapping
the Sidewalk. This type is conventional for Retail use. The Gallery shall be T5
no less than 10 feet wide and should overlap the Sidewalk to within 2 feet
of the Curb. T6
T2 T3 T4 T5 T6
Lot R.O.W.
Max. height
Lot R.O.W. N
Lot R.O.W.
4
Max. height Lot R.O.W.
N 3
Max. height Expression Line
Max. height
2 2 2
N
1 1 1
13
12
T6 T6 T6 Lot R.O.W.
Max. height
11
N 10
Lot R.O.W.
9 9
Max. height Stepback Stepback
8 8
Lot R.O.W. 8
7 7
7
Max. height
6 6 6 6
5 5 5 5
4 4 4 4
3 3 3 3
2 2 2 2
1 1 1 1
Stepbacks/Arcade Heights. The diagrams below show Arcade Frontages. Diagrams above apply to all other Frontages.
T6 T6 T6 T6 Lot R.O.W.
Max. height
N
13
12
Lot R.O.W.
11
Max. height
N 10
Lot R.O.W.
9 9
Max. height Stepback Stepback
8 8
Lot R.O.W. 8
7 7 7
Max. height Arcade max.
6 6 6 6
Arcade max.
5 5 5 5
Arcade max.
4 4 4 4
Arcade max.
3 3 3 3
2 2 2 2
1 1 1 1
TABLE 9: Building Disposition. This table approximates the location of the structure relative to the boundaries of each individual Lot, establishing
suitable basic building types for each Transect Zone.
a. Edgeyard: Specific Types - single family House, cottage, villa, estate house, urban villa. A building T2
that occupies the center of its Lot with Setbacks on all sides. This is the least urban of types as
the front yard sets it back from the Frontage, while the side yards weaken the spatial definition T3
of the public Thoroughfare space. The front yard is intended to be visually continuous with the
yards of adjacent buildings. The rear yard can be secured for privacy by fences and a well-placed T4
Backbuilding and/or Outbuilding.
b. Sideyard: Specific Types - Charleston single house, double house, zero lot line house, twin. A T4
building that occupies one side of the Lot with the Setback to the other side. A shallow Frontage
Setback defines a more urban condition. If the adjacent building is similar with a blank side wall, T5
the yard can be quite private. This type permits systematic climatic orientation in response to the
sun or the breeze. If a Sideyard House abuts a neighboring Sideyard House, the type is known
as a twin or double House. Energy costs, and sometimes noise, are reduced by sharing a party
wall in this Disposition.
c. Rearyard: Specific Types - Townhouse, Rowhouse, Live-Work unit, loft building, Apartment T4
House, Mixed Use Block, Flex Building, perimeter Block. A building that occupies the full Frontage,
leaving the rear of the Lot as the sole yard. This is a very urban type as the continuous Facade T5
steadily defines the public Thoroughfare. The rear Elevations may be articulated for functional
purposes. In its Residential form, this type is the Rowhouse. For its Commercial form, the rear T6
yard can accommodate substantial parking.
d. Courtyard: Specific Types - patio House. A building that occupies the boundaries of its Lot while T5
internally defining one or more private patios. This is the most urban of types, as it is able to shield
the private realm from all sides while strongly defining the public Thoroughfare. Because of its T6
ability to accommodate incompatible activities, masking them from all sides, it is recommended
for workshops, Lodging and schools. The high security provided by the continuous enclosure
is useful for crime-prone areas.
T2 T3 T4 T5 T6
a. RESIDENTIAL Restricted Residential: The number of Limited Residential:The number of dwell- Open Residential:The number of dwellings
dwellings on each Lot is restricted to one ings on each Lot is limited by the requirement on each Lot is limited by the requirement
within a Principal Building and one within of 1.5 parking places for each dwelling, a of 1.0 parking places for each dwelling, a
an Accessory Building, with 2.0 parking ratio which may be reduced according to the ratio which may be reduced according to the
places for each. Both dwellings shall be shared parking standards (See Table 11). shared parking standards (See Table 11).
under single ownership. The habitable area
of the Accessory Unit shall not exceed 440 sf,
excluding the parking area.
b. LODGING Restricted Lodging: The number of bed- Limited Lodging: The number of bedrooms Open Lodging: The number of bedrooms
rooms available on each Lot for lodging is available on each Lot for lodging is limited available on each Lot for lodging is limited
limited by the requirement of 1.0 assigned by the requirement of 1.0 assigned parking by the requirement of 1.0 assigned parking
parking place for each bedroom, up to five, places for each bedroom, up to twelve, places for each bedroom. Food service may
in addition to the parking requirement for in addition to the parking requirement for be provided at all times. The area allocated
the dwelling. The Lodging must be owner the dwelling. The Lodging must be owner for food service shall be calculated and
occupied. Food service may be provided in occupied.Food service may be provided in provided with parking according to Retail
the a.m. The maximum length of stay shall the a.m. The maximum length of stay shall Function.
not exceed ten days. not exceed ten days.
c. OFFICE Restricted Office: The building area avail- Limited Office: The building area available Open Office: The building area available
able for office use on each Lot is restricted to for office use on each Lot is limited to the first for office use on each Lot is limited by the
the first Story of the Principal or the Acces- Story of the principal building and/or to the requirement of 2.0 assigned parking places
sory Building and by the requirement of 3.0 Accessory building, and by the requirement per 1000 square feet of net office space.
assigned parking places per 1000 square of 3.0 assigned parking places per 1000
feet of net office space in addition to the square feet of net office space in addition to
parking requirement for each dwelling. the parking requirement for each dwelling.
d. RETAIL Restricted Retail: The building area avail- Limited Retail: The building area available Open Retail: The building area available
able for Retail use is restricted to one Block for Retail use is limited to the first Story of for Retail use is limited by the requirement of
corner location at the first Story for each buildings at corner locations, not more than 3.0 assigned parking places per 1000 square
300 dwelling units and by the requirement one per Block, and by the requirement of feet of net Retail space. Retail spaces under
of 4.0 assigned parking places per 1000 4.0 assigned parking places per 1000 1500 square feet are exempt from parking
square feet of net Retail space in addition square feet of net Retail space in addition requirements.
to the parking requirement of each dwelling. to the parking requirement of each dwelling.
The specific use shall be further limited to The specific use shall be further limited to
neighborhood store, or food service seating neighborhood store, or food service seating
no more than 20. no more than 40.
TABLE 11: Parking Calculations. The Shared Parking Factor for two Functions, when divided into the sum of the two amounts as listed on the
Required Parking table below, produces the Effective Parking needed for each site involved in sharing. Conversely, if the Sharing Factor is used as a
multiplier, it indicates the amount of building allowed on each site given the parking available.
3.0 / 1000 sq. ft. 3.0 / 1000 sq. ft. 2.0 / 1000 sq. ft. OFFICE 1 OFFICE
OFFICE
1.1 1.1
RETAIL 4.0 / 1000 sq. ft. 4.0 / 1000 sq. ft. 3.0 / 1000 sq. ft. RETAIL 1.4 1 1.4 RETAIL
1.2 1.7 1.7 1.2
CIVIC To be determined by Warrant 1.3 1 1.3
1.2 1.2
To be determined by Warrant 1
OTHER
a. RESIDENTIAL
T1 T2 T3 T4 T5 T6 SD f. OTHER: AGRICULTURE
T1 T2 T3 T4 T5 T6 SD
Mixed Use Block ▪ ▪ Grain Storage ▪ ▪ ▫
Flex Building ▪ ▪ ▪ Livestock Pen ▫ ▫ ▫
Apartment Building ▪ ▪ ▪ Greenhouse ▪ ▪ ▫ ▫
Live/Work Unit ▪ ▪ ▪ ▪ ▫ Stable ▪ ▪ ▫ ▫
Row House ▪ ▪ Kennel ▪ ▪ ▫ ▫ ▫ ▫ ▫
Duplex House ▪ ▪ f. OTHER: AUTOMOTIVE
Courtyard House ▪ ▪ Gasoline ▫ ▫ ▫ ▪
Sideyard House ▪ ▪ ▪ Automobile Service ▪
Cottage ▪ ▪ Truck Maintenance ▪
House ▪ ▪ ▪ Drive -Through Facility ▫ ▫ ▪
Villa ▪ Rest Stop ▪ ▪ ▫
Accessory Unit ▪ ▪ ▪ ▪ Roadside Stand ▪ ▪ ▫
b. LODGING
Billboard ▫ ▫
Hotel (no room limit) ▪ ▪ ▫ Shopping Center ▫
Inn (up to 12 rooms) ▫ ▪ ▪ ▪ Shopping Mall ▫
f. OTHER: CIVIL SUPPORT
Bed & Breakfast (up to 5 rooms) ▫ ▪ ▪ ▪ ▪
S.R.O. hostel ▫ ▫ ▫ ▫ ▫
Fire Station ▪ ▪ ▪ ▪ ▪
School Dormitory ▪ ▪ ▪ ▪
Police Station ▪ ▪ ▪ ▪
c. office
Cemetery ▪ ▫ ▫ ▪
Office Building ▪ ▪ ▪ ▫ Funeral Home ▪ ▪ ▪ ▪
Live-Work Unit ▪ ▪ ▪ ▪ ▫ Hospital ▫ ▫ ▪
d. RETAIL Medical Clinic ▫ ▪ ▪ ▪
Open-Market Building ▪ ▪ ▪ ▪ ▪ ▪ f. OTHER: EDUCATION
Retail Building ▪ ▪ ▪ ▫ College ▫ ▫ ▪
Display Gallery ▪ ▪ ▪ ▫ High School ▫ ▫ ▫ ▪
Restaurant ▪ ▪ ▪ ▫ Trade School ▫ ▫ ▪
Kiosk ▪ ▪ ▪ ▫ Elementary School ▫ ▪ ▪ ▪ ▪
Push Cart ▫ ▫ ▫ Other- Childcare Center ▪ ▪ ▪ ▪ ▪ ▫
Liquor Selling Establishment ▫ ▫ ▫ f. OTHER: INDUSTRIAL
a. Park: A natural preserve available for unstructured recreation. A park may be independent T1
of surrounding building Frontages. Its landscape shall consist of Paths and trails, meadows,
waterbodies, woodland and open shelters, all naturalistically disposed. Parks may be lineal, T2
following the trajectories of natural corridors. The minimum size shall be 8 acres. Larger parks
may be approved by Warrant as Special Districts in all zones. T3
b. Green: An Open Space, available for unstructured recreation. A Green may be spatially defined T3
by landscaping rather than building Frontages. Its landscape shall consist of lawn and trees, natu-
ralistically disposed. The minimum size shall be 1/2 acre and the maximum shall be 8 acres. T4
T5
c. Square: An Open Space available for unstructured recreation and Civic purposes. A Square T4
is spatially defined by building Frontages. Its landscape shall consist of paths, lawns and trees,
formally disposed. Squares shall be located at the intersection of important Thoroughfares. The T5
minimum size shall be 1/2 acre and the maximum shall be 5 acres.
T6
d. Plaza: An Open Space available for Civic purposes and Commercial activities. A Plaza shall be T5
spatially defined by building Frontages. Its landscape shall consist primarily of pavement. Trees
are optional. Plazas should be located at the intersection of important streets. The minimum T6
size shall be 1/2 acre and the maximum shall be 2 acres.
e. Playground: An Open Space designed and equipped for the recreation of children. A playground T1
should be fenced and may include an open shelter. Playgrounds shall be interspersed within
Residential areas and may be placed within a Block. Playgrounds may be included within parks T2
and greens. There shall be no minimum or maximum size.
T3
T4
T5
T6
T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
SD SPECIAL
dIStrict
a. ALLOCATION OF ZONES per Pedestrian Shed (applicable to Article 3 only) (see Table 16)
CLD requires no minimum 50% min 10 - 30% 20 - 40% not permitted not permitted
TND requires no minimum no minimum 10 - 30% 30 - 60 % 10 - 30% not permitted
RCD requires no minimum no minimum not permitted 10 - 30% 10 - 30% 40 - 80%
b. BASE RESIDENTIAL DENSITY (see Section 3.4)
By Right not applicable 1 unit / 20 ac avg. 2 units / ac. gross 4 units / ac. gross 6 units / ac. gross 12 units / ac. gross
By TDR by Variance by Variance 6 units / ac. gross 12 units / ac. gross 24 units / ac. gross 96 units / ac. gross
Other Functions by Variance by Variance 10 - 20% 20 - 30% 30 - 50% 50 - 70%
c. BLOCK SIZE
Block Perimeter no maximum no maximum 3000 ft. max 2400 ft. max 2000 ft. max 2000 ft. max *
d. THOROUGHFARES (see Table 3 and Table 4) * 3000 ft. max with parking structures
HW permitted permitted permitted not permitted not permitted not permitted
BV not permitted not permitted permitted permitted permitted permitted
AV not permitted not permitted permitted permitted permitted permitted
CS not permitted not permitted not permitted not permitted permitted permitted
DR not permitted not permitted permitted permitted permitted permitted
ST not permitted not permitted permitted permitted permitted not permitted
RD permitted permitted permitted not permitted not permitted not permitted
Rear Lane permitted permitted permitted permitted not permitted not permitted
Rear Alley not permitted not permitted permitted required required required
Path permitted permitted permitted permitted not permitted not permitted
Passage not permitted not permitted permitted permitted permitted permitted
Bicycle Trail permitted permitted permitted not permitted * not permitted not permitted
Bicycle Lane permitted permitted permitted permitted not permitted not permitted
Bicycle Route permitted permitted permitted permitted permitted permitted
e. CIVIC SPACES (see Table 13) * permitted within Open Spaces
Park permitted permitted permitted by Warrant by Warrant by Warrant
Green not permitted not permitted permitted permitted permitted not permitted
Square not permitted not permitted not permitted permitted permitted permitted
Plaza not permitted not permitted not permitted not permitted permitted permitted
Playground permitted permitted permitted permitted permitted permitted
f. LOT OCCUPATION
Disposition
Lot Width not applicable by Warrant 72 ft. min 120 ft. max 18 ft. min 96 ft. max 18 ft. min 180 ft. max 18 ft. min 700 ft. max
Lot Coverage not applicable by Warrant 60% max 70% max 80% max 90% max
g. SETBACKS - PRINCIPAL BUILDING (see Table 15)
(g.1) Front Setback (Principal) not applicable 48 ft. min 24 ft. min 6 ft. min 18 ft. max 2 ft. min 12 ft. max 2 ft. min 12 ft. max
(g.2) Front Setback (Secondary) not applicable 48 ft. min 12 ft. min 6 ft. min 18 ft. max 2 ft. min 12 ft. max 2 ft. min 12 ft. max
(g.3) Side Setback not applicable 96 ft. min 12 ft. min 0 ft. min 0 ft. min 24 ft. max 0 ft. min 24 ft. max
(g.4) Rear Setback not applicable 96 ft. min 12 ft. min 3 ft. min * 3 ft. min * 0 ft. min
Frontage Buildout not applicable not applicable 40% min 60% min 80% min 80% min
h. SETBACKS - OUTBUILDING (see Table 15)
(h.1) Front Setback not applicable 20 ft. min +bldg setback 20 ft. min +bldg setback 20 ft. min +bldg setback 40 ft. max from rear prop not applicable
(h.2) Side Setback not applicable 3 ft. or 6 ft. 3 ft. or 6 ft. 0 ft. min or 3 ft. 0 ft min not applicable
(h.3) Rear Setback not applicable 3 ft. min 3 ft. min 3 ft. 3 ft. max not applicable
i. BUILDING DISPOSITION (see Table 9)
Edgeyard permitted permitted permitted permitted not permitted not permitted
Sideyard not permitted not permitted not permitted permitted permitted not permitted
Rearyard not permitted not permitted not permitted permitted permitted permitted
Courtyard not permitted not permitted not permitted not permitted permitted permitted
j. PRIVATE FRONTAGES (see Table 7)
Configuration
Common Yard not applicable permitted permitted not permitted not permitted not permitted
Porch & Fence not applicable not permitted permitted permitted not permitted not permitted
Terrace or Dooryard not applicable not permitted not permitted permitted permitted not permitted
Forecourt not applicable not permitted not permitted permitted permitted permitted
Stoop not applicable not permitted not permitted permitted permitted permitted
Shopfront & Awning not applicable not permitted not permitted permitted permitted permitted
Gallery not applicable not permitted not permitted permitted permitted permitted
Arcade not applicable not permitted not permitted not permitted permitted permitted
k. BUILDING CONFIGURATION (see Table 8)
Principal Building not applicable 2 Stories max 2 Stories max 3 Stories max, 2 min 5 Stories max, 2 min 8 Stories max, 2 min
Outbuilding not applicable 2 Stories max 2 Stories max 2 Stories max 2 Stories max not applicable
l. BUILDING FUNCTION (see Table 10 &Table 12)
Function
Residential not applicable restricted use restricted use limited use open use open use
Lodging not applicable restricted use restricted use limited use open use open use
Office not applicable restricted use restricted use limited use open use open use
Retail not applicable restricted use restricted use limited use open use open use
ARTICLE 5
ARTICLE 2, 3, 4
T3 BUILDING CONFIGURATION
1. Building height shall be mea-
sured in number of Stories,
excluding Attics and raised
basements.
2. Stories may not exceed 14 feet
in height from finished floor to
finished ceiling, except for a first Max. height
floor Commercial function which N Max. height
must be a minumum of 11 ft with 2
a maximum of 25 feet.
3. Height shall be measured to the 1
1
eave or roof deck as specified
(see Table 1) on Table 8.
T4 BUILDING CONFIGURATION
1. Building height shall be mea-
sured in number of Stories,
excluding Attics and raised
basements.
2. Stories may not exceed 14 Max. height
feet in height from finished
floor to finished ceiling, except N
for a first floor Commercial
2 Max. height
function which must be a 2
minumum of 11 ft with a
maximum of 25 ft. 1
1
3. Height shall be measured
(see Table 1) to the eave or roof deck as
specified on Table 8.
l. BUILDING FUNCTION (see Table 10 & Table 12)
Residential limited use
Lodging limited use
SETBACKS - PRINCIPAL BLDG
Office limited use 1. The Facades and Elevations
Retail limited use of Principal Buildings shall be
distanced from the Lot lines
k. building configuration (see Table 8) as shown. (g.2)
Principal Building 3 stories max, 2 min 2. Facades shall be built along Corner Lot
the Principal Frontage to the (g.1) (g.4) Condition
Outbuilding 2 stories max. minimum specified width in
f. Lot occupation (see Table 14f) the table.
Lot Width 18 ft min 96 ft max Mid-Block
(g.1) (g.4) Condition
Lot Coverage 70% max (g.3)
i. BUILDING disposition (see Table 9)
Edgeyard permitted
Sideyard permitted
Rearyard permitted
Courtyard not permitted SETBACKS - OUTBUILDING
1. The Elevations of the Out-
g. SETBACKS - PRINCIPAL BUILDING (see Table 14g) (h.2)
building shall be distanced
(g.1) Front Setback Principal 6 ft. min. 18 ft. max. from the Lot lines as shown.
(g.2) Front Setback Secondary 6 ft. min. 18 ft. max Corner Lot
(h.1) (h.3) Condition
(g.3) Side Setback 0 ft. min.
(g.4) Rear Setback 3 ft. min.*
Frontage Buildout 60% min at setback Mid-Block
(h.1) (h.3) Condition
h. SETBACKS - OUTBUILDING (see Table 14h)
(h.2)
(h.1) Front Setback 20 ft. min. + bldg. setback
(h.2) Side Setback 0 ft. min. or 3 ft at corner
(h.3) Rear Setback 3 ft. min
T5 BUILDING CONFIGURATION
1. Building height shall be mea-
sured in number of Stories,
excluding Attics and raised Max. height
basements.
N
2. Stories may not exceed 14
feet in height from finished
3
floor to finished ceiling, except
for a first floor Commercial 2 min. Max. height
function which must be a 2
minumum of 11 ft with a
maximum of 25 ft. 1
1
3. Height shall be measured
(see Table 1) to the eave or roof deck as
specified on Table 8.
l. BUILDING FUNCTION (see Table 10 & Table 12) 4. Expression Lines shall be as
shown on Table 8.
Residential open use
Lodging open use
SETBACKS - PRINCIPAL BLDG
Office open use 1. The Facades and Elevations
Retail open use of Principal Buildings shall be
distanced from the Lot lines
k. building configuration (see Table 8) as shown.
Principal Building 5 stories max. 2 min. 2. Facades shall be built along (g.2)
the Principal Frontage to the
Outbuilding 2 stories max. minimum specified width in Corner Lot
the table. (g.1) (g.4)
f. Lot occupation (see Table 14f) Condition
Arcade permitted
3. Trash containers shall be
Refer to Summary Table 14
stored within the third Layer.
PARKING PROVISIONS
See Table 10 & Table 11
*or 15 ft. from center line of alley 1st 2nd 3rd
”N” stands for any Stories above those shown, up to Layer Layer Layer
the maximum. Refer to metrics for exact minimums 20 ft
and maximums
T6 BUILDING CONFIGURATION
1. Building height shall be mea- Max.
sured in number of Stories, height
excluding Attics and raised N
basements.
2. Stories may not exceed 14 feet 5
in height from finished floor to
finished ceiling, except for a 4
first floor Commercial Function
which must be a minumum 3
of 11 ft with with a maximum
of 25 ft. 2 min.
3. Height shall be measured to the
(see Table 1) eave or roof deck as specified 1
on Table 8.
l. BUILDING FUNCTION (see Table 10 & Table 12) 4. Stepbacks, Recess Lines, and
Extension Lines shall be as
Residential open use shown on Table 8.
Lodging open use
Office open use
Retail open use SETBACKS - PRINCIPAL BLDG
1. The Facades and Elevations
k. building configuration (see Table 8) of Principal Buildings shall be
distanced from the Lot lines
Principal Building 8 stories max. 2 min. as shown. (g.2)
Outbuilding N/A 2. Facades shall be built along
the Principal Frontage to the Corner Lot
f. Lot occupation (see Table 14f) minimum specified width in (g.1) Condition
(g.4)
Lot Width 18 ft. min 700 ft. max the table.
Lot Coverage 90% max Mid-Block
(g.1) (g.4) Condition
i. BUILDING disposition (see Table 9)
(g.3)
Edgeyard not permitted
Sideyard not permitted
Rearyard permitted
Courtyard permitted
c. BLOCK SIZE
Block Perimeter X
d. THOROUGHFARES
HW X
BV X
AV X
CS X
DR X
ST X
RD X
Rear Lane X
Rear Alley X
Path X
Passage X
Bicycle Trail X
Bicycle Lane X
Bicycle Route X
e. CIVIC SPACES
Park X
Green X
Square X
Plaza X
Playground X
f. LOT OCCUPATION
Disposition
Lot Width X
Lot Coverage X
h. BUILDING DisposItion
Edgeyard X
Sideyard X
Rearyard X
i. PRIVATE FRONTAGES
Configuration
Common Yard X
Porch & Fence X
Terrace, Dooryard X
Forecourt X
Stoop X
Shopfront X
Gallery X
Arcade X
Parking Lot X
j. BUILDING CONFIGURATION
Principal Building X
Outbuilding X
k. BUILDING FUNCTION
Function
Residential X
Lodging X
Office X
Retail X
3 3
2
2
Parking Lane
Moving Lane
1
1- Principal Building
1 1
2- Backbuilding
1-Radius at the Curb 3- Outbuilding
2-Effective Turning Radius (± 8 ft)
4 4
3rd layer
Secondary Frontage
2 1
4 4 4 3
20 feet
2nd layer
1-Frontage Line
3 3 2-Lot Line
Principal Frontage
1st layer
3-Facades
1 1 4-Elevations
1st layer
2nd & 3rd
layer
3 3
2
1
2
1-Front Setback
2-Side Setback
1 1 3-Rear Setback
DEFINITIONS
This Article provides definitions for terms in this Code that are technical in nature or
that otherwise may not reflect a common usage of the term. If a term is not defined
in this Article, then the CRC shall determine the correct definition. Items in italics
refer to Articles, Sections, or Tables in the SmartCode.
Bicycle Route (BR): a Thoroughfare suitable for the shared use of bicycles and
automobiles moving at low speeds.
Bicycle Trail (BT): a bicycle way running independently of a vehicular Thoroughfare.
Block: the aggregate of private Lots, Passages, Rear Alleys and Rear Lanes,
circumscribed by Thoroughfares.
Block Face: the aggregate of all the building Facades on one side of a Block.
Boulevard (BV): a Thoroughfare designed for high vehicular capacity and moderate
speed, traversing an Urbanized area. Boulevards are usually equipped with Slip
Roads buffering Sidewalks and buildings.
Brownfield: an area previously used primarily as an industrial site.
Bus Rapid Transit: a rubber tire system with its own right-of-way or dedicated
lane along at least 70% of its route, providing transit service that is faster than a
regular bus.
By Right: characterizing a proposal or component of a proposal for a Community
Plan or Building Scale Plan (Article 3, Article 4, or Article 5) that complies with the
SmartCode and is permitted and processed administratively, without public hearing.
See Warrant and Variance.
CLD or Clustered Land Development: a Community Unit type structured by a
Standard Pedestrian Shed oriented toward a Common Destination such as a general
store, Meeting Hall, schoolhouse, or church. CLD takes the form of a small settle-
ment standing free in the countryside. See Table 2 and Table 14a. (Syn: Hamlet,
Conservation Land Development, cluster)
CRC: Consolidated Review Committee.
Civic: the term defining not-for-profit organizations dedicated to arts, culture, educa-
tion, recreation, government, transit, and municipal parking.
Civic Building: a building operated by not-for-profit organizations dedicated to arts,
culture, education, recreation, government, transit, and municipal parking, or for
use approved by the legislative body.
Civic Parking Reserve: Parking Structure or parking lot within a quarter-mile of
the site that it serves. See Section 5.9.2.
Civic Space: an outdoor area dedicated for public use. Civic Space types are defined
by the combination of certain physical constants including the relationships among their
intended use, their size, their landscaping and their Enfronting buildings. See Table 13.
Civic Zone: designation for public sites dedicated for Civic Buildings and Civic
Space.
Commercial: the term collectively defining workplace, Office, Retail, and Lodging
Functions.
Common Destination: An area of focused community activity, usually defining the
approximate center of a Pedestrian Shed. It may include without limitation one or
more of the following: a Civic Space, a Civic Building, a Commercial center, or a
transit station, and may act as the social center of a neighborhood.
Common Yard: a planted Private Frontage wherein the Facade is set back from
the Frontage line. It is visually continuous with adjacent yards. See Table 7.
Community Unit: a regulatory category defining the physical form, Density, and
extent of a settlement. The three Community Unit types addressed in this Code are
CLD, TND, and RCD. Variants of TND and RCD for Infill (Article 4) are called Infill
TND and Infill RCD. The TOD Community Unit type may be created by an overlay
on TND or RCD.
Configuration: the form of a building, based on its massing, Private Frontage, and
height.
Consolidated Review Committee (CRC): Usually part of the Planning Office, a
CRC is comprised of a representative from each of the various regulatory agencies
that have jurisdiction over the permitting of a project, as well as a representative of
the Development and Design Center. See Section 1.4.3.
Corridor: a lineal geographic system incorporating transportation and/or Greenway
trajectories. A transportation Corridor may be a lineal Transect Zone.
Cottage: an Edgeyard building type. A single-family dwelling, on a regular Lot, often
shared with an Accessory Building in the back yard.
Courtyard Building: a building that occupies the boundaries of its Lot while internally
defining one or more private patios. See Table 9.
Curb: the edge of the vehicular pavement that may be raised or flush to a Swale.
It usually incorporates the drainage system. See Table 4A and Table 4B.
DDC: Development and Design Center.
Density: the number of dwelling units within a standard measure of land area.
Design Speed: is the velocity at which a Thoroughfare tends to be driven without
the constraints of signage or enforcement. There are four ranges of speed: Very
Low: (below 20 MPH); Low: (20-25 MPH); Moderate: (25-35 MPH); High: (above
35 MPH). Lane width is determined by desired Design Speed. See Table 3A.
Developable Areas: lands other than those in the O-1 Preserved Open Sector.
Development and Design Center (DDC): A component of the Planning Office
assigned to advise on the use of this Code and to aid in the design of the Com-
munities and buildings based on it.
Disposition: the placement of a building on its Lot. See Table 9 and Table 17.
Dooryard: a Private Frontage type with a shallow Setback and front garden or patio,
usually with a low wall at the Frontage Line. See Table 7. (Variant: Lightwell, light
court.)
Drive: a Thoroughfare along the boundary between an Urbanized and a natural
condition, usually along a waterfront, Park, or promontory. One side has the urban
character of a Thoroughfare, with Sidewalk and building, while the other has the
qualities of a Road or parkway, with naturalistic planting and rural details.
Driveway: a vehicular lane within a Lot, often leading to a garage. See Section 5.10
and Table 3B-f.
Edgeyard Building: a building that occupies the center of its Lot with Setbacks on
all sides. See Table 9.
Effective Parking: the amount of parking required for Mixed Use after adjustment
by the Shared Parking Factor. See Table 11.
Effective Turning Radius: the measurement of the inside Turning Radius taking
parked cars into account. See Table 17.
Elevation: an exterior wall of a building not along a Frontage Line. See Table 17.
See: Facade.
Lot Line: the boundary that legally and geometrically demarcates a Lot.
Lot Width: the length of the Principal Frontage Line of a Lot.
Main Civic Space: the primary outdoor gathering place for a community.The Main
Civic Space is often, but not always, associated with an important Civic Building.
Manufacturing: premises available for the creation, assemblage and/or repair of
artifacts, using table-mounted electrical machinery or artisanal equipment, and
including their Retail sale.
Meeting Hall: a building available for gatherings, including conferences, that accom-
modates at least one room equivalent to a minimum of 10 square feet per projected
dwelling unit within the Pedestrian Shed in which it is located.
Mixed Use: multiple Functions within the same building through superimposition
or adjacency, or in multiple buildings by adjacency, or at a proximity determined by
Warrant.
Net Site Area: all developable land within a site including Thoroughfares but exclud-
ing land allocated as Civic Zones.
Network Pedestrian Shed: a Pedestrian Shed adjusted for average walk times
along Thoroughfares. This type may be used to structure Infill Community Plans.
See Table 17.
Office: premises available for the transaction of general business but excluding
Retail, artisanal and Manufacturing uses. See Table 10.
Open Space: land intended to remain undeveloped; it may be for Civic Space.
Outbuilding: an Accessory Building, usually located toward the rear of the same
Lot as a Principal Building, and sometimes connected to the Principal Building by
a Backbuilding. See Table 17.
Park: a Civic Space type that is a natural preserve available for unstructured rec-
reation. See Table 13.
Parking Structure: a building containing one or more Stories of parking above
grade.
Passage (PS): a pedestrian connector, open or roofed, that passes between build-
ings to provide shortcuts through long Blocks and connect rear parking areas to
Frontages.
Path (PT): a pedestrian way traversing a Park or rural area, with landscape match-
ing the contiguous Open Space, ideally connecting directly with the urban Sidewalk
network.
Pedestrian Shed: An area that is centered on a Common Destination. Its size
is related to average walking distances for the applicable Community Unit type.
Pedestrian Sheds are applied to structure Communities. See Standard, Long,
Linear or Network Pedestrian Shed. (Syn: walkshed, walkable catchment.)
Planter: the element of the Public Frontage which accommodates street trees,
whether continuous or individual.
Plaza: a Civic Space type designed for Civic purposes and Commercial activities in
the more urban Transect Zones, generally paved and spatially defined by building
Frontages.
Principal Building: the main building on a Lot, usually located toward the Frontage.
See Table 17.
Principal Entrance: the main point of access for pedestrians into a building.
Principal Frontage: On corner Lots, the Private Frontage designated to bear the
address and Principal Entrance to the building, and the measure of minimum Lot
width. Prescriptions for the parking Layers pertain only to the Principal Frontage.
Prescriptions for the first Layer pertain to both Frontages of a corner Lot. See
Frontage.
Private Frontage: the privately held Layer between the Frontage Line and the
Principal Building Facade. See Table 7 and Table 17.
Public Frontage: the area between the Curb of the vehicular lanes and the Front-
age Line. See Table 4A and Table 4B.
RCD: see Regional Center Development.
Rear Alley (RA): a vehicular way located to the rear of Lots providing access to
service areas, parking, and Outbuildings and containing utility easements. Rear
Alleys should be paved from building face to building face, with drainage by inverted
crown at the center or with roll Curbs at the edges.
Rear Lane (RL): a vehicular way located to the rear of Lots providing access to
service areas, parking, and Outbuildings and containing utility easements. Rear
Lanes may be paved lightly to Driveway standards. The streetscape consists of
gravel or landscaped edges, has no raised Curb, and is drained by percolation.
Rearyard Building: a building that occupies the full Frontage Line, leaving the rear
of the Lot as the sole yard. See Table 9. (Var: Rowhouse, Townhouse, Apartment
House)
Recess Line: a line prescribed for the full width of a Facade, above which there is
a Stepback of a minimum distance, such that the height to this line (not the overall
building height) effectively defines the enclosure of the Enfronting public space.
Var: Extension Line. See Table 8.
Regional Center: Regional Center Development or RCD.
Regional Center Development (RCD): a Community Unit type structured by a Long
Pedestrian Shed or Linear Pedestrian Shed, which may be adjoined without buffers
by one or several Standard Pedestrian Sheds, each with the individual Transect
Zone requirements of a TND. RCD takes the form of a high-Density Mixed Use
center connected to other centers by transit. See Infill RCD, Table 2 and Table 14a.
(Var: town center, downtown. Syn: Regional Center)
Regulating Plan: a Zoning Map or set of maps that shows the Transect Zones, Civic
Zones, Special Districts if any, and Special Requirements if any, of areas subject
to, or potentially subject to, regulation by the SmartCode.
Residential: characterizing premises available for long-term human dwelling.
Retail: characterizing premises available for the sale of merchandise and food
service. See Table 10 and Table 12.
Retail Frontage: Frontage designated on a Regulating Plan that requires or recom-
mends the provision of a Shopfront, encouraging the ground level to be available
for Retail use. See Special Requirements.
Road (RD): a local, rural and suburban Thoroughfare of low-to-moderate vehicular
speed and capacity. This type is allocated to the more rural Transect Zones (T1-T3).
See Table 3A.
Rowhouse: a single-family dwelling that shares a party wall with another of the
same type and occupies the full Frontage Line. See Rearyard Building. (Syn:
Townhouse)
Rural Boundary Line: the extent of potential urban growth as determined by exist-
ing geographical determinants. The Rural Boundary Line is permanent.
Sector: a neutral term for a geographic area. In the SmartCode there are six specific
Sectors for regional planning that establish the legal boundaries for Open Space
and development.
Secondary Frontage: on corner Lots, the Private Frontage that is not the Principal
Frontage. As it affects the public realm, its First Layer is regulated. See Table 17.
Setback: the area of a Lot measured from the Lot line to a building Facade or
Elevation that is maintained clear of permanent structures, with the exception of
Encroachments listed in Section 5.7. See Table 14g. (Var: build-to-line.)
Shared Parking Factor: an accounting for parking spaces that are available to
more than one Function. See Table 11.
Shopfront: a Private Frontage conventional for Retail use, with substantial glazing
and an awning, wherein the Facade is aligned close to the Frontage Line with the
building entrance at Sidewalk grade. See Table 7.
Sidewalk: the paved section of the Public Frontage dedicated exclusively to pedes-
trian activity.
Sideyard Building: a building that occupies one side of the Lot with a Setback on
the other side. This type can be a Single or Twin depending on whether it abuts the
neighboring house. See Table 9.
Slip Road: an outer vehicular lane or lanes of a Thoroughfare, designed for slow
speeds while inner lanes carry higher speed traffic, and separated from them by a
planted median. (Syn: access lane, service lane)
Specialized Building: a building that is not subject to Residential, Commercial, or
Lodging classification. See Table 9.
Special District (SD): an area that, by its intrinsic Function, Disposition, or Configu-
ration, cannot or should not conform to one or more of the normative Community
Unit types or Transect Zones specified by the SmartCode. Special Districts may
be mapped and regulated at the regional scale or the community scale.
Special Flood Hazard Area: a designation by the Federal Emergency Management
Agency (FEMA) that may include the V (Velocity) Zones and Coastal A Zones
where building construction is forbidden, restricted, or contingent upon raising to
the Base Flood Elevation.
Special Requirements: provisions of Section 3.9, Section 4.7, and Section 5.3 of
this Code and/or the associated designations on a Regulating Plan or other map
for those provisions.
Square: a Civic Space type designed for unstructured recreation and Civic purposes,
spatially defined by building Frontages and consisting of Paths, lawns and trees,
formally disposed. See Table 13.
Standard Pedestrian Shed: a Pedestrian Shed that is an average 1/4 mile radius
or 1320 feet, about the distance of a five-minute walk at a leisurely pace. See
Pedestrian Shed.
Transect Zone (T-zone): One of several areas on a Zoning Map regulated by the
SmartCode. Transect Zones are administratively similar to the land use zones in
conventional codes, except that in addition to the usual building use, Density, height,
and Setback requirements, other elements of the intended habitat are integrated,
including those of the private Lot and building and Public Frontage. See Table 1.
Turning Radius: the curved edge of a Thoroughfare at an intersection, measured
at the inside edge of the vehicular tracking. The smaller the Turning Radius, the
smaller the pedestrian crossing distance and the more slowly the vehicle is forced
to make the turn. See Table 3B and Table 17.
Urban Boundary Line: the extent of potential urban growth as determined by
the projected demographic needs of a region. The Urban Boundary Line may be
adjusted from time to time.
Urbanism: collective term for the condition of a compact, Mixed Use settlement,
including the physical form of its development and its environmental, functional,
economic, and sociocultural aspects.
Urbanized: generally, developed. Specific to the SmartCode, developed at T-3
(Sub-Urban) Density or higher.
Variance: a ruling that would permit a practice that is not consistent with either a
specific provision or the Intent of this Code (Section 1.3). Variances are usually
granted by the Board of Appeals in a public hearing. See Section 1.5.
Warrant: a ruling that would permit a practice that is not consistent with a specific
provision of this Code, but that is justified by its Intent (Section 1.3). Warrants are
usually granted administratively by the CRC. See Section 1.5.
Work-Live: a Mixed Use unit consisting of a Commercial and Residential Func-
tion. It typically has a substantial Commercial component that may accommodate
employees and walk-in trade. The unit is intended to function predominantly as
work space with incidental Residential accommodations that meet basic habitability
requirements. See Live-Work. (Syn: Live-With.)
Yield: characterizing a Thoroughfare that has two-way traffic but only one effec-
tive travel lane because of parked cars, necessitating slow movement and driver
negotiation. Also, characterizing parking on such a Thoroughfare.
Zoning Map: the official map or maps that are part of the zoning ordinance and
delineate the boundaries of individual zones and districts. See Regulating Plan.
_____________________________________________
Henrik Tikkanen
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
TABLE AAR-1. BIOFUELS & • Bio-energy may be generated and supplied in the
CARBON SEQUESTRATION same area, reducing or eliminating the installation of
pipelines. Consolidated Agricultural Settlement (see
This table may be advisory only, or activated as regulatory
the v10 SmartCode) may be incentivized through
by the text on the preceding page.
the permitting of such facilities on the landowner's
existing farm or ranch.
Cellulosic Biofuels Grown on Marginal Crop and
• The jurisdiction can implement a TDR program to help
Pasture Lands
preserve existing and potential biofuel crop lands.
1. The program consists of market and/or regulatory incen-
tives for the cultivation of dedicated, non-food energy 5. Cellulosic biofuels reduce CO2e, the unit of measurement
crops in marginal agriculture, pasture, and abandoned used to compare the relative climate impact of the different
public and private land. greenhouse gases. (The CO2e quantity of any greenhouse
gas is the amount of carbon dioxide that would produce
2. While biomass energy can be derived from garbage,
the equivalent global warming potential.) On February 3,
wood, waste, landfill gases, and alcohol fuels, this program
2010, the EPA finalized new regulations for the National
is limited to plants approved, recommended, and/or certi-
Renewable Fuel Standard Program for 2010 and beyond.
fied by the Council on Sustainable Biomass Production
This program will increase the required volumes of renew-
(CSBP) Standards for dedicated energy products. These
able fuel to 36 billion gallons per year by 2022.
may include miscanthus, switchgrass, hemp, poplar, and
willow, though the first two contain the highest potential
for conversion into a biofuel or biodiesel. The program Carbon Sequestration Program Components
should not include biomass sources primarily used for the 1. The program consists of methodology for sequestering
generation of heat, especially those that emit significant carbon through tree planting on public and private land.
amounts of carbon dioxide, methane or nitrous oxide. 2. The program requires an agreement between a jurisdic-
2. The market incentives for the landowner / farmer for tion or an independent management entity representing
cellulosic biofuel cultivation consist of the potential revenue the jurisdiction, and individual private property owners
stream from harvesting biofuel crops from marginal lands. or public property agencies.
Public lands may be leased for private cultivation. Addi- 3. Each agreement requires that the landowner plant and
tional benefits include an increase in the ecological value maintain tree stands on a designated parcel or parcels pre-
of the land and protection from built development. approved by the jurisdiction. Each transaction benefits both
3. The program anticipates that, over the next ten years, parties: the landowner receives a revenue stream from the
cellulosic biofuel crops [e.g., switchgrass or miscanthus] jurisdiction based on the monetized carbon market value
that don't require deep tilling will begin to replace both of the permanent carbon sequestration, in total CO2e
corn-based biofuels and fossil-fuel fertilized conventional metric tons. Additional benefits include an increase in
row crops in the agricultural market place. the ecological value of the land and protection from built
4. The jurisdiction can provide both market and regulatory development.
incentives consisting of: 4. Each agreement requires the protection of the land from
• The development of a biorefinery facility that integrates any type of wood harvesting or adverse uses in perpetuity
cellulosic/biomass conversion processes and equip- using one of the following approaches:
ment to produce fuels, power, heat, and value-added • Purchase Carbon/No Harvest: Landowner plants
chemicals from biomass. Biorefineries will become trees and retains responsibility for crop maintenance
standard facilities for producing biologically-active up to 99 years with a guarantee of no timber harvest.
chemicals and materials from biomass. The jurisdic- Jurisdiction purchases carbon credits for 99 years,
tion may employ zoning and economic development renewable.
funding as incentives for the facility, and to create a • Lease/No Harvest: Jurisdiction's agent leases land for
market for local biofuel crop yields. 99 years usage, plants trees and retains responsibility
for crop maintenance for 99 years with a guarantee of
no timber harvest. Jurisdiction retains carbon rights
for 99 years, renewable. (continued)
Table AAR-1: Biofuels & Carbon Sequestration. This table provides ways of incorporating Cellulosic Biofluel production and Carbon Sequestra-
tion orchards and tree farms along the Transect.
T1 T2 T3 T4 T5 T6 SD Specific
▫ ▫
▫ ▫
▫ ▫ ▫
▫ ▫
▪ BY RIGHT
▫ BY WARRANT
• Donate/No Harvest: Landowner or jurisdiction's 9. The program requires verification and reporting protocols
agent plants trees. Landowner donates land in Year to assess the continued health and growth or productiv-
5 to a qualified land management agency or non- ity of each eco-parcel and certify periodic estimates of
profit; jurisdiction retains carbon rights for 99 years, sequestration values.
renewable. 10. Besides a formal program, trees can be "infilled" or
• Donate/Thin: Landowner or jurisdiction's agent plants planted along public rights-of-way as part of its urban
trees. Landowner donates land in Year 5 to a qualified forest program.
land management agency or non-profit; jurisdiction
retains carbon rights at least 99 years, renewable. Additional Program Considerations
• Lease/Harvest: Jurisdiction's agent leases land for 99 1. Both programs require customization, beginning with the
years usage, plants trees and retains responsibility for research of and adaptation to the environmental, economic,
crop maintenance up to 99 years with a guarantee of no political, and social context. They require initial research
timber harvest. Jurisdiction retains carbon rights up to in biogeochemistry, soil science, range management sci-
99 years. Forest is harvested between Year 71-100. ence, plant ecology and ecosystem ecology to determine
the best approach for long-term carbon storage in trees and
• For landowner of forest land, the “exercise price” soil, and for the production of periodic cellulosic biofuel
for each of these options is the present value of the wood, grasses, or non-food plants.
discounted capital costs associated with conducting
the specific activity. The “donate” option only can be 2. The programs can result in the creation and sustaining of
exercised in Project Year 5. The “Thin” option only multi-function, biologically diverse greenbelts, croplands,
can be exercised in Year 50 at the earliest. orchards, and forests around cities and within counties,
while incentivizing the reclamation, enhancement, and
5. The jurisdiction may develop a local mechanism to protection of marginal agriculture, pasture, and abandoned
secure the carbon credits derived from the sequestration. lands. The sequestration of carbon and the production of
For example, the city could develop a local "carbon bank" non-food biofuels will reduce atmospheric CO2e, while
for the sale, purchase, and transfer of carbon credits. the growing of cellulosic biofuels offers farmers a local
6. Transfer of Development Rights (TDR) may be consid- rotational or dedicated non-till crop. Combined with
ered to redirect urban growth away from sequestration or the development of a local biorefinery, the program can
"sending" areas and toward "receiving areas" appropriate provide a marketable biofuel product, and/or a source of
for sustainable development. The sending area landown- clean community energy.
ers receive compensation for preserving the sequestration 3. As a first step, a small demonstration project is recom-
land, and receiving area owners or developers experience mended to implement a program with minimal risk.
greater profits; the jurisdiction implements its sequestration
goals using little or no community funds.
7. The program requires, for each target region, an esti-
mate of the lands both suitable and available for long-term
tree planting, each landowner's commitment to fulfill the
program agreement, and the jurisdiction’s capacity to set
up, administer, and manage the program.
8. A minimum land area threshold of about 20 acres per
contract is recommended for accounting purposes, though
smaller parcels may be aggregated into larger, single hold-
ings. Tree stands may be grown in linear configurations
sufficiently wide to maintain a functional wind break,
habitat needs, visual screening, or "blow-over" protection
from shallow root species such as Douglas fir.
_____________________________________________
Jack Kemp
The Affordable Housing Incentives Module is regulatory. 1.X AFFORDABLE HOUSING Incentives
It is written with "shall" language to be inserted into the See also the notes for the Incentives Module, subsections
Base Code with little or no modification. 1.X.1a, g & h. Other incentives may be added particular to
The extent to which this content may be implemented the local situation. For example, if there are oversized lots
is subject to state law and local political support. If the in an area where the community supports adding afford-
municipality is unable to mandate these standards, they able housing, a subdivision incentive may be possible,
may be changed to "should" language, especially where whereby a property owner can create a substandard lot if
"shall" appears in colored text, or included in a separate it is dedicated to a deed-restricted affordable unit.
set of design guidelines. Municipalities may want to specify a percentage of afford-
able housing after which the incentives would apply.
It is important to design affordable units so that there is no
discernable outward difference between them and nearby
market rate units.
For more detailed policy provisions, see the Affordable
Housing Policy Guide at www.transect.org.
_____________________________________________
Eleanor Roosevelt
SMARTCODE MODULE TABLE OF CONTENTS
Municipality Author: Hurley-Franks & Associates
Draft: June 2, 2009
Regulation ....................................................................................................... 3
financing ........................................................................................................... 5
This document
is intended as
an introductory
educational piece to
encourage discussion
and implementation
of affordable housing
programs and policies.
It does not contain
regulatory language.
T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
DEVELOPMENT / MANAGEMENT
a. Affordable Housing Deed Covenants L M M M L HO N
b. Community Land Trust L M M M L R/HO N
c. Katrina Cottages M M M L R/HO D/G
d. Limited-Equity Condominium R R L M M HO N
e. Limited-Equity Cooperative R R L M M HO N
f. Manufactured Housing M L L R R/HO D/G
g. Single-Room Occupancy Buildings R L M M R N/G
FINANCING
a. Downpayment Assistance Programs A A M M A HO G
b. Fee Waivers A M M A A R/HO G
c. Historic Preservation Tax Credits A A M M M R G
d. Housing Trust Funds A A M M A R/HO G
e. Infill Incentives R R M M L R/HO G
f. Linkage Fees A A A M M R/HO G
g. Live Near Your Work Program R L M M M HO G
h. Location Efficient Mortgage L M M M HO G
i. Low Income Housing Tax Credits A A M M M R G
j. Real Estate Transfer Tax A A A M M R/HO G
KEY
Analysis of Tools Tenure Driver
R - Restricted: There may be significant R = Rental Refers to primary responsibility for initiating or
negative impacts or the tool may simply not managing.
HO = Homeownership
work in this context. The tool should be used
G = Government
only after detailed analysis and with clear
public support. D = Developer
N = Non-Profit Organization
L - Limited: There may be significant negative
impacts, the tool may have limited positive Note that the developer can be for-profit or
impacts in this context, or there may be nonprofit.
significant public opposition. Proceed with
caution.
T1 T2 T3 T4 T5 T6
a. Accessory Dwelling Units:
Permitting accessory dwelling units or “granny flats” not only allows for some lower-cost rental units to be
interspersed within a majority of homeownership units, it also provides extra income for the homeowner.
Accessory units can increase the diversity of income levels living in a neighborhood.
A M M L
www.mrsc.org/Publications/textadu.aspx
www.policylink.org/EDTK/HTF/action.html
b. Density Bonus:
Density bonuses permit increased density in exchange for development of affordable housing. Generally, density
bonus are 15-25%, but many cities have a flexible density bonus. Where there is a maximum percentage rate, the
city can negotiate a rate with a developer. The city must decide whether bonus units are dedicated only to affordable R L L M M
housing and whether they will include single-family developments in addition to multi-family housing projects.
www.huduser.org/rbc/newsletter/vol2iss4more.html
www.livableplaces.org/policy/densitybonus.html
e. Inclusionary Zoning:
Inclusionary zoning requires developers to dedicate a specific percentage of housing units for low income or
low-moderate income households. There should not be any outward qualitative difference in units. This can
be either mandatory or incentive-driven. The range of incentives may include fee waivers, density bonuses, or
variances. Inclusionary zoning may be combined with a voluntary fee-in-lieu program, providing the option of R L L L L
developing the housing or paying into a housing fund. Inclusionary zoning should be applied regionally or over
a relatively large geographic area, to avoid displacement effects.
www.policylink.org
www.realtor.org/libweb.nsf/pages/fg806
f. Modest Minimum Lot Sizes:
A modest minimum lot size allows more homes to be built on a specific plot of land, thereby increasing the ability to include
dedicated affordable housing in a development. Furthermore, modest lot sizes in a code generally aid in controlling all
R M M L L
homeownership costs, not just for the dedicated affordable units.
www.mrsc.org/Publications/textaht.aspx#smalllots
www.housingworksri.org/matriarch/MultiPiecePage.asp_Q_PageID_E_9_A_PageName_E_everythingbuilding
g. Rent Control:
Rent control is a legal mechanism that limits the amount of rent that can be charged and the percentage it may
be increased in a given year. Rent control laws are useful in tight housing markets where even renting housing
units is cost-prohibitive for many income levels. Rent control laws also deal with a landlord’s responsibility to
R R R L L
make repairs and negotiate lease renewals and the eviction process. The overall effect of rent control on the
functioning of housing markets is controversial.
www.real-estate-law.freeadvice.com/landlord_tenant/rent-control.htm
www.econlib.org/library/Enc/RentControl.html
h. Street Vacation:
A city can give a development an unused or unneeded street, alley or public-right-of-way, restricting the use to
affordable housing. Any street vacation should be analyzed carefully to avoid reducing connectivity. R L L M M
www.spokaneengineering.org/streetvacation.htm
www.seattle.gov/transportation/streetvacations.htm
i. Diverse Housing Types/Sizes:
Encouraging a mix of housing types and sizes will organically allow for diversity in the population of a neighborhood.
People of different generations and income groups will live in adjacent units, without a specific law or mandate
dictating who should live where. L M M L L
www.mrsc.org/Publications/textaht.aspx
http://www.policylink.org/site/c.lkIXLbMNJrE/b.5136725/k.EE25/All_Tools.htm
T1 T2 T3 T4 T5 T6
a. Affordable Housing Deed Covenants: A deed covenant is a signed document from a homeowner living
in an affordable housing unit, stipulating that when the current homeowner sells the property, it will stay
affordable in perpetuity. Deed covenants can be structured in various ways. Some prevent the homeowner
from building equity, while others allow the homeowner to benefit from some equity increase. L M M M L
www.landwatch.org/pages/issuesactions/housing/050101recommendations.htm
www.nhhfa.org/rl_docs/plandocs/HousingSolutions/Appendix/COVENANT.doc
b. Community Land Trust: A community land trust (CLT) is one mechanism that allows people to purchase
a house without purchasing the underlying land, making homeownership more affordable. The CLT is a
nonprofit, community-based organization whose mission is to provide affordable housing in perpetuity.
The CLT and the homeowner agree to a long-term lease agreement (typically 99 years). Among the
homeowner’s rights are the rights to privacy, the exclusive use of the property, and the right to bequeath
the property and the lease. The CLT has the right to purchase the house when and if the owner wants to
sell, based on a resale formula that balances the interests of the owner's profits with the long-term goals L M M M L
of the CLT to preserve housing affordability in perpetuity. In addition, if buildings become deteriorated,
the CLT can force repairs; if the homeowners are at risk for default, the CLT can and does act to forestall
the default.
www.policylink.org/site/c.lkIXLbMNJrE/b.5136895/k.7746/Community_Land_Trusts.htm
www.iceclt.org/clt
c. Katrina Cottages: Katrina Cottages were born from design charrettes following Hurricane Katrina. They
were designed to be an alternative to the temporary FEMA trailers. Katrina Cottages are affordable starter
homes that are safe and dignified. Many of the designs are expandable, so the cottage can grow with the
homeowner over time, or become an accessory building to a principal dwelling. M M M L
www.katrinacottages.com/index.html
www.katrinacottagehousing.org
f. Manufactured Housing: Manufactured housing maintains low cost per square foot, making it an attractive
affordable housing development option in areas with high construction costs. In order to protect community
character, zoning and building code permitting must also require appropriate urban design elements. M L L R
www.jchs.harvard.edu/publications/communitydevelopment/W02-11_apgar_et_al.pdf
www.frbsf.org/publications/community/investments/0508/assembly.pdf
g. Single-Room Occupancy (SRO) Buildings: SRO buildings typically shelter many at-risk people, such
as those suffering AIDS, homelessness, mental illness or drug/alcohol addiction. In theory, an SRO will
house people in single rooms, but in practice it varies from dormitory-style housing to private single
rooms, with shared facilities. They can be unpopular in the community, but they provide housing for a R L M M
percentage of the population that would not find housing elsewhere.
www.ccsro.org
T1 T2 T3 T4 T5 T6
a. Downpayment Assistance Programs: Often with a first-time homebuyer, the largest barrier to
homeownership is not the monthly mortgage payments but the down payment. Downpayment Assistance
Programs provide downpayment grants to the homebuyer. Typically these grants range from two to six
percent of the home’s sale price and depend on the maximum gift amount allowed by the lender. A A M M A
www.lendingtree.com/smartborrower/Down-payments/Down-payment-assistance-programs.aspx
www.nehemiahcorp.org/
b. Fee Waivers: Fee waivers or reductions are often applied to housing developments based on the
percentage of affordable housing units. The percentage of fee reduction usually depends on the
percentage of included affordable housing units. Typically, fee waivers or reductions are only for new
construction, but it is possible to apply them to larger scale rehabilitation projects. In some cases, these
programs are combined with employer incentives and location requirements to develop Live Near Your A M M A A
Work programs. (See g.)
www.ci.austin.tx.us/ahfc/smart_waivers.htm
www.oaklandnet.com/BlueRibbonCommission/PDFs/BlueRibbon11-WCLP.pdf
c. Historic Preservation Tax Credits: Historic Preservation Tax Credits (HPTC) is a federal program run
by the IRS and administered through the National Park Service and State Historic Preservation Offices.
The program gives a 20% tax credit for the certified rehabilitation of certified historic structures. The
project must involve substantial rehabilitation efforts and the structure itself must be depreciable (i.e.,
income-producing). The property must be retained by the owner for at least five years after the completion A A M M M
of the renovation.
www.nps.gov/history/hps/tps/tax/brochure1.htm
www.state.il.us/hpa/ps/taxcredits.htm
d. Housing Trust Funds: Housing trust funds are specific funds allocated by a public agency, such as the
city, county or state, that may only be used for housing. Typically, they serve the needs of low income
households (below 80% Area Median Income), but could also be used for other pre-determined special
needs groups. Housing trust funds are generally used for affordable housing development and construction
projects, but are sometimes used for rental assistance. The funds come from various public sources, A A M M A
which may include but are not limited to: real estate taxes and fees, developer fees, other taxes and fees,
repayments on loan programs, and interest from government-held and market-based accounts.
www.bpichicago.org/documents/RegionalToolKit.pdf
www.policylink.org/site/c.lkIXLbMNJrE/b.5137005/k.DB1/Housing_Trust_Funds.htm
e. Infill Incentives: Infill incentives are used to promote the redevelopment of vacant land or the rehabilitation
of properties in urbanized areas. Because sites like these are generally more difficult to acquire and
develop than greenfield sites, infill incentives seek to redress common development barriers. Incentives
may include fast tracking of permits, density bonuses, zoning waivers, fee waivers or reductions. R R M M L
www.policylink.org/site/c.lkIXLbMNJrE/b.5137445/k.A34D/Infill_Incentives.htm
www.mrsc.org/Subjects/Planning/infilldev.aspx
f. Linkage Fees: Linkage fees apply to areas where retail, industrial or office building growth is outpacing
residential growth, causing unaffordable housing. A fee is levied on the developer of a new commercial,
industrial or office property during the building permit application process. Proceeds from the fee finance
an affordable housing fund.
www.policylink.org/site/c.lkIXLbMNJrE/b.5136851/k.2F58/Commercial_Linkage_Strategies.htm A A A M M
www.bpichicago.org/documents/RegionalToolKit.pdf
T1 T2 T3 T4 T5 T6
g. Live Near Your Work Program: Live Near Your Work Programs may be administered through regional,
state or local agencies to encourage people to end long commutes and live near the workplace. In
expensive housing markets, it is important that blue-collar and essential service workers have access to
affordable housing. Many localities have set up programs to aid homebuyers in purchasing homes close R L M M M
to the workplace, often partnering with large local employers.
www.dnr.state.md.us/education/growfromhere/lesson15/MDP/LNYW.htm
www.mwcog.org/commuter2/employer/employer_live_near_your_work.htm
h. Location Efficient Mortgage: Location Efficient Mortgages (LEMs) allow urban homeowners to increase
borrowing capacity due to close proximity to public transit and neighborhood walkability. This reduces the
need for a car or multiple cars in households and thereby the expense of car ownership. LEMs support
homeownership in areas that are densely populated and are well served by public transit and other L M M M
services. Currently LEMs are only available in a few locations throughout the US.
www.locationefficiency.com/
www.nrdc.org/cities/smartGrowth/qlem.asp
i. Low Income Housing Tax Credits: Low Income Housing Tax Credits is a program run by the Internal
Revenue Service and administered at the state level by state finance housing agencies. Companies
invest in low income housing development projects and receive 10-year tax credits. Projects must be
new construction, rehabilitation, or acquisition and rehabilitation. To be eligible, a project must meet the
following criteria: 20% or more of the residential units are rent controlled and occupied by individuals
whose income is 50% or less of the Area Median Income (AMI), or 40% or more of the residential units
are rent controlled and occupied by individuals whose income is 60% or less of the AMI, and housing must A A M M M
be eligible to be affordable for 30 years. The IRS issues tax credits to the state housing finance agency,
which then reviews affordable housing development proposals and awards tax credits to the developer.
In exchange for further equity financing, the developer “sells” the tax credits to investors.
www.realtor.org/libweb.nsf/pages/fg720
www.danter.com/taxcredit/about.htm
www.hud.gov/offices/fheo/lihtcmou.cfm
j. Real Estate Transfer Tax: A real estate transfer tax is a tax collected by the local or state government
when a property changes owners. This helps discourage speculation in a gentrifying neighborhood. The
fees are directed to an affordable housing fund and to new services that benefit long-time residents.
www.policylink.org/site/c.lkIXLbMNJrE/b.5137597/k.80AA/Real_Estate_Transfer_Taxes.htm A A A M M
www.realtor.org/libweb.nsf/pages/fg717#topica
_____________________________________________
Robert Campbell
_____________________________________________
Bill Strickland
SMARTCODE BICYCLING MODULE TABLE OF CONTENTS
BICYCLING STANDARDS
1.3 INTENT
3.7 THOROUGHFARE STANDARDS
5.9 PARKING AND DENSITY CALCULATIONS
5.10 PARKING LOCATION STANDARDS
Additional Resources:
Bicycle Boulevard Planning and Design Guidebook, Ini-
tiative for Bicycle and Pedestrian Innovation <www.ibpi.
usp.pdx.edu/guidebook.php>
Cycle Tracks: Lessons Learned, Alta Planning + Design
<www.altaplanning.com/cycle+tracks.aspx>
FHWA Rails-With-Trails: Lessons Learned Report, Federal
Highway Administration <www.fhwa.dot.gov/environ-
ment/rectrails/rwt/>
BIKESAFE: Bicycle Countermeasure Selection System
<www.bicyclinginfo.org/bikesafe/>
Cities for Cycling, National Association of City Transporta-
tion Officials <www.nacto.org/workshops.html>
Table B1: Bikeway & Facility Type Summary - This table prescribes opportunities for the placement of Bikeways, facilities, and Countermeasures
across the Transect.
natural RURAL
T1 zone T2 zone T3 SUB-URBAN
zone T4 GENERAL
URBAN T5 URBAN
CENTER T6 URBAN
zone
Core
SD SPECIAL
dIStrict
zone zone
a. Bikeway Types
Shared Use Bicycle Trail permitted permitted permitted
Shared Use Bicycle Path permitted permitted permitted Warrant Warrant
Bicycle Lane (Conventional) permitted permitted permitted retrofit by Warrant retrofit by Warrant retrofit by Warrant Warrant
Shared Vehicular Lanes permitted permitted permitted permitted permitted permitted Warrant
b. Bicycle Parking
Bicycle Rack (standard) Warrant permitted permitted permitted permitted permitted Warrant
Bicycle Rack (decorative, public art) Warrant Warrant Warrant Warrant permitted permitted Warrant
Bicycle Shelter Warrant permitted permitted permitted permitted permitted Warrant
Shared Vehicular Lane Marking (Sharrow) permitted permitted permitted permitted Warrant
Physically-Separated Bicycle Lane Warrant Warrant retrofit by Warrant retrofit by Warrant retrofit by Warrant Warrant
Contra-Flow Bicycle Lane Warrant retrofit by Warrant retrofit by Warrant retrofit by Warrant Warrant
Buffered Bicycle Lane Warrant Warrant retrofit by Warrant retrofit by Warrant retrofit by Warrant Warrant
Bicycle Box Warrant retrofit by Warrant retrofit by Warrant retrofit by Warrant Warrant
Shoulder permitted permitted Warrant Warrant
Table B2: Bikeway Types - This table describes opportunities for the placement of several Bikeway types across the Transect. A Bicycle Route may
be comprised of any or all of these physical types. Bicycle Lanes should be used primarily for retrofit of existing overwide Thoroughfares.
a. (Shared use) T1 T2 T3 T3 T4 T5
Bicycle TRAIL
and
BICYCLE Path
b. BiCYCLE LAne
( in T4, T5, T6
T2 T3 T4 T5 T6 T2 T3 T4 T5 T6 T2 T3 T4 T5 T6 T2 T3 T4 T5 T6 T2 T3 T4 T5 T6
recommended
for retrofit only)
Bikeway Type Conventional Bicycle Lane (BLC) Bicycle Lane with Bicycle Box (BLX) Physically Sep. Bicycle Lane (BLP) Buffered Bicycle Lane (BLB) 2-way Buffered Bicycle Lane (BLB2)
Riding Surface Width 5 ft min. w/parking, 4ft min. w/o parking 5 ft min each way, box depth 14 ft 5 ft min/2 ft min barrier 5 ft min each way/2 ft min striped buffer 5 ft min each way/3 ft min striped buffer
Movement with traffic or Contra-flow with traffic with traffic or dual direction with traffic dual direction
Intersection Detailing signalized, dashed, Peg-a-Track, signalized, dashed, Peg-a-Track, signalized, dashed, Peg-a-Track, signalized, Peg-a-Track, colored, signalized, Peg-a-Track, colored,
colored, Bicycle Box colored, Bicycle Box colored, Bicycle Box Bicycle Box Bicycle Box
Bicycle Parking rack, Bicycle Shelter, Bicycle Station rack, Bicycle Shelter, Bicycle Station rack, Bicycle Shelter, Bicycle Station rack, Bicycle Shelter, Bicycle Station rack, Bicycle Shelter, Bicycle Station
c. Shared
Vehicular
T1 T2 T3 T3 T4 T5 T6 T3 T4
Lanes
Bikeway Type Shoulder (BLS) Shared Vehicular Lane w/ Sharrow (SL) Bicycle Boulevard (BB)
Riding Surface Width 6 ft min same as Vehicular Lane same as Vehicular Lane
Movement with traffic with traffic with traffic
Intersection Detailing signed, signalized signed, signalized signed, signalized
Bicycle Parking opportunistic, rack, Bicycle Shelter opportunistic, rack, Bicycle Shelter opportunistic, rack, Bicycle Shelter
BICYCLE PARKING REQUIREMENTS uses. Such plans or codes should also provide site planning
Bicycle Parking Requirements, as they are associated with standards that include rack/locker design and placement
Article 5 Building Scale Plans, are applicable to both New requirements, especially within the public frontage.These
Communities and Infill/Retrofit. details may be added to this Module as needed.
This table may be locally calibrated and incorporated into Because bicycling is not yet a popular mode of transporta-
the Building Function & Parking Calculations tables in tion in most North American contexts, Table B3 is geared
the base code. The goal is to provide the adequate facility towards cities with a bicycle mode share of 5% or less.
enhancement and the appropriate bicycle parking ratios (By comparison, as of late 2009 Copenhagen had a 37%
for the general land uses in each Transect Zone. bicycle mode share for commuting, and an even higher
Bicycle parking should not be calculated as a portion of share among city residents.) In places demonstrating a
automobile parking requirements because supply and higher mode share, higher bicycle parking ratios may
demand for that mode are not an adequate indicator of be needed. Bicycle parking ratios should be reviewed in
actual bicycle parking need. Furthermore, if a municipality conjunction with bicycle master plan updates, or at least
adopts automobile parking maximums, or later reduces every five years, to ensure that supply meets demand.
such parking requirements, the amount of bicycle parking
would also be reduced when the opposite may be neces-
sary. Therefore, bicycle parking ratios should be based on
Building Function (e.g., a gym needs more bicycle parking
than a lumberyard) and quantifiable indicators like unit
count, employee count, or building square footage. Table
B3 coordinates these elements for common land use types
across the Transect.
Transect Zones with higher densities and higher degrees
of mixed-use generally require higher ratios of bicycle
parking.
Civic Zones and some Special Districts, especially schools
and universities, vary widely in their placement and func-
tion, and with their large populations of active young people,
may attract heavy bicycle use. Therefore, the bicycle park-
ing ratios in Table B3 for these areas is very general, and
should be further calibrated to local conditions. The same
is also true for Transit Stops and Industrial Uses.
For small scale lodging, office, and retail buildings, bicycle
parking requirements may be waived if adequate and adja-
cent short and long term parking facilities are provided by
the municipality within the public frontage. Threshholds
should be locally calibrated.
While the provision of bicycle parking and shower
facilities are included in the LEED and LEED-ND rating
system, they are not required. Thus, municipalities with or
without LEED regulations should consider incentivizing
or rewriting land use codes to ensure that adequate bicycle
parking facilities are included where appropriate.
In general, a good bicycle parking plan should specify the
number of bicycle parking spaces by Building Function,
require long-term parking for all workplaces, transit sta-
tions and multi-unit residential or mixed-use buildings, and
require adequate short-term parking for almost all other land
Table B3: Bicycle Parking Requirements - This table prescribes minimum parking ratios within each Transect Zone and assumes a bicycle mode
share of 5% or less. Requirements may be met within the building, Private Frontage, Public Frontage, or a combination thereof.
T2 T3 T4 T5 T6
RESIDENTIAL
Single-Family no spaces required no spaces required n/a
Assembly Min. 2.0 spaces Min. 2.0 spaces Min. 2.0 spaces
1.0 / add. 20,000 sq. ft. 1.0 / add. 15,000 sq. ft. 1.0 / add. 10,000 sq. ft.
SCHOOL
Elementary/ Min. 2.0 spaces Min. 2.0 spaces Min. 2.0 spaces
High School 1.0 / add. 25 students 1.0 / add. 20 students 1.0 / add. 20 students
University
Min. 2.0 spaces Min. 2.0 spaces Min. 2.0 spaces
1.0 / add. 20 students 1.5 / add. 20 students 1.0 / add. 10 students
TRANSIT STATION TBD TBD TBD
T2 T3 T4 T5 T6
RESIDENTIAL
Single-Family no spaces required no spaces required n/a
RETAIL Min. 2.0 space, Min. 2.0 spaces Min. 2.0 spaces
1.0 / add. 10,000 sq. ft. 1.0 / add. 10,000 sq. ft. 1.0 / add. 10,000 sq. ft.
Assembly Min. 2.0 spaces Min. 2.0 spaces Min. 2.0 spaces
1.0 / add.20 employees 1.0 / add.20 employees 1.5 / add.10 employees
SCHOOL
Elementary/ Min. 2.0 spaces Min. 2.0 spaces Min. 2.0 spaces
High School 1.0 / add. 20 students 1.0 / add. 20 students 1.0 / add. 20 students
University
Min. 2.0 spaces Min. 2.0 spaces Min. 2.0 spaces
1.0 / add.15 students 1.5 / add. 10 students 1.5 / add. 10 students
TRANSIT STATION TBD TBD TBD
BICYCLE PARKING FACILITY TYPES Bicycle Rack: The most simple, recognizable, and effec-
Bicycle Parking Facility Types are applicable to both New tive form for short term parking is the "inverted U-rack."
Communities and Infill/Retrofit. They may be associated A single rack provides two bicycle parking spaces and
with either the Public Frontage (see the Bikeway Assem- allows the bicycle's frame to be secured with at least
blies of this Module) or private lots. two points of contact—a pre-requisite for all acceptable
Bicycle Parking is often excluded or insufficiently addressed bicycle rack types.
in the planning, urban design and development process. Bicycle Shelter: Shelters provide all-weather protection,
As a result, accessible, attractive, and lockable parking and are intended for longer term use within areas of higher
facilities for short and long term use are often undersup- intensity, like transit stops, fitness gyms, civic buildings
plied or poorly located. When done well, both private and and civic space, trail heads, and educational institutions.
public bicycle parking initiatives complement the Bikeway Shelters should be simple to use, well-lit, and highly rec-
network by encouraging more people to bicycle. Decision ognizable. Shelters also provide an opportunity to display
makers must take bicycle parking into consideration during a map of the regional and local bicycle network, as well
the initial planning and design process. as any other relevant information.
To be truly effective, bicycle parking solutions must take Bicycle Locker: Bicycle Lockers provide an all-weather,
the needs, behaviors, and preferences of people who high-security, and long term parking solution. Lockers
bicycle into account. Meeting these needs will encourage are ideal for transit stops, park and rides, civic buildings,
and increase bicycle use and avoid haphazard solutions educational institutions, and large apartment buildings/
that reinforce anarchic parking behavior, threaten bicycle commercial towers. Bicycle Lockers should be well-
security, and ultimately deter use. maintained and monitored.
Municipalities should create and oversee bicycle parking Bicycle Station: Stations provide the highest level of service
plans at the scale of the city and in conjunction with county for medium and long term parking. They are intended to
and/or state and owned rights-of-way and the officials who be regional hubs of bicycling activity and are therefore
oversee them. However, such plans should be implemented ideal for the most urban Transect Zone, T-6. Bicycle Sta-
and maintained at the scale of the neighborhood. Certain tions often include shower and changing facilities, bicycle
Special Districts, areas of high activity, and neighborhoods repair and rental, attended or automated parking, and food
of unique character may provide opportunities to make use and beverage services.
of bicycle parking facility designs that reinforce an existing
built or natural aesthetic, or help define a new one. So-called
Additional Resources:
"decorative" racks must be be readily identifiable and built
Bicycle Parking Guide, Association of Pedes-
to the same standards as other bicycle racks so that their
trian and Bicycle Professionals, 2010 <www.apbp.
design does not compromise the intended function.
org/?page=Publications>
Once implemented, bicycle parking must be well main-
tained, so that all parking areas remain clean, orderly and Bicycle Parking Manual, Danish Cyclists Federation, 2008
free of abandoned or vandalized bicycles. <www.dcf.dk/composite-848.htm>
Bicycle parking is to be allocated across the Transect by Bicycle Parking Guide, City of Cambridge, MA, 2008
type, but detailed in quantity and location by land use, <www.cambridgema.gov/cdd/et/bike/bike_pkng_bro-
demand, and building size. As an example, a civic space, chure.pdf>
a movie theatre, and a transit station may be in the same
Transect Zone, but each requires its own bicycle parking
solution. Regardless, bicycle parking must be placed as
close as possible to the associated destination, at least as
close as any related automobile parking.
Bicycle parking facility types and styles are numerous.
Several common types are shown in Table B4.
TABLE B4: Bicycle Parking Types. This table shows five common types of Bicycle Parking facilities. Standards should be calibrated to the
needs of each municipality.
T1 T2 T3 T4 T5 T6 SD Standards
Bicycle Rack (Inverted "U," post and ring, etc.) Racks shall be capable of securing
bicycles with at least two points of
contact. Simple, easily identifiable
forms should be used. Racks may be
▫ ▫ ▫ ▪ ▪ ▪ ▪ placed in the Private Frontage, Public
Frontage, or within buildings.
▪ By Right
▫ By Warrant
BICYCLE PARKING
GENERAL LOCATION STANDARDS
The placement and location of bicycle parking and other
end-of-trip facilities is crucial in making bicycling more
attractive and feasible. Bicyclists want to park as closely
and conveniently to their destination as possible. In this
regard, they are no different from motorists, as searching
for bicycle parking can be equally frustrating as searching
for motor vehicle parking. Short term facilities, like bicycle
racks and shelters, should be located as close as possible to
the destination(s) they serve. This is especially important
for public spaces served by retail uses and transit stops.
Long term parking, such as bicycle lockers and stations,
should also be as convenient as possible. However, the
protection from inclement weather and the enhanced level
of safety/service that long term facilities afford the user can
make up for a less convenient location. Similarly, shower,
changing rooms, and locker facilities need not be located
inside the destination they serve.
Table B5, which was adapted from the Danish Cycling
Federation's Guide to Bicycle Parking, demonstrates the
general relationship between short term and long term
parking, as well as the desired distance and level of service
required to meet the needs of bicyclists.
Table B5: Bicycle Parking - General Location Standards - This table prescribes the general relationship among the distance from parking facility
to destination, the parking duration, and the parking facility type provided.
24 hour/overnight parking
Locker
Parking Facility
4 hours
Time
2 hours
Day Parking
1 hours
Shelter
Short term
30 min.
10 min.
5 min.
Rack
0 15 30 50 75 100 125 150 200 250 300+
DEFINITIONS OF TERMS
Any of these Bicycle Module terms used in a calibration
of a SmartCode should be incorporated into Article 7 of
the base code. Some definitions appear here for terms that
are already in the base code (e.g., Bicycle Lane), but the
definitions in this Module are more specific. Calibrators
should modify any disparities according to local intent.
Key ST-57-20-BL
Thoroughfare Type
Right of Way Width
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Bikeway TYPES
Bicycle Trail (Shared Use): BT
Bicycle Path (Shared Use): BP
Bicycle Lane: BL
Conventional BLC
Buffered BLB
Buffered - Two-Way BLB2
Physically Separated BLP
Shoulder BLS
With Bicycle Box BLX
Shared Vehicular Lane: SL
Bicycle Boulevard: BB
TransitWay TYPES See TOD Module
Key ST-57-20-BL
Thoroughfare Type
Right of Way Width
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Bikeway TYPES
Bicycle Trail (Shared Use): BT
Bicycle Path (Shared Use): BP
Bicycle Lane: BL
Conventional BLC
Buffered BLB
Buffered - Two-Way BLB2
Physically Separated BLP
Shoulder BLS
With Bicycle Box BLX
Shared Vehicular Lane: SL
Bicycle Boulevard: BB
TransitWay TYPES See TOD Module
Key ST-57-20-BL
Thoroughfare Type
Right of Way Width
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Bikeway TYPES
Bicycle Trail (Shared Use): BT
Bicycle Path (Shared Use): BP
Bicycle Lane: BL
Conventional BLC
Buffered BLB
Buffered - Two-Way BLB2
Physically Separated BLP
Shoulder BLS
With Bicycle Box BLX
Shared Vehicular Lane: SL
Bicycle Boulevard: BB
TransitWay TYPES See TOD Module
Key ST-57-20-BL
Thoroughfare Type
Right of Way Width
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Bikeway TYPES
Bicycle Trail (Shared Use): BT
Bicycle Path (Shared Use): BP
Bicycle Lane: BL
Conventional BLC
Buffered BLB
Buffered - Two-Way BLB2
Physically Separated BLP
Shoulder BLS
With Bicycle Box BLX
Shared Vehicular Lane: SL
Bicycle Boulevard: BB
TransitWay TYPES See TOD Module
Bicycle Parking rack, Bicycle Shelter, Bicycle Locker, Bicycle Station rack, Bicycle Shelter, Bicycle Locker, Bicycle Station
Transitway Type See Transit Module See Transit Module
Key ST-57-20-BL
Thoroughfare Type
Right of Way Width
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Bikeway TYPES
Bicycle Trail (Shared Use): BT
Bicycle Path (Shared Use): BP
Bicycle Lane: BL
Conventional BLC
Buffered BLB
Buffered - Two-Way BLB2
Physically Separated BLP
Shoulder BLS
With Bicycle Box BLX
Shared Vehicular Lane: SL
Bicycle Boulevard: BB
TransitWay TYPES See TOD Module
Bicycle Parking rack, Bicycle Shelter, Bicycle Locker, Bicycle Station rack, Bicycle Shelter, Bicycle Locker, Bicycle Station
Transitway Type See Transit Module See Transit Module
_____________________________________________
Umberto Franzoi
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
3.5.X.d.vi
If a railing, wall or similar feature is provided as a safety
feature in the Waterside Frontage, it may be designed
without a flat surface at its top to prevent people and
objects from being knocked into the water. This decision
should be locally calibrated.
iii. Obstructions to movement that reduce the clear width of the Sidewalk shall
be approved by Warrant.
iv. In the absence of a Waterside Buffer or Tree Lawn, the Sidewalk shall
have a slight grade away from the Waterside edge to direct storm water
away from the Canal.
v. Within the Waterside Civic Frontage, the prescribed types of Public Planting
and Public Lighting shall be shown in Table 4a. Spacing may be adjusted
by Warrant to accommodate specific site conditions.
vi. The top of any railing should be at a constant elevation for the length of
the Waterside Frontage.
vii. If called for by Table 4a Waterside Civic Frontage or Table 13 Waterside
Civic Space, landscape and tree plantings within the Waterside Civic
Frontage shall conform to the standards of Section 3.7.3.
viii. Waterside Civic Frontage may function as a quay or dock with the provision
of boat or ship mooring infrastructure as part of the Waterside Frontage,
bulkhead or embankment.
e. Waterside Civic Space (CS) General to all zones T1, T2, T3, T4, T5, T6
i Waterside Civic Spaces shall be generally designed as described in Table
13a.
ii. Where it does not feature its own design for the waterfront, Waterside
Civic Space shall carry the design of adjacent Waterside Civic Frontage
across its extent.
a. Waterside Path: a beaten Path, cinder trail, or paved walkway. May consist of natural vegetation in simple
planter strips or a significant Waterside Buffer along the water.
T1
T2
T3
T4
b. Boardwalk: characterized by wooden or similarly styled planking; often on pilings or floating on pontoons.
A standard boardwalk is built on land with railings on one or both sides of the walkway and is generally
T1
positioned above a Bulkhead or embankment, but occasionally may extend over the water. . T4
T5
T6
c. Waterside Planter: features a Sidewalk and individual or continuous Waterside Planters and a metal, wood
or stone railing, parapet, columns or bollards, and/or a change in pavement along the water. Landscaping
T3
consists of trees of a single or alternating species aligned in a regularly spaced Allee. T4
T5
T6
d. Frontage Line Planter: features a Sidewalk, individual or continuous planters along the Frontage Line,
and a metal or stone railing, parapet, columns or bollards, and/or a change in pavement along the water.
T4
Landscaping consists of trees of a single or alternating species aligned in a regularly spaced Allee, sometimes
with other plantings.
T5
T6
e. Waterside Tree Wells: features a Sidewalk, Waterside Tree Wells, and a metal or stone railing, parapet,
columns or bollards, and/or a change in pavement along the water. Landscaping consists of trees of a single
T4
or alternating species aligned in a regularly spaced Allee. T5
T6
f. Canalwalk: features a wide to very wide Sidewalk and a metal, wood or stone railing, parapet, columns or
bollards, and/or a change in pavement along the water. May be combined with a Gallery or Arcade Private
T4
Frontage. T5
T6
g. Buffer: a vegetative Waterside Civic Frontage acting as a Buffer between a Thoroughfare, Lots, or Open
Spaces and the Bulkhead or embankment of the Canal. Landscaping consists of trees of a single or alternating
T2
species aligned in a regularly spaced allee or arrayed in naturalistic clusters in more rural conditions. May
include a metal, wood or stone railing, parapet, and/or columns or bollards. Onstreet parking is usually
T3
opposite the Waterside Frontage, on the building side. T4
h. Double Planter: features a central Walkway, a continuous Planter along the Curb, a continuous Waterside
Planter, and a metal, wood or stone railing, parapet, columns or bollards, and/or a change in pavement along
T2
the water. Landscaping consists of street trees of a single or alternating species aligned in a regularly spaced
Allee. Onstreet parking is usually opposite the Waterside Civic Frontage, on the building side.
T3
T4
i. Curbside Planter: features a Sidewalk, a continuous Planter along the Curb, and a metal or stone railing,
parapet, columns or bollards, and/or a change in pavement along the water. Landscaping consists of street
T3
trees of a single or alternating species aligned in a regularly spaced Allee. Onstreet parking is usually
opposite the Waterside Civic Frontage in lower Transect Zones, on the building side.
T4
T5
j. Curbside Tree Wells: features a Sidewalk, Tree Wells along the Curb, and a metal or stone railing, parapet,
columns or bollards, and/or a change in pavement along the water. Landscaping consists of street trees of
T4
a single or alternating species aligned in a regularly spaced Allee. Onstreet parking may be one-sided or
two-sided in higher Transect Zones.
T5
T6
k. Canalwalk: features a wide to very wide Sidewalk and a metal or stone railing, parapet, columns or bollards,
and/or a change in pavement along the water. Onstreet parking may be one-sided or two-sided in higher
T5
Transect Zones. T6
SECTION PLAN
LOT ► ◄ CANAL R.O.W. LOT ► ◄ CANAL R.O.W.
PRIVATE ► ◄ WATERSIDE PRIVATE ► ◄ WATERSIDE
FRONTAGE FRONTAGE FRONTAGE FRONTAGE
a. Yard & Private Dock: a planted Frontage wherein the Facade is set back
from the Frontage Line with an attached porch permitted to encroach. In the
T2
presence of adjacent yards, the front yard remains unfenced and is visually T3
continuous with the adjacent yards, supporting a common landscape. A
private dock provides space for the mooring of boats and may be parallel
or perpendicular to the shoreline.
b. Waterside Yard & Fence: a planted Frontage wherein the Facade is set
back from the Frontage Line to provide a yard and is separated from the
T3
Sidewalk with a short wall, fence or shrub row that provides spatial definition T4
to the Waterside Frontage.
c. Waterside Patio & Fence: the Facade is set back from the Frontage Line to
provide a patio and is separated from the Sidewalk with a short wall, fence
T3
or shrub row that provides spatial definition to the Waterside Frontage. T4
d. Waterside Terrace: the Facade is set back from the Frontage Line by an
elevated Terrace. This type buffers Residential use from urban Sidewalks
T4
and removes the private yard from public encroachment. A short wall, fence
or shrub row may be present to provide spatial definition to the Waterside
T5
Frontage. The Terrace type is suitable for conversion to outdoor cafes.
e. Direct Stoop: the Facade is aligned directly along the Frontage Line, adjacent
to the shoreline of a Canal. The entrance to the building is accessed by
T4
exterior steps and/or a landing or dock encroaching into the water. T5
f. Zaguan: the Facade is aligned directly along the Frontage Line, adjacent
to the shoreline of a Canal. A private passage leads into the building
T4
providing access to internal doors and/or a Thoroughfare, Alley, Passage
on the opposite side of the building or a Courtyard internal to the Block.
T5
The entrance to the building is accessed by exterior steps and/or a landing
or dock encroaching into the water.
a. Civic Basin: an Open Space available for unstructured recreation and Civic purposes. A Civic Basin is
organized around a Canal Basin and defined spatially by buildings and/or landscaping. Water features or
T4
public art are often located at the center of the basin. T5
T6
b. Waterside Square: an open space available for unstructured recreation and Civic purposes. A Waterside
Square is normally defined on two sides by building Frontages. Its landscape shall consist of paths, lawns,
T4
and trees, formally disposed. Waterside Square disposition serves to provide pedestrian connectivity
between the Public Frontage of a nearby Thoroughfare and the Waterside Frontage along a Canal. Public
T5
art is located at the center, most likely a water feature. T6
c. Cross Water Odeon: an open space available for unstructured recreation and Civic purposes. A Cross
Water Odeon utilizes both banks of a Canal and is spatially defined by buildings or landscape and vegetation.
T5
An audience side of terraced seating directs pedestrian attention toward a stage or civic building across T6
the water. Landscape shall consist primarily of pavement. The stage side functions as performance space
and may encroach over the water 20% of the width of the water body.
d. Waterside Plaza: an open space available for Civic Purposes and commercial activities. A Waterside
Plaza is normally defined on two sides by building Frontages. Its landscape shall consist primarily of
T5
pavement. Waterside Plaza disposition serves to provide pedestrian connectivity between the Public T6
Frontage of a nearby Thoroughfare and the Waterside Frontage along a Canal. Public art is located at the
center, most likely a water feature.
e. Waterside Staircase: a space designed to facilitate pedestrian movement from one elevation to another.
Civic Staircases always face the water and pedestrians should not be prevented from using the steps as
T5
seating space for unstructured recreation. Well-designed staircases provide steps and landings for sitting T6
and steps for traffic flow. Waterside Staircases serve to connect the Waterside Frontage along a Canal or
the edge of the water to adjacent Civic Spaces or Lots found at a different elevation.
f. Waterside Greenway: a linear Civic Space enfronting a Canal or other waterbody, available for unstructured
recreation and spatially defined by landscape rather than building Frontages. Usually includes shared use
T1
Paths and a Buffer along the Bulkhead or embankment. It may connect with more urban Promenades or T2
Esplanades, and may feature periodic Viewing Stations for overlooking the water.
T3
T4
h. Esplanade: a controlled pedestrian sequence similar in function to a Promenade that features adjacent
or integrated Plazas, Squares, Bikeways and/or in rare cases a vehicular Thoroughfare. Esplanades are
T4
more significant in design and width than Promenades. See Promenade. T5
T6
natural RURAL SUB-URBAN GENERAL URBAN URBAN CENTER URBAN Core SPECIAL
T1 zone T2 zone T3 zone T4 zone T5 zone T6 zone SD dIStrict
i. Lots Enfronting a Waterside Thoroughfare i. Lots Enfronting a Waterside Thoroughfare (Class 1 Canal)
3rd Layer
Secondary Frontage
20 feet
2nd Layer
Waterside Frontage
Waterside Frontage
2nd & 3rd
1st Layer
Layer
Canal
Waterside
Civic Zone
ii. Lots Enfronting Waterside Civic Frontage and a Thoroughfare ii. Lots Enfronting Waterside Civic Frontage (Class 1 Canal)
Waterside Frontgae
Canal
2nd & 3rd
1st Layer
Layer
Waterside
Civic Zone
iii. Lots Enfronting Waterside Civic Frontage iii. Lots Enfronting Waterside Civic Frontage (Class 2 - Irrigation Canal)
3rd Layer
Secondary Frontage
20 feet
2nd Layer
Maintenance
Waterside Frontage
Waterside Frontage
Easement
Easement
Canal
Waterside
2nd & 3rd
1st Layer
Layer
Civic Zone
Basin: an area alongside or at the end of a Canal, wider than the general width of the Canal, designed
for the mooring or turning of boats without impeding the progress of other water traffic.
Bulkhead: a retaining wall or riprap revetment constructed along a shoreline to control scour, water
and ice erosion.
Buffer: a vegetated area, including trees, shrubs, and/or other herbaceous vegetation, that exists
or is established to protect a stream system, lake, reservoir, coastal estuarine area or Canal.
Canal: an artificial linear waterway or artificially improved river used for travel, recreation, shipping,
or irrigation that is between 20 and 300 feet in width.
Civic Basin: a Civic Space type for unstructured recreation, enfronting a Basin.
Cross Water Odeon: a Civic Space type enfronting both banks of a Canal for Civic purposes and
public theatrical productions.
Esplanade: a controlled pedestrian sequence designed to be an aesthetic experience. Esplanades
are more significant in design and width than Promenades. See Promenade.
Frontage, Principal: the Frontage facing the public space such as a Thoroughfare or Canal of
higher pedestrian importance and designated to bear the address and the Principal Entrance to the
Building.
Frontage, Secondary: the Frontage facing the public space such as a Thoroughfare or Canal that
is of lesser pedestrian importance.
Frontage Line: a Lot line bordering a Public Frontage, Waterside Frontage, or Canal. Facades
facing Frontage Lines define the public realm and are therefore more regulated than the Elevations
facing other Lot lines. See Table 17.
Promenade: a controlled pedestrian sequence designed to be an aesthetic experience.
Public Mooring Area: a publicly accessible embankment or Bulkhead for the mooring or anchoring
of boats.
Viewing Station: a platform, deck or bumpout for scenic viewing.
Waterside: adjacent to a Canal or other waterbody.
Waterside Civic Frontage: the area dedicated for public use between the Curb of a Vehicular Lane
and the Bulkhead or embankment of a Canal, or between a Frontage Line and the Bulkhead or
embankment of a Canal.
Waterside Civic Space: Open Space dedicated as a publicly accessible waterfront including a
Canal or other waterbody.
Waterside Greenway: a linear Civic Space type enfronting a Canal or other waterbody, available
for unstructured recreation and non-vehicular commuting.
Waterside Staircase: a Civic Space type enfronting a Canal or other waterbody that provides
pedestrian movement from one elevation to another, unstructured recreation, and/or audience seat-
ing on steps.
Zaguan: a Private Frontage featuring an entryway passage leading to internal doorways for one or
more private residences.
_____________________________________________
Only connect!
E.M. Forster
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
RL-24-12 RA-24-24
Thoroughfare Type Rear Lane Rear Alley
Transect Zone Assignment T3 T4, T5, T6
Right-of-Way Width 24 feet 24 feet
Pavement Width 12 feet 24 feet
Movement Yield Movement Slow Movement
Design Speed 10 MPH 10 MPH
Pedestrian Crossing Time 3.5 seconds 7 seconds
Traffic Lanes n/a n/a
Parking Lanes None None
Curb Radius Taper Taper
Walkway Type None None
Planter Type None None
Curb Type Inverted Crown Inverted Crown
Landscape Type None None
Transportation Provision None None
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
RD-50-14 RD-50-18
Thoroughfare Type Road Road
Transect Zone Assignment T1, T2, T3 T1, T2, T3
Right-of-Way Width 50 feet 50 feet
Pavement Width 14 feet 18 feet
Movement Yield Movement Slow Movement
Design Speed 15 MPH 15 MPH
Pedestrian Crossing Time 4 seconds 5.1 seconds
Traffic Lanes 2 lanes 2 lanes
Parking Lanes None None
Curb Radius 25 feet 25 feet
Walkway Type Path optional Path optional
Planter Type Continuous Swale Continuous Swale
Curb Type Swale Swale
Landscape Type Trees clustered Trees clustered
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
RD-50-24 ST-40-19
Thoroughfare Type Road Street
Transect Zone Assignment T1, T2, T3 T5, T6
Right-of-Way Width 50 feet 40 feet
Pavement Width 24 feet 19 feet
Movement Slow Movement Slow Movement
Design Speed 20 MPH 20 MPH
Pedestrian Crossing Time 6.8 seconds 5.4 seconds
Traffic Lanes 2 lanes 1 lane
Parking Lanes None One side @ 7 feet marked
Curb Radius 25 feet 15 feet
Walkway Type Path optional 13/8 foot Sidewalk
Planter Type Continuous Swale 4x4’' tree well
Curb Type Swale Curb
Landscape Type Trees clustered Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
ST-50-26 ST-50-28
Thoroughfare Type Street Street
Transect Zone Assignment T4, T5, T6 T4, T5, T6
Right-of-Way Width 50 feet 50 feet
Pavement Width 26 feet 28 feet
Movement Free Movement Yield Movement
Design Speed 20 MPH 20 MPH
Pedestrian Crossing Time 7.4 seconds 7.6 seconds
Traffic Lanes 2 lanes 2 lane
Parking Lanes One side @ 8 feet marked Both sides @ 8 feet unmarked
Curb Radius 10 feet 10 feet
Walkway Type 5 foot Sidewalk 5 foot Sidewalk
Planter Type 7 foot continuous Planter 6 foot continuous Planter
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
ST-50-30 ST-60-34
Thoroughfare Type Street Street
Transect Zone Assignment T3, T4 T3, T4, T5
Right-of-Way Width 50 feet 60 feet
Pavement Width 30 feet 34 feet
Movement Slow Movement Slow Movement
Design Speed 20 MPH 20 MPH
Pedestrian Crossing Time 8.5 seconds 9.7 seconds
Traffic Lanes 2 lanes 2 lanes
Parking Lanes Both sides @ 7 feet unmarked Both Sides @ 7 feet marked
Curb Radius 10 feet 15 feet
Walkway Type 5 foot Sidewalk 6 foot Sidewalk
Planter Type 5 foot continuous Planter 7 foot continuous Planter
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
CS-50-22 CS-55-29
Thoroughfare Type Commercial Street Commercial Street
Transect Zone Assignment T5, T6 T5, T6
Right-of-Way Width 50 feet 55 feet
Pavement Width 22 feet 29 feet
Movement Slow Movement Slow Movement
Design Speed 20 MPH 20 MPH
Pedestrian Crossing Time 6.2 seconds 8.2 seconds
Traffic Lanes 1 lane 1 lane
Parking Lanes One side @ 8 feet marked Both sides @ 7 feet marked
Curb Radius 15 feet 15 feet
Walkway Type 18/10 foot Sidewalk 13 foot Sidewalk
Planter Type 4x4’' tree well 4x4’' tree well
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
CS-60-34 CS-80-44
Thoroughfare Type Commercial Street Commercial Street
Transect Zone Assignment T5, T6 T5, T6
Right-of-Way Width 60 feet 80 feet
Pavement Width 34 feet 44 feet
Movement Slow Movement Free Movement
Design Speed 20 MPH 25 MPH
Pedestrian Crossing Time 9.7 seconds 8 seconds at corners
Traffic Lanes 2 lanes 2 lanes
Parking Lanes Both sides @ 7 feet marked Both sides @ 8 feet marked
Curb Radius 10 feet 10 feet
Walkway Type 13 foot Sidewalk 18 foot Sidewalk
Planter Type 4x4’' tree well 4x4’' tree well
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
CS-80-54 CS-100-64
Thoroughfare Type Commercial Street Commercial Street
Transect Zone Assignment T5, T6 T5, T6
Right-of-Way Width 80 feet 100 feet
Pavement Width 54 feet 64 feet
Movement Slow Movement Slow Movement
Design Speed 25 MPH 25 MPH
Pedestrian Crossing Time 5.7 seconds at corners 8.5 seconds at corners
Traffic Lanes 2 lanes 2 lanes
Parking Lanes Both sides angled @ 17 feet marked Both sides angled @ 17 feet marked
Curb Radius 10 feet 10 feet
Walkway Type 13 foot Sidewalk 18 foot Sidewalk
Planter Type 4X4’ tree well 4X4’ tree well
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
AV-75-40 AV-90-56
Thoroughfare Type Avenue Avenue
Transect Zone Assignment T3, T4, T5 T3, T4, T5
Right-of-Way Width 75 feet 90 feet
Pavement Width 40 feet total 56 feet total
Movement Slow Movement Slow Movement
Design Speed 25 MPH 25 MPH
Pedestrian Crossing Time 5.7 seconds - 5.7 seconds 5.7 seconds - 5.7 seconds at corners
Traffic Lanes 2 lanes 4 lanes
Parking Lanes Both sides @ 8 feet marked Both sides @ 8 feet marked
Curb Radius 10 feet 10 feet
Walkway Type 6 foot Sidewalk 6 foot Sidewalk
Planter Type 7 foot continuous Planter 7 foot continuous Planter
Curb Type Curb or Swale Curb or Swale
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
BV-115-33 BV-125-43
Thoroughfare Type Boulevard Boulevard
Transect Zone Assignment T5, T6 T5, T6
Right-of-Way Width 115 feet 125 feet
Pavement Width 20 feet - 33 feet - 20 feet 20 feet - 43 feet - 20 feet
Movement Free Movement (inner lanes) Free Movement (inner lanes)
Design Speed 35 MPH 35 MPH
Pedestrian Crossing Time 5.7 seconds - 9.4 seconds - 5.7 seconds 5.7 seconds - 12.2 seconds - 5.7 seconds
Traffic Lanes 3 lanes, one turning lane & two one-way slip roads 4 lanes & two one-way slip roads
Parking Lanes 8 feet 8 feet
Curb Radius 10 feet 10 feet
Walkway Type 6 foot Sidewalk 6 foot Sidewalk
Planter Type 7 foot continuous Planter 7 foot continuous Planter
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV
Avenue: AV
Commercial Street: CS
Drive: DR
Street: ST
Road: RD
Rear Alley: RA
Rear Lane: RL
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
BV-135-33 BV-135-53
Thoroughfare Type Boulevard Boulevard
Transect Zone Assignment T5, T6 T5, T6
Right-of-Way Width 135 feet 135 feet
Pavement Width 30 feet - 33 feet - 30 feet 20 feet - 53 feet - 20 feet
Movement Free Movement Free Movement
Design Speed 35 MPH 35 MPH
Pedestrian Crossing Time 8.5 seconds - 9.4 seconds - 8.5 seconds 5.7 seconds - 15.1 seconds - 5.7 seconds
Traffic Lanes 3 lanes, one turning lane & two one-way slip roads 5 Lanes, one turning lane & two one-way slip roads
Parking Lanes 8 feet 8 feet
Curb Radius 10 feet 10 feet
Walkway Type 6 foot Sidewalk 6 foot Sidewalk
Planter Type 7 foot continuous Planter 7 foot continuous Planter
Curb Type Curb Curb
Landscape Type Trees at 30' o.c. Avg. Trees at 30' o.c. Avg.
Transportation Provision see Bicycling Module see Bicycling Module
__________________________________________
TABLES:
©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2 M3
SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
The tables are also advisory unless activated by text.
MA4 ©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2
SmartCode Module CRIME PREVENTION
1.3 INTENT
1.3.1 The Region
i. That crime prevention strategies should be evenly implemented throughout the
region to prevent Displacement.
1.3.2 The Community
i. That crime prevention strategies should be evenly implemented throughout each
neighborhood to prevent Displacement.
Article 2. REGIONAL SCALE PLANS
2.1 INSTRUCTIONS
2.1.5 Guidance from Crime Prevention Through Environmental Design (“CPTED”) profes-
sionals should be provided during the preparation of Regional Plans.
3.1 INSTRUCTIONS
3.1.8 New Community Plans shall include a CPTED-based Risk Assessment report, to
be submitted with preliminary site plans. The CRC shall determine the review entity
for the Risk Assessment.
3.X. CRIME PREVENTION
3.X.1 General to all zones T1, T2, T3, T4, T5, T6 and SD
a. New Communities and their buildings, Private Frontages, Thoroughfares and
Civic Spaces should be designed and constructed using CPTED principles and
techniques, as provided in Section 5.X Crime Prevention and on Table CP-1 and
Table CP-2.
b. Crime prevention methods should not conflict with Section 1.3 Intent.
c. If water retention areas, including swales, are fenced for child safety or habitat
protection, fencing shall be visually permeable.
3.X.2 Specific to zones T3, T4, T5, T6
a. A block should be designed for rapid future adaptation to a securable perimeter
using barriers that seal gaps between buildings at or near their Facades. Such
barriers may include, but are not limited to, fences, gates, or Barrier Plants.
b. Rear Alleys and Rear Lanes shall be potentially securable at both ends.
c. Trees in the Public Frontage shall be trimmed to create a six feet minimum clear
area above ground.
3.X.3 Specific to zones T4, T5, T6
d. Berms are not permitted in the Public Frontage.
3.X.4 Specific to Civic Spaces
a. Civic Spaces should be located to be generally visible from one or more of the
windows of their enfronting buildings.
b. Trees in Greens, Squares, Pocket Parks, and Plazas shall be trimmed to create
a six feet minimum clear area above ground.
c. Trees in Parks within 20 feet of a walkway or bikeway should be trimmed to
create a six feet minimum clear area above ground.
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SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
The tables are also advisory unless activated by text.
3.X.2 cont.
upon customers from outside the neighborhood. It under-
mines the notion of public space, including public streets
and civic freedom. It undermines connectivity between
neighborhoods and therefore transportation options.
MA6 ©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2
SmartCode Module CRIME PREVENTION
4.1 INSTRUCTIONS
4.1.X Infill Regulating Plans shall include a CPTED-based Risk Assessment report, to be
submitted with preliminary site plans.
4.1.3 x. locations at risk for crime where CPTED techniques are advised or required,
as determined by the Consolidated Review Committee based on a Risk Assess-
ment.
©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2 M7
SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
The tables are also advisory unless activated by text.
MA8 ©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2
SmartCode Module CRIME PREVENTION
©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2 M9
SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
The tables are also advisory unless activated by text.
Table CP-1 . MULTI-UNIT RESIDENTIAL AND the street,” making a place risky for offenders who wish
MIXED-USE BUILDINGS. to commit crime with impunity. Public areas are safer if
The Crime Prevention Through Environmental Design they are visible to legitimate users and observers of those
(CPTED) program addresses 14 principles. Some are spaces, and if it is also obvious to would-be criminals that
oriented toward a positive result, while others are named they can be seen. Crimes against people usually take place
for negative conditions. As the SmartCode is primarily a in areas hidden from view; victims accosted in public view
prescriptive code, this table and Table CP-2 are marked may be taken to secluded areas. Citizens in the street feel
with the five positive principles described in these notes. safer if they can see and be seen by other people. Creating
Two other positive principles, Land Use Mix and Con- clear sightlines through thoroughfare design, landscap-
nectivity, are not included here because they already apply ing, lighting, and site design optimizes the potential for
to normative urbanism at all scales of development, and natural surveillance. Porches and transparent windows
should be assumed to be present or planned for all inhabited facing public thoroughfares and civic spaces are especially
Transect Zones. effective. Natural Surveillance is different from Formal
Surveillance, e.g., organized surveillance (security patrols
For information about all 14 principles, see Safe Growth
including Neighborhood Watch groups) and mechanical
and CPTED in Saskatoon, Crime Prevention Through
surveillance (closed circuit television). Those methods may
Environmental Design Guidelines: an Illustrated Guide to
ultimately be required in some places; however, Natural
Safer Development in Our Community, by Gregory Saville
Surveillance based on the SmartCode and CPTED methods
AlterNation LLC., and Elisabeth Miller City of Saskatoon
should make them unnecessary.
Planning and Development (Saskatoon, Saskatchewan,
Canada. June 2010). Activity Support is the concept of filling an area with
legitimate users by facilitating and scheduling activities
Territoriality is the concept of creating and fostering places
like sporting events, outdoor music, block parties, flea
that are adopted by the legitimate users of the space (i.e.,
markets, farmers’ markets, mural painting, etc. Both
they take ownership), making it less likely for people to
regularly scheduled and randomly occurring activities
engage in criminal or nuisance behavior at that location.
decrease opportunities for offending with impunity. Places
This can be achieved by clearly marking public, private,
and facilities that are underutilized have a higher potential
and semi-public areas through landscaping. Other methods
for criminal activity. A compatible variety of activities
may include installing signage, beautifying an area with
makes an area safer by bringing in different legitimate user
street art or informal civic spaces, or extending restaurants
groups, adding “eyes in the street” and capable guardians.
onto sidewalk cafes. People are more likely to feel a sense
Zoning that separates land uses may leave areas deserted
of ownership and exhibit Territoriality in a neighborhood if
and intimidating at certain times of the day or week, such
there is a close relationship among physical, political, and
as a main street that empties out every evening because
social systems or networks. City-wide design decisions,
no one lives above the stores. A significant byproduct
such as locating a major highway or transit line, can sup-
of Activity Support is that it gives would-be criminals
port a community’s sense of ownership by reinforcing a
something more productive to do.
neighborhood boundary. (If poorly placed, however, it can
erode a community by isolating it or destroying its integ- Image refers to the appearance of the public realm, and how
rity.) When a place is well defined, it is easier to identify it is instrumental in creating a sense of place or territorial-
with, care about, and know when visitors or strangers are ity for legitimate users. A place that does not appear to be
in the neighborhood. In addition, design can help define a cared for may indicate to criminals that property owners
neighborhood by giving it recognizable character. and legitimate users of that place tolerate criminal activity,
while well-maintained places communicate ownership and
Access Control refers to controlling who goes in and
safety. Regular cleanups, graffiti vandalism removal, weed-
out of a neighborhood, civic space, building, and other
ing of vacant lots, litter pickup and creation of informal
places. Access Control includes focusing on formal and
public art and gardens are a few ways to enhance image.
informal entry and exit points in buildings or parking areas
Image improvement requires effective management and
using fencing, access gates, intercoms, etc., and signifying
maintenance strategies that hold landlords and property
entrances to civic spaces and neighborhoods with hedging,
managers accountable to keep properties up to code and
archways and other types of landscaping or design.
reinforce a sense of ownership, pride and involvement.
Natural Surveillance is the concept of putting “eyes on
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SmartCode Module CRIME PREVENTION
MULTI-UNIT RESIDENTIAL & MIXED-USE BUILDINGS
Table CP-1: Multi-Unit Residential and Mixed-Use Buildings. This table provides methods that are recommended for the three Transect Zones
where multi-unit structures are normally permitted, plus Special District. The cells below the Transect Zones are marked with the CPTED principles
supported by the methods, as described in the annotations for this table. At the community site plan level, some interventions in T2 and T3 may support
crime prevention for the higher zones. Risk Assessment is essential for all multi-unit sites to determine whether CPTED techniques are necessary.
CPTED PRINCIPLES
T Territoriality
AC Access Control
NS Natural Surveillance
AS Activity Support
I Image
*Chemical, Biological, Radiological, (1) see Public Darkness table of Sustainable Urbanism Module
Nuclear, high-yield Explosive (2) see Section 5.7 of SCv9.2 and Fences & Walls Module
(3) see Section 5.12 of SCv9.2 and Sign Module
(4) see Section 5.6 and Section 5.7 of SCv9.2
(5) see Section 5.11 of SCv9.2 and Landscape Module
©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2 M11
SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
The tables are also advisory unless activated by text.
Table CP-2.
CIVIC SPACES AND THOROUGHFARES
The same five positive CPTED principles are used in Table
CP-2 that are described on the previous annotation page.
A sixth principle, Movement Predictors, applies to linear
parks and some thoroughfare types, such as bikeways,
walking/running trails, alleys and passages or paths to and
from parking lots. A Movement Predictor is a route that
channels pedestrians or cyclists in a predictable direction
and/or to a predictable destination. This makes legitimate
users vulnerable to crime because criminals can wait for
them to come along, or follow them to a remote spot. In
such public areas, lighting is particularly important, as is
Natural Surveillance. The Risk Assessment may recom-
mend mechanical surveillance and/or emergency call
boxes with locator numbers along Movement Predictors
such as Greenways.
MA12 ©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2
SmartCode Module CRIME PREVENTION
CIVIC SPACES AND THOROUGHFARES
Table CP-2: Civic Spaces and Thoroughfares. This table provides methods that are appropriate for Transect Zones where Civic Spaces occur and
where Thoroughfares and Greenways (linear parks) pass through. The cells below the Transect Zones are marked with the CPTED principles sup-
ported by the methods, as described in the annotations for Table CP-1. Risk Assessment is essential for all public areas to determine whether CPTED
techniques are necessary.
CPTED PRINCIPLES
T Territoriality
AC Access Control
NS Natural Surveillance
AS Activity Support
I Image
*Chemical, Biological, Radiological, (1) see Public Darkness table of Sustainable Urbanism Module
Nuclear, high-yield Explosive (2) see Section 5.7 of SCv9.2 and Fences & Walls Module
(3) see Section 5.12 of SCv9.2 and Sign Module
(4) see Section 5.6 and Section 5.7 of SCv9.2
(5) see Section 5.11 of SCv9.2 and Landscape Module
©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2 M13
SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
The tables are also advisory unless activated by text.
MA14 ©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2
SmartCode Module Definitions OF TERMS
Access Control: a technique or techniques for limiting and/or identifying who may
have access to a site.
Activity Support: the filling of public areas, or spaces near public areas, with
legitimate users.
Barrier Plant: plant with a dense vegetation structure and thorns or needles.
Berm: a manmade mound or wall of earth or sand for screening a building or parking
lot, or for landscape design.
Boundary Definition: the act of establishing Territoriality, or the defined edge itself.
(Syn: edge definition)
CBRNE: Chemical, Biological, Radiological, Nuclear, high-yield Explosive.
CCTV: see Closed Circuit TV.
Closed Circuit TV: a camera and television system allowing guardians to watch
activity in another room, another part of the same room, or outdoors. It also records
activity for later analysis.
Common Room: one of the main rooms in a dwelling or business, including but
not limited to the following types or any combination of them: kitchen, dining room,
living room, family room, recreation room, office, studio, lobby, or retail shop.
CPTED: Crime Prevention Through Environmental Design, a professional safety
organization and their set of techniques.
Displacement: the movement of criminal activity from one location to another as
the first location becomes inhospitable for it.
Formal Surveillance: in contrast to Natural Surveillance, a mechanical system
and/or professional guardian(s) watching over a site.
Movement Predictors: places that channel the movement of people along a
predictable route or path.
Natural Surveillance: in contrast to Formal Surveillance, the ability of non-
professionals to look out over or into public areas and report crime, or prevent it by
their obvious presence.
Risk Assessment: professional evaluation of a site to help determine which crime
prevention strategies are most appropriate.
Territoriality: the concept of creating and fostering places that are adopted by the
legitimate users of the space (i.e., they take ownership), making it less likely for people
who do not belong to engage in criminal or nuisance behavior at that location.
Visible: able to be seen by a human being with normal vision unaided by binoculars,
telescope, or Closed Circuit TV.
©R andy I. A tlas 2011 D raft M odule v 1.0 based on S mart C ode V ersion 9.2 M15
Thoroughfare Standards
Replacement
SmartCode Module
P r e pa r e d by D u a n y P l at e r -Z y b e r k & C o m pa n y with Sandy Sorlien
_____________________________________________
John Burroughs
© D uany P later -Z yberk & C ompany with S andy S orlien , V ersion 1.0
S mart C ode V ersion 9.2
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
THOROUGHFARE STANDARDS
REPLACEMENT MODULE
The Thoroughfare Standards Replacement Module is This Module is intended to be numbered as Article 2
regulatory. It is written with "shall" language to be inserted after the removal of the Base Code's Article 2, Article 3,
into the Base Code with little or no modification. and Article 4. It would be used only in codes where all
The extent to which this content may be implemented Transect Zone mapping has already been done, when the
is subject to state law and local political support. If the code will be adopted only for that Regulating Plan. In the
municipality is unable to mandate these standards, they resulting Transect Zoning SmartCode, there is no need to
may be changed to "should" language, especially where include standards for Regional Scale Plans or Community
"shall" appears in colored text, or included in a separate Scale Plans.
set of design guidelines. However, it is still necessary to regulate the Thoroughfares.
Even in existing urbanism, there is always the potential for
future streetscape improvements, traffic calming, road diets,
new street trees, new natural drainage, restriping of lanes,
and new parking patterns. Some plans may even call for
new thoroughfares to break up overlarge blocks.
All Tables referenced in this Module should be included
in the final assembled code. They can be found in the
Base Code.
Delete any Transect Zones that do not appear in the
Regulating Plan (Transect Zoning Map), and change table
numbers as necessary.
© D uany P later -Z yberk & C ompany with S andy S orlien , V ersion 1.0
S mart C ode V ersion 9.2
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
SUPPLEMENTARY MODULES
One or more of these Supplementary Modules, or parts
of them, may be added to the Thoroughfare Standards as
necessary.
© D uany P later -Z yberk & C ompany with S andy S orlien , V ersion 1.0
S mart C ode V ersion 9.2
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
DEFINITIONS
This version of the Definitions has had all terms removed
that occur only in Article 2, Article 3, and Article 4 of
the Base Code. It is intended to be inserted after the cali-
brated Transect Zoning Code. Some terms may need local
calibration, some may require deletion after the code is
finished, and new terms may be added as necessary. Do
not include any terms that do not appear in the final code
to be adopted.
All terms appearing in this Definitions section should be
capitalized in the code text.
DEFINITIONS
This Article provides definitions for terms in this Code that are technical in nature or
that otherwise may not reflect a common usage of the term. If a term is not defined in
this Article, then the CRC shall determine the correct definition. Items in italics refer
to Articles, Sections, or Tables in the SmartCode.
Accessory Building: an Outbuilding with an Accessory Unit.
Accessory Unit: an Apartment not greater than 440 square feet sharing owner-
ship and utility connections with a Principal Building; it may or may not be within an
Outbuilding. See Table 10 and Table 17. (Syn: ancillary unit)
Affordable Housing: dwellings consisting of rental or for-sale units that have a
rent (including utilities) or mortgage payment typically no more than 30% of the
income of families earning no more than 80% of median incomes by family size for
the county. (Alt. definition: rental or for-sale dwellings that are economically within
the means of the starting salary of a local elementary school teacher.)
Allee: a regularly spaced and aligned row of trees usually planted along a Thor-
oughfare or Path.
Apartment: a Residential unit sharing a building and a Lot with other units and/or
uses; may be for rent, or for sale as a condominium.
Arcade: a Private Frontage conventional for Retail use wherein the Facade is a
colonnade supporting habitable space that overlaps the Sidewalk, while the Facade
at Sidewalk level remains at the Frontage Line.
Attic: the interior part of a building contained within a pitched roof structure.
Avenue (AV): a Thoroughfare of high vehicular capacity and low to moderate speed,
acting as a short distance connector between urban centers, and usually equipped
with a landscaped median.
Backbuilding: a single-Story structure connecting a Principal Building to an Out-
building. See Table 17.
Bed and Breakfast: an owner-occupied Lodging type offering 1 to 5 bedrooms,
permitted to serve breakfast in the mornings to guests.
Bicycle Lane (BL): a dedicated lane for cycling within a moderate-speed vehicular
Thoroughfare, demarcated by striping.
Bicycle Route (BR): a Thoroughfare suitable for the shared use of bicycles and
automobiles moving at low speeds.
Bicycle Trail (BT): a bicycle way running independently of a vehicular Thorough-
fare
Bikeway: any designated Thoroughfare or part of a Thoroughfare for bicycling.
See Bicycle Lane, Bicycle Route, and Bicycle Trail.
Block: the aggregate of private Lots, Passages, Rear Alleys and Rear Lanes,
circumscribed by Thoroughfares.
Block Face: the aggregate of all the building Facades on one side of a Block.
Boulevard (BV): a Thoroughfare designed for high vehicular capacity and moderate
speed, traversing an Urbanized area. Boulevards are usually equipped with Slip
Roads buffering Sidewalks and buildings.
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itself appears only on the right side of each spread.
Disposition: the placement of a building on its Lot. See Table 9 and Table 17.
Dooryard: a Private Frontage type with a shallow Setback and front garden or patio, usu-
ally with a low wall at the Frontage Line. See Table 7. (Variant: Lightwell, light court.)
Drive: a Thoroughfare along the boundary between an Urbanized and a natural
condition, usually along a waterfront, Park, or promontory. One side has the urban
character of a Thoroughfare, with Sidewalk and building, while the other has the
qualities of a Road or parkway, with naturalistic planting and rural details.
Driveway: a vehicular lane within a Lot, often leading to a garage. See Section 3.10
and Table 3B-f.
Edgeyard Building: a building that occupies the center of its Lot with Setbacks on
all sides. See Table 9.
Effective Parking: the amount of parking required for Mixed Use after adjustment
by the Shared Parking Factor. See Table 11.
Effective Turning Radius: the measurement of the inside Turning Radius taking
parked cars into account. See Table 17.
Elevation: an exterior wall of a building not along a Frontage Line. See Table 17.
See: Facade.
Encroach: to break the plane of a vertical or horizontal regulatory limit with a struc-
tural element, so that it extends into a Setback, into the Public Frontage, or above
a height limit.
Encroachment: any structural element that breaks the plane of a vertical or hori-
zontal regulatory limit, extending into a Setback, into the Public Frontage, or above
a height limit.
Enfront: to place an element along a Frontage, as in “porches Enfront the
street.”
Estate House: an Edgeyard building type. A single-family dwelling on a very large
Lot of rural character, often shared by one or more Accessory Buildings. (Syn:
country house, villa)
Facade: the exterior wall of a building that is set along a Frontage Line. See Eleva-
tion.
Forecourt: a Private Frontage wherein a portion of the Facade is close to the
Frontage Line and the central portion is set back. See Table 7.
Frontage: the area between a building Facade and the vehicular lanes, inclusive
of its built and planted components. Frontage is divided into Private Frontage and
Public Frontage. See Table 4A and Table 7.
Frontage Line: a Lot line bordering a Public Frontage. Facades facing Frontage
Lines define the public realm and are therefore more regulated than the Elevations
facing other Lot Lines. See Table 17.
Function: the use or uses accommodated by a building and its Lot, categorized
as Restricted, Limited, or Open, according to the intensity of the use. See Table 10
and Table 12.
Gallery: a Private Frontage conventional for Retail use wherein the Facade is
aligned close to the Frontage Line with an attached cantilevered shed or lightweight
colonnade overlapping the Sidewalk. See Table 7.
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Green: a Civic Space type for unstructured recreation, spatially defined by landscap-
ing rather than building Frontages. See Table 13.
Greenway: an Open Space Corridor in largely natural conditions which may include
trails for bicycles and pedestrians.
Home Occupation: non-Retail Commercial enterprises. The work quarters should
be invisible from the Frontage, located either within the house or in an Outbuilding.
Permitted activities are defined by the Restricted Office category. See Table 10.
House: an Edgeyard building type, usually a single-family dwelling on a large Lot,
often shared with an Accessory Building in the back yard. (Syn: single.)
Infill: noun - new development on land that had been previously developed, includ-
ing most Greyfield and Brownfield sites and cleared land within Urbanized areas.
verb- to develop such areas.
Inn: a Lodging type, owner-occupied, offering 6 to 12 bedrooms, permitted to serve
breakfast in the mornings to guests. See Table 10.
Layer: a range of depth of a Lot within which certain elements are permitted. See
Table 17.
Lightwell: A Private Frontage type that is a below-grade entrance or recess designed
to allow light into basements. See Table 7. (Syn: light court.)
Liner Building: a building specifically designed to mask a parking lot or a Parking
Structure from a Frontage.
Live-Work: a Mixed Use unit consisting of a Commercial and Residential Function.
The Commercial Function may be anywhere in the unit. It is intended to be occupied
by a business operator who lives in the same structure that contains the Commercial
activity or industry. See Work-Live. (Syn.: flexhouse.)
Lodging: premises available for daily and weekly renting of bedrooms. See Table
10 and Table 12.
Lot: a parcel of land accommodating a building or buildings of unified design. The
size of a Lot is controlled by its width in order to determine the grain (i.e., fine grain
or coarse grain) of the urban fabric.
Lot Line: the boundary that legally and geometrically demarcates a Lot.
Lot Width: the length of the Principal Frontage Line of a Lot.
Main Civic Space: the primary outdoor gathering place for a community.The Main
Civic Space is often, but not always, associated with an important Civic Building.
Manufacturing: premises available for the creation, assemblage and/or repair of
artifacts, using table-mounted electrical machinery or artisanal equipment, and
including their Retail sale.
Meeting Hall: a building available for gatherings, including conferences, that
accommodates at least one room equivalent to a minimum of 10 square feet per
projected dwelling unit within the Pedestrian Shed in which it is located.
Mixed Use: multiple Functions within the same building through superimposition
or adjacency, or in multiple buildings by adjacency, or at a proximity determined by
Warrant.
Net Site Area: all developable land within a site including Thoroughfares but exclud-
ing land allocated as Civic Zones.
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Office: premises available for the transaction of general business but excluding
Retail, artisanal and Manufacturing uses. See Table 10.
Open Space: land intended to remain undeveloped; it may be for Civic Space.
Outbuilding: an Accessory Building, usually located toward the rear of the same
Lot as a Principal Building, and sometimes connected to the Principal Building by
a Backbuilding. See Table 17.
Park: a Civic Space type that is a natural preserve available for unstructured rec-
reation. See Table 13.
Parking Structure: a building containing one or more Stories of parking above
grade.
Passage (PS): a pedestrian connector, open or roofed, that passes between build-
ings to provide shortcuts through long Blocks and connect rear parking areas to
Frontages.
Path (PT): a pedestrian way traversing a Park or rural area, with landscape match-
ing the contiguous Open Space, ideally connecting directly with the urban Sidewalk
network.
Planter: the element of the Public Frontage which accommodates street trees,
whether continuous or individual.
Plaza: a Civic Space type designed for Civic purposes and Commercial activities in
the more urban Transect Zones, generally paved and spatially defined by building
Frontages.
Principal Building: the main building on a Lot, usually located toward the Frontage.
See Table 17.
Principal Entrance: the main point of access for pedestrians into a building.
Principal Frontage: On corner Lots, the Private Frontage designated to bear the
address and Principal Entrance to the building, and the measure of minimum Lot
width. Prescriptions for the parking Layers pertain only to the Principal Frontage.
Prescriptions for the first Layer pertain to both Frontages of a corner Lot. See Front-
age.
Private Frontage: the privately held Layer between the Frontage Line and the
Principal Building Facade. See Table 7 and Table 17.
Public Frontage: the area between the Curb of the vehicular lanes and the Front-
age Line. See Table 4A and Table 4B.
Rear Alley (RA): a vehicular way located to the rear of Lots providing access to
service areas, parking, and Outbuildings and containing utility easements. Rear
Alleys should be paved from building face to building face, with drainage by inverted
crown at the center or with roll Curbs at the edges.
Rear Lane (RL): a vehicular way located to the rear of Lots providing access to
service areas, parking, and Outbuildings and containing utility easements. Rear
Lanes may be paved lightly to Driveway standards. The streetscape consists of
gravel or landscaped edges, has no raised Curb, and is drained by percolation.
Rearyard Building: a building that occupies the full Frontage Line, leaving the rear
of the Lot as the sole yard. See Table 9. (Var: Rowhouse, Townhouse, Apartment
House)
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Regulating Plan: a Zoning Map or set of maps that shows the Transect Zones, Civic
Zones, Special Districts if any, and Special Requirements if any, of areas subject
to, or potentially subject to, regulation by the SmartCode.
Residential: characterizing premises available for long-term human dwelling.
Retail: characterizing premises available for the sale of merchandise and food
service. See Table 10 and Table 12.
Retail Frontage: Frontage designated on a Regulating Plan that requires or recom-
mends the provision of a Shopfront, encouraging the ground level to be available
for Retail use. See Special Requirements.
Road (RD): a local, rural and suburban Thoroughfare of low-to-moderate vehicular
speed and capacity. This type is allocated to the more rural Transect Zones (T1-T3).
See Table 3A.
Rowhouse: a single-family dwelling that shares a party wall with another of the
same type and occupies the full Frontage Line. See Rearyard Building. (Syn:
Townhouse)
Secondary Frontage: on corner Lots, the Private Frontage that is not the Principal
Frontage. As it affects the public realm, its First Layer is regulated. See Table 17.
Setback: the area of a Lot measured from the Lot line to a building Facade or
Elevation that is maintained clear of permanent structures, with the exception of
Encroachments listed in Section 3.7. See Table 14g. (Var: build-to line, build-to
zone.)
Shared Parking Factor: an accounting for parking spaces that are available to
more than one Function. See Table 11.
Shopfront: a Private Frontage conventional for Retail use, with substantial glazing
and an awning, wherein the Facade is aligned close to the Frontage Line with the
building entrance at Sidewalk grade. See Table 7.
Sidewalk: the paved section of the Public Frontage dedicated exclusively to pedes-
trian activity.
Sideyard Building: a building that occupies one side of the Lot with a Setback on
the other side. This type can be a Single or Twin depending on whether it abuts the
neighboring house. See Table 9.
Special Requirements: provisions of Section 3.9, Section 4.7, and Section 5.3 of
this Code and/or the associated designations on a Regulating Plan or other map
for those provisions.
Square: a Civic Space type designed for unstructured recreation and Civic purposes,
spatially defined by building Frontages and consisting of Paths, lawns and trees,
formally disposed. See Table 13.
Stoop: a Private Frontage wherein the Facade is aligned close to the Frontage Line
with the first Story elevated from the Sidewalk for privacy, with an exterior stair and
landing at the entrance. See Table 7.
Story: a habitable level within a building, excluding an Attic or raised basement.
See Table 8.
Street (ST): a local urban Thoroughfare of low speed and capacity. See Table 3B
and Table 4B.
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Streetscreen: a freestanding wall built along the Frontage Line, or coplanar with the
Facade. It may mask a parking lot from the Thoroughfare, provide privacy to a side
yard, and/or strengthen the spatial definition of the public realm. (Syn: streetwall.)
See Section 3.7.5f.
Substantial Modification: alteration to a building that is valued at more than 50%
of the replacement cost of the entire building, if new.
Swale: a low or slightly depressed natural area for drainage.
T-zone: Transect Zone.
Terminated Vista: a location at the axial conclusion of a Thoroughfare. A building
located at a Terminated Vista designated on a Regulating Plan is required or recom-
mended to be designed in response to the axis.
Thoroughfare: a way for use by vehicular and pedestrian traffic and to provide
access to Lots and Open Spaces, consisting of Vehicular Lanes and the Public
Frontage. See Table 3A, Table 3B and Table 17a.
Townhouse: See Rearyard Building. (Syn: Rowhouse)
Transect: a cross-section of the environment showing a range of different habitats.
The rural-urban Transect of the human environment used in the SmartCode tem-
plate is divided into six Transect Zones. These zones describe the physical form
and character of a place, according to the Density and intensity of its land use and
Urbanism.
Transect Zone (T-zone): One of several areas on a Zoning Map regulated by the
SmartCode. Transect Zones are administratively similar to the land use zones in
conventional codes, except that in addition to the usual building use, Density, height,
and Setback requirements, other elements of the intended habitat are integrated,
including those of the private Lot and building and Public Frontage. See Table 1.
Turning Radius: the curved edge of a Thoroughfare at an intersection, measured
at the inside edge of the vehicular tracking. The smaller the Turning Radius, the
smaller the pedestrian crossing distance and the more slowly the vehicle is forced
to make the turn. See Table 3B and Table 17.
Urbanism: collective term for the condition of a compact, Mixed Use settlement,
including the physical form of its development and its environmental, functional,
economic, and sociocultural aspects.
Urbanized: generally, developed. Specific to the SmartCode, developed at T-3
(Sub-Urban) Density or higher.
Variance: a ruling that would permit a practice that is not consistent with either a
specific provision or the Intent of this Code (Section 1.3). Variances are usually
granted by the Board of Appeals in a public hearing. See Section 1.5.
Warrant: a ruling that would permit a practice that is not consistent with a specific
provision of this Code, but that is justified by its Intent (Section 1.3). Warrants are
usually granted administratively by the CRC. See Section 1.5.
Work-Live: a Mixed Use unit consisting of a Commercial and Residential Func-
tion. It typically has a substantial Commercial component that may accommodate
employees and walk-in trade. The unit is intended to function predominantly as
work space with incidental Residential accommodations that meet basic habitability
requirements. See Live-Work. (Syn: Live-With.)
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Yield: characterizing a Thoroughfare that has two-way traffic but only one effec-
tive travel lane because of parked cars, necessitating slow movement and driver
negotiation. Also, characterizing parking on such a Thoroughfare.
Zoning Map: the official map or maps that are part of the zoning ordinance and
delineate the boundaries of individual zones and districts. See Regulating Plan.
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“
F i r e M i t i g at i o n
in the Wildland Urban Interface
SmartCode Module
Prepared by D r e i l i n g Te r r o n e s A r c h i t e c t u r e , M a r t i n D r e i l i n g
________________________________________
Steve Pyne
1996
TABLES................................................................................................................. X
FM-1. Common zone of defense: FUEL TREATMENTS............................. X
FM-2. Common zone of defense: COMMUNITY SCALE PATTERNS......... X
FM-3. conversion of the wui to aui.......................................................... X
Definitions OF TERMS..................................................................................... X
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FIRE MITIGATION
IN THE WILDLAND URBAN INTERFACE
SMARTCODE Module
This Module should be used for any planning area that
includes Fire Hazard Severity Zones or equivalent.
Such zones should be identified for each state. The infor-
mation should be available from state or local agencies
that deal with fire protection.
The term “Fire Hazard Severity Zone” should be changed
to the terminology used by the regulating body.
Many local jurisdictions already require a Fire Hazard
Mitigation Plan or equivalent when development is pro-
posed in a Fire Hazard Severity Zone. This Module is
intended to modify some of the requirements normally
stipulated for those plans that are in conflict with principles
of good urban design. The primary tool introduced is the
Common Zone of Defense.
This Module, therefore, should be used not only to address
actual plan proposals or desirable outcomes, but to tacti-
cally address fire mitigation issues that may be embedded
in current codes, policies or simply local practice.
Zones of Defense
The purpose of a Zone of Defense is to prevent fire from
moving easily from one fuel type to another, or to other-
wise modify the fire type to one of lower intensity. For
example, an active crown fire may shift to a ground fire.
Zones of Defense can be effective simply by reducing
the intensity of vegetation such that a fire is substantially
modified as it crosses into a Zone of Defense.
Zones of Defense are typically covered by state and local
codes. Care should be taken when reviewing these codes
to ensure that their Zones of Defense do not force extreme
separation of buildings or the creation of landscape areas
that are largely devoid of plants. Local interpretations
of these codes can result in removal of all substantial
vegetation. In some cases, such as Brush / Scrubland,
such clearing is warranted, and agricultural uses should
be considered in these areas. But many Fuel Models can
achieve adequate treatment simply by restoring conditions
that allow natural fires to manage the fuels.
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1.X.5 Topography
Restrictions based on topography will likely harmonize
with other environmental concerns including stormwater,
geotechnical considerations and seismic considerations.
Many places that offer high risks for wildfire also offer
high risks for at least one of these other concerns.
Additionally, in certain locations recurring wildfire is often
coupled with landslides caused by removal of vegetation.
This is typical for scrublands where thin soils may be
present and underlying stability is low.
The primary focus for topography should be on fires
that can move upslope rapidly. This concern increases
as slope increases, and mitigation should increase in
severity concomitantly, to the limit that no development
should occur on, or at the top of, steep slopes, draws, or
canyons.
vi. Development shall anticipate the possibility of light to heavy airborne ash and
sparks of moderate to high temperatures, and shall include Fuel Treatments
internal to the development areas adjacent to brush / scrubland areas.
vii.Development shall include roof and material selections designed to reduce
risk of structure fire from high temperature ash.
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Fuel Treatment
Fuel Treatment requirements for landowners will be
covered by other local or regional regulations. These
codes should be reviewed for potential conflicts with
the development goals of this code and addressed as
part of this calibration. Specific attention should be
paid to local codes that favor non-native landscaping or
irrigated turf . 1.X.7 INItial fuel treatment
While not necessarily addressed by local codes, Fuel Treat- Initial Fuel Treatments, prior to development, may be
ments should be aimed at returning existing landscapes required and the limits of those treatments will likely be
to a condition that mimics natural conditions, where fire the subject of negotiation. For non-conventional devel-
has not been suppressed but has been allowed. opment patterns like those supported by transect-based
Moisture of Extinction is a value specific not only to each codes, the extent and pattern of Fuel Treatments may pose
fuel type but to the arrangement of the fuel. In typical conflicts with regard to resource and habitat preservation
wildfire regulations, for each fuel model there will be a in adjacent areas, as well as the general landscape qualities
defined Moisture of Extinction above which fire safety sought for the plan area. Fuel Treatments proposed should
goes up. Local climate and weather patterns play a part. be finely tuned to the specific Fuel Models and the local
This is how the fire severity signs are set, such as “Fire climate, such that over-treatment does not occur.
Hazard Today: Low.”
a. high risk of lightning strikes on ridgelines, knolls, and other exposed loca-
tions
b. prevailing winds coupled with topographic features that will likely increase
rapid fire movement should ignition occur, including draws, steep slopes facing
prevailing winds, or upslope conditions relative to likely wildfire advance
c. specific climate zones, typical Fuels moisture during highest risk fire seasons,
and typical Moisture of Extinction for the Fuel Models present.
1.X.7 Initial Fuel Treatment
a. For all SFHZ areas where development may occur, Initial Fuel Treatments
shall be included as part of the Fire Hazard Mitigation Measures.
b. Initial Fuel Treatments shall comply with state and local codes.
c. Initial Fuel Treatments shall be coordinated with the specific configuration and
dimensions of the Common Zone of Defense specified for each plan area.
1.X.8 Fuel Maintenance
a. Plans shall include an operational strategy for ongoing Fuel Maintenance, in
accordance with and subject to enforcement by state and/or local statutes.
ARTICLE 2. Regional Scale Plans
2.X. Set Aside lands
a. Lands in a Fire Hazard Severity Zone that are set aside for the purpose of fire
hazard mitigation, and that are not designated for agricultural uses or currently
in private ownership for agricultural uses, shall be permanently assigned to the
O-1 Preserved Open Sector. Such lands in private ownership shall be assigned
O-2 Reserved Open Space Sector for intended reassignment to O-1 through
Transfer of Development Rights or other compensatory actions, or to the G-1
Restricted Growth Sector, allowing only CLD development in the future.
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3.7 Thoroughfare Standards
3.7.X General to Development within or adjacent to Fire Hazard Severity Zones
a. In Fire Hazard Severity Zones, public Thoroughfares shall be the primary means
of accessing private Lots for fire fighting access.
b. Common Zones of Defense that protect CLD and TND Community Unit types
shall include access and connectivity per the Intent of this Code, Section 1.3.
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TABLE FM-1
COMMON Zone of Defense
FUEL TREATMENTS
Zones of Defense should be explicitly tuned to the fuel
types present in the plan area, as different fuel types will
result in somewhat different fire patterns. As fire moves
through a landscape and encounters different fuel types its
character changes. The goal of wildland fire suppression
is not necessarily to extinguish a fire, but to modify it
such that its intensity matches the natural fire resistance
(and adaptation) of the subject landscape.
Fuel includes living trees and plant material, dead and
decaying material on the ground including duff and
slash, buildings and appurtenances, vehicles, chemicals,
agricultural products, etc.
All Zones of Defense, whether Common or not, should
be calibrated to each plan area, and should address the
existing codes regarding dimensions as well as desirable
dimensions.
The language in this table is regulatory. It may be modi-
fied to be advisory (“should” instead of “shall”) as local
politics require.
a. Common Zone of Defense: Forest Land Fuel Types Fuel Treatment shall be implemented as follows:
• Understory treatment throughout the Zone of Defense
• tree reduction or removal in the Critical Zone
• conversion to agriculture in the Critical Zone
• trees shall be permitted in the Critical Zone and within the
development area when Ladder Fuels are managed.
b. Common Zone of Defense: Scrub / Brushland Fuel Type Fuel Treatment shall be implemented as follows:
• Fuel reduction throughout the Zone of Defense
• conversion to agriculture in the Critical Zone
• trees shall be prohibited in the Critical Zone
• trees shall be permitted within the development area when
Ladder Fuels and Crown Fuels are managed.
c. Common Zone of Defense: Grassland Fuel Type Fuel Treatment shall be implemented as follows:
• Fuel Reduction and Fuel Management throughout Zone
of Defense
• conversion to agriculture in the Critical Zone
• trees shall be permitted in Critical Zone and within the
development area when Ladder Fuels are managed
• Critical Zone may be reduced by Warrant via inclusion of
Critical walls, grade breaks, and other barriers.
Reduced Fuel Zone Zone
Fire Hazard Severity Area Common Zone of Defense (dim.) Development Area
d. Common Zone of Defense: Slope Issues Reduced Fuel • Where topography includes slopes, draws, canyons and
in development other features that focus wind effects, the Zone of Defense
at critical edges shall be increased.
Reduced Fuel Zone Critical Zone • Within development, Fuel sources shall be reduced at
Increase by 100% Increase by 100% edges adjacent to increased Zone of Defense
e. Common Zone of Defense: Climate Issues • Where prevailing winds (during fire season) coincide
Reduced Fuel with wildland Fuel sources, the Zone of Defense shall
Prevailing winds during fire season
in development be increased.
at windward
edges
• The reduced Fuel zone shall be limited to grasses or
agrarian production.
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TABLE FM-2
COMMON ZONE OF DEFENSE
COMMUNITY SCALE PATTERNS
This table provides a basic sampling of plan types in
which Common Zones of Defense are relevant. It con-
trasts a small cluster where each building has its own
Zone of Defense with a small ag compound pattern that
would enable a Common Zone of Defense. Larger clus-
ters and CLD (hamlets) should use this pattern as well.
The edge of a TND is also appropriate for a Common
Zone of Defense.
A basic review of the literature on both fire mitigation
and fire behavior is recommended before entering into
a discussion of the specific use of, and dimensions for,
the Common Zone of Defense for each group of build-
ings or full neighborhood.
All Zones of Defense, whether Common or not, should
be calibrated to each plan area, and should address the
existing codes regarding dimensions as well as desir-
able dimensions.
The language in this table is regulatory. It may be modi-
fied to be advisory (“should” instead of “shall”) as local
politics require.
• Conventional sprawl patterns shall not be permitted that generate redundant Zones of Defense, increased building
spacing, and/or complex fire fighting situations.
• For CLD Community Unit types, Common Zones of Defense shall be provided to isolate development from Fire
Hazard Severity Zones. See Section 3.3.X.
• Common Zones of Defense shall provide adequate isolation from likely wildfire threats via distance, Fuel Treatment
and fire fighting access, such that resulting development shall be regulated by this Code and the local Building Codes
and shall not require more restrictive regulation in response to proximity to Fire Hazard Severity Area.
• For TND Community Unit types, Common Zones of Defense shall isolate development from Fire Hazard Severity
Zones.
• Common Zones of Defense shall extend between relevant edges of TND and the Fire Hazard Severity Zone.
• WUI shall be converted to AUI, thus separating wildland fire fighting requirements from urban fire fighting require-
ments.
• Farmsteads and related agrarian compounds may occur within the Agrarian Urban Interface per item b. above. T-3 / TND sketch
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SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
TABLE FM-3
WUI CONVERSION to AUI
This table provides a diagram of the interrelated aspects
of some basic development types that may occur within a
plan area. It contrasts recent conventional scattered “sub-
urban” development with older patterns that traditionally
separated development and wildfire risks.
Table FM-2 and Table FM-3 both reflect the overall
intent of this Module, which is to separate development
from fire risk at the scale of the community rather than
the scale of the building.
a. Prohibited Pattern:
b. Permitted Pattern:
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SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
Agrarian Urban Interface (AUI): the geographic area where urban development, even at low
intensities, interfaces directly with low Fuel agricultural lands. It includes former wildlands in a
Fire Severity Hazard Zone that have been modified to reduce fire risk by supporting agriculture,
i.e., crop lands, grazing lands and support facilities. The AUI buffers wildlands from development
such that a Wildland Urban Interface no longer exists.
Brush / Scrubland Fuel: areas of short to tall brush, chaparral and/or loosely spaced small
trees accompanied with other brushland shrubs.
Common Zone of Defense: a Zone of Defense surrounding a collection of buildings rather
than only one building.
Critical Zone: the designated portion of the Zone of Defense closest to development. See
Table FM-1.
Crown Fire: fire that moves through the crown of trees in a continuous tree canopy, whether
supported by heat from a Surface Fire below or a fire that is expanding solely via the crown.
Crown Fuel: combustible plant material in the tree canopy.
FHSZ: see Fire Hazard Severity Zone.
Firebrand: rolling or falling debris already burning.
Fire Extinction: the complete extinguishing of a fire via elimination of Fuel, changes in weather
or actual suppression.
Fire Hazard Severity Zone (FHSZ): specific area designated by state or local agencies as
prone to severe fire occurrence and related risks. The designation results from prior federal
and state fire hazard assessment and planning, and calibrates specific areas to applicable
codes.
Fire Modification: the changing of a fire type, usually from an intense type to one of lower
intensity, either by direct suppression, or by Fuel Treatment along the course of a fire.
Forest Lands Fuel: any woodlands, from small deciduous trees to thick conifer climax
forests.
Fuel: any material, natural or human-made, that is combustible during a wildfire event.
Fuel Load: the quantification of Fuel in a particular area.
Fuel Maintenance: the regular cutting, thinning, trimming and removal of Fuels on a repeated
basis as a means to implement long-term Fuel Management
Fuel Management: the cutting, thinning or removal of Fuels as a means to reduce the spread
of a wildfire or modify its particular characteristics.
Fuel Model: a description of a particular collection of varied Fuels that occur in specific
geographic areas. Fuel Models can describe regional scale or very localized conditions
depending on the nature of the subject area and the variability of Fuels within the area. Fuel
Models typically have a relationship to the type of fire that can be expected, and are used to
describe geographic conditions for the purpose of Fire Modification.
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SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
Fuel Reduction: the removal of accumulated Fuels to reduce the spread of wildfire or modify
an approaching fire to a lower level of intensity.
Fuel Treatment: the task of reducing, maintaining or otherwise modifying the Fuel Loads in
a given area.
Grassland Fuel: Fuelcharacterized by grasslands and intermittent shrub areas with isolated
trees or wooded areas. Grassland Fuel types can burn often with relatively low long-term
damage.
Ground Fire: fire that progresses at or below the ground surface via combustion of duff, debris,
deep slash or peat.
Initial Treatment, Initial Fuel Treatment: the first Fuel Treatment to occur in conjunction with
a development area, usually done before any construction begins.
Ladder Fuels: Fuels that allow a Surface Fire to climb up through the tree canopy and possibly
generate a Crown Fire.
Moisture of Extinction: the Fuel moisture content at which a fire will not spread, or spreads
only sporadically and predictably.
Reduced Fuel Zone: the designated portion of the Zone of Defense between wildlands and
the Critical Zone. See Table FM-1.
Spotting, Spot Fires: fires that are started as a result of airborne ash and sparks from a nearby
fire front, or from Firebrands.
Surface Fire: fire that moves along the ground surface via combustion of grasses, shrubs
and slash.
Understory: Shrubs, grasses, and young trees that grow below established trees in older
forests.
Urbanized: developed at the intensity of the T-3 zone or higher.
Wildland Urban Interface (WUI): the geographic area where urban development, even at
low intensities, interfaces directly with wildlands. It includes areas where older traditional
development has approached the edge of wildlands, but particularly where more recent suburban
and exurban development has penetrated into wildlands that were not previously utilized for
agriculture or some other form of human settlement.
Zone of Defense: an area of substantial or complete Fuel Treatment, creating a fire break
between buildings and approaching fires and a safe zone in which fire fighters may operate.
See Common Zone of Defense.
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Municipality
_____________________________________________
H. G. Wells
Incentives
SmartCode Module
P r e pa r e d by D u a n y P l at e r -Z y b e r k & C o . and Sandy Sorlien
_____________________________________________
1.7 Incentives
If the SmartCode is adopted as a parallel code (i.e., mapped
and available as an option by right, with the old code also
available), or as a floating zone (unmapped, a code without
a regulating plan), it is advisable to incentivize its use.
Each of these provisions should be discussed and accepted
dependent on local circumstances, for they may not prove
to be true incentives, nor politically feasible.
1.7.1 The phrase “to the extent authorized by state law”
should be superfluous in a properly calibrated code. It
should be possible to determine whether the municipality
can legally grant an incentive. Subsections (a) through
(h) are types of incentives that have been used in various
jurisdictions, but the calibrator should not avoid research
and wordsmithing, while being aggressive and creative.
1.7.1a Whether a public hearing is required or optional
is typically a matter of state law. For the SmartCode, the
ideal process concludes that the required hearings were,
in effect, complied with in the process of the adoption of
the code by the Legislative Body. Therefore if a plan fol-
lows the code without need of Warrants or Variances, it
has been effectively approved under the authority of the
code-approval hearings. These conditions must therefore
be verified by an attorney.
Many state codes have mandatory time periods in which
applications must be heard. Care must be taken not to
delay non-SmartCode projects past those deadlines.
1.7.1 g & h Tax relief is specific to local authority.
___________________________________
LeRoi Jones
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
LandscapE STANDARDS
This optional Module contains full Landscape Standards
for Public Frontages, Private Frontages, Civic Spaces and
parking lots. These standards are meant to fully replace
existing municipal landscape ordinances for SmartCode
jurisdictions. However, they are not intended to replace the
Sustainable Urbanism module dealing with tree canopy
cover, or the Light Imprint module dealing with stormwa-
ter management. They are intended to produce a healthy,
xeric, native plant environment, and only mildly enhance
local sustainability issues.
Numbering may include an "X" where the order of sections
is undetermined. Some sections have full numbers to indi-
cate exactly which existing section of the base SmartCode
would accommodate these new subsections. Even in the
latter case, there may be renumbering necessary for the
final calibration, depending upon what else is added.
Definitions of terms capitalized on the code side (right side)
on this Module may be found at the end of the Module.
ii. Proposed Trees and Understory Trees shall be centered horizontally and
minimally:
1. Two (2) feet from walkways, curbing, and other impervious pavements
when planted in a tree well or continuous planter;
2. Three (3) feet from walkways, curbing and other impervious pavements
when planted in a continuous swale;
3. Five (5) feet from street lights, underground utilities, utility meters and
service lines, fences, walls and other ground level obstructions;
4. Six (6) feet from porch eaves, and awnings and similar overhead obstruc-
tions associated with the ground level of buildings;
5. Eight (8) feet from balconies, verandas, building eaves and cornices,
and similar overhead obstructions associated with the upper stories of
buildings.
iii. Proposed Trees shall be a minimum height of ten (10) feet and / or three (3)
inches in caliper.
iv. Proposed Understory Trees shall be a minimum of eight (8) feet in height
and/ or two-and-one-half (2-1/2) inches in caliper.
v. Proposed Shrubs shall be of a five (5) gallon container minimum. Shrubs shall
be 18” – 24” minimum clear from any sidewalk or pavement edge at the Lot
line.
vi. Ground vegetation or Shrub plantings with spines, thorns or needles that may
present hazards to pedestrians, bicyclists or vehicles are prohibited in the
first two (2) feet of the first Layer.
vii. Bare and exposed ground on the site and / or in landscaped areas shall be
covered with live plant materials and/or mulch, with the following excep-
tions:
1. Naturally occurring dunes, creek beds/ arroyos, rock outcroppings or
similar landscape features typically lacking in vegetation.
2. Agricultural fields seasonally tilled for cultivation.
3. Hiking trails and/or traces.
4. Clay or sand surfaces associated with recreation fields and facilities.
viii. Artificial plants or artificial turf are prohibited, excluding active recreation
Sports Fields that are typically subject to intense use and soil compaction
which prohibits the establishment of turfgrass, and where paving or grass
paving systems will not suffice given the area’s purpose and level of use.
ix. All required Landscape Areas shall be irrigated by an automatic underground
irrigation system.
1. Where possible and practical, bubbler, drip irrigation, and soaker hose
emitters shall be utilized.
2. Each irrigation system shall be equipped with a meter, backflow preventer
and a suitable controller.
xii. Constructed water features such as fountains, streams and ponds that operate
with water recirculation systems shall be designed to prevent seepage and
leaks.
xiii. Buffers and screening elements shall be used to screen parking areas from
public view, to screen service yards and other places that are unsightly.
Landscaping TABLES
All the Landscaping Tables need further calibration with
the appropriate local species. Spaces left blank would
mean that a Variance (public process) would be required
for the species or location. These tables currently show
which Transect Zones are appropriate in terms of habitat
character and design.
Table 6A Public Planting
This table must be filled out by the local planning office
and/or landscape architect. The guiding principals should
be trees that are compatible with the appropriate Thor-
oughfare types based on size, shape, fruit, growth form,
allergenic potential, etc. Particular care should be given
to Commercial Streets where the priority should be the
signage and visual clarity of the Storefonts.
TABLE 6A: Public Planting. This table shows six common types of Street Tree shapes and their appropriateness relative to Thoroughfare
type, which are relative to Transect Zones. The local planning office selects species appropriate for the bioregion.
▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪
Oval
▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪
Rounded
▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪
Conical
▪ ▪ ▪ ▪ ▪ ▪
Spreading
▪ ▪ ▪ ▪ ▪ ▪
Vase
▪ ▪ ▪ ▪ ▪ ▪
Palm
▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪
Civic Space Planting. This table the appropriateness of plant materials relative to Civic Space type, which are relative to Transect Zones.
The local planning office selects species appropriate for the bioregion.
Botanic Name Common Name Park Green Square Plaza Playground Sports Fields
a. Trees - Decidious
b. Trees - Evergreen
c. Shrubs
d. Groundcovers
e. Grasses
Public Planting Native Status. This table shows location of Native and Non-native Species within the Transect.
T1 T2 T3 T4 T5 T6 SD
Native Species - site specific ▪ ▪ ▪ ▪ ▪ ▪ ▪
Native Species ▫ ▪ ▪ ▪ ▪ ▪ ▪
Adventive Species ▫ ▪ ▪ ▪ ▪ ▪
Exotic Species ▫ ▪ ▪ ▪ ▪
Invasive Species
Adventive Species: a plant that may be native to the continent or greater bioregion
but is found growing outside its natural range; a species not regionally or locally
native nor fully established, but locally present or temporarily naturalized.
Caliper: diameter of a Tree trunk. The term "caliper" is used for Trees less than
twelve (12) inches in diameter. For Trees less than four (4) inches in diameter, it
its measured six (6) inches from the ground. For Trees between four (4) inches
and twelve (12) inches in diameter, it is measured twelve (12) inches from the
ground.
Critical Root Zone (CRZ): a circular area centered on the trunk of an existing Tree
that has a radius of twelve (12) inches to every inch of Diameter at Breast Height
(DBH) of the Tree.
Diameter at Breast Height (DBH): a standard method of expressing the diameter
or the trunk or bole of a standing (existing) Tree measured 4.5 feet [1.3 m] above
ground in existing Tree surveys.
Deciduous: a Tree or Shrub which sheds its foliage at the end of each growing
season.
Endangered Plant: any plant species which is in danger of extinction throughout
all or a significant part of its range.
Evergreen: a Tree or Shrub whose foliage persists year round. Plants typically
associated with the upright conical or pyramidal Tree forms and needle foliage of
coniferous Trees (i.e. pine, spruce, fir, etc.), but which may also include plants with
broadleaf foliage and rounded or spreading Tree forms (i.e., Yaupon Holly, Live
Oak, etc.).
Exotic Species: a plant introduced from another geographic region to an area
outside its natural range. For the purpose of this code, this term shall be used
primarily to describe conventionally cultivated and hybridized species of non-native
plants that are non-invasive and regarded as suitable for and applicable to local
landscaping.
Exotic Invasive Species: a noxious exotic plant reproducing outside its natural
range and outside cultivation that disrupts naturally occurring plant communities
by altering structure, composition, natural processes or habitat quality.
Irrigation System: a permanent underground piping and distribution system
designed using industry standard methods to provide efficient irrigation coverage
over a landscaped area.
Landscape Area: the area of a lot or parcel exclusive of building footprints, driveway
and walkway pavements, and other impervious hardscape areas, and inclusive of
ponds, pools and water features.
Mulch: a protective covering consisting of organic materials customarily used in
landscaping and placed around plants to retain soil moisture, retard erosion, shield
roots from freezing, and inhibit weed growth.
Native Species: a plant occurring within local jurisdictional boundaries prior to
foreign contact, according to the best scientific and historical documentation. This
includes species that are considered indigenous, occurring in natural associations
with habitats that existed prior to significant anthropogenic impacts and alteration
to the landscape.
Natural Community: a distinct and recurring assemblage of populations of plants,
animals, fungi and microorganisms naturally associated with each other and their
physical environment.
Shrub: a deciduous or evergreen woody plant with single or multiple trunks or
multiple leaders and with a mature height generally not expected to exceed fifteen
(15') feet.
Sports Field: Civic Space designed for structured play.
Tree: a woody plant with an expected mature height of thirty feet or more and
possessing either a single trunk or multiple trunks. Trees are often described in
subcategories by common attributes and the functions they serve, such as:
i. Canopy Tree: a redundant term as all Trees have canopies; analogous to the
term Shade Tree.
ii. Coniferous Tree: any Tree with needle leaves and a woody cone fruit.
iii.Ornamental Tree: an Understory Tree planted primarily for its aesthetic value
and as a landscape focal point, as opposed to its function of shading or screening
even though it may perform all three functions.
iv. Shade Tree: typically a deciduous Tree - rarely an evergreen - planted primarily
for its overhead canopy and the quality of the shade it provides.
v. Small/ Medium/ Large (Tree or Shrub): a means of categorizing Trees or Shrubs
based upon their canopy or spread at maturity assuming proper maintenance
and normal growing conditions and which serves the purpose of allowing for their
proper spacing in landscape plans.
vi. Street Tree: a Tree planted that is an element of a Thoroughfare assembly.
vii.Specimen Tree: a particularly impressive or unusual example of a species due
to its size, shade, age, or any other trait that epitomizes the character of the
species.
viii.Understory Tree: a small to medium sized Tree with an expected mature
height less than thirty feet and a canopy which may or may not offer a sufficient
clearance height for pedestrians beneath.
Turfgrass: a continuous plant coverage consisting of a grass species that is regularly
mowed to maintain a desired height.
Xeriscape: a method of landscaping that emphasizes water conservation, accom-
plished by following sound horticultural and landscaping practices, such as planning
and design, soil improvement, limited turf areas, use of mulches, use of low-water
demand plants, efficient irrigation practices and appropriate maintenance.
Light Imprint
Stormwater Matrix
SmartCode Module
P r e pa r e d by T o m L o w / D u a n y P l at e r -Z y b e r k & C o m pa n y
_____________________________________________
natural RURAL SUB-URBAN GENERAL URBAN URBAN CENTER URBAN Core SPECIAL
T1 zone T2 zone T3 zone T4 zone T5 zone T6 zone SD dIStrict
a. PAVING Maint. Cost
Compacted Earth ▪ ▪ ▪ L $
Wood Planks ▪ ▪ ▪ H $$$
Plastic Mesh/Geomat ▪ ▪ ▪ L $
Crushed Stone/Shell ▪ ▪ ▪ M $
Cast/Pressed Concrete Paver Block ▪ ▪ ▪ L $$
Grassed Cellular Plastic ▪ ▪ ▪ M $$$
Grassed Cellular Concrete ▪ ▪ ▪ ▪ M $$$
Pervious Asphalt ▪ ▪ ▪ ▪ L $$
Asphalt ▪ ▪ ▪ ▪ L $
Concrete ▪ ▪ ▪ ▪ L $$
Pervious Concrete ▪ ▪ ▪ ▪ L $$
Stamped Asphalt ▪ ▪ ▪ ▪ L $$$
Stamped Concrete ▪ ▪ ▪ ▪ L $$$
Pea Gravel ▪ ▪ ▪ M $
Stone/Masonry Paving Blocks ▪ ▪ ▪ L $$$
Wood Paving Blocks on Concrete ▪ ▪ L $$$
Asphalt Paving Blocks ▪ ▪ M $$
b. CHANNELING
Natural Creek ▪ ▪ L $
Terracing ▪ ▪ ▪ M $$
Vegetative Swale ▪ ▪ ▪ L $
Drainage Ditch ▪ ▪ ▪ L $
Stone/Rip Rap Channels ▪ ▪ ▪ L $$
Vegetative/Stone Swale ▪ ▪ ▪ ▪ L $
Grassed Cellular Plastic ▪ ▪ ▪ M $$$
Grassed Cellular Concrete ▪ ▪ ▪ M $$$
Soakaway Trench ▪ ▪ ▪ M $$$
Slope Avenue ▪ ▪ ▪ M $$$
French Drain ▪ ▪ ▪ M $
Shallow Channel Footpath/Rainwater Conveyor ▪ ▪ ▪ ▪ L $
Concrete Pipe ▪ ▪ ▪ ▪ L $$
Gutter ▪ ▪ ▪ ▪ L $$
Planting Strip Trench ▪ ▪ ▪ ▪ L $
Masonry Trough ▪ ▪ L $$
Canal ▪ ▪ ▪ H $$$
Sculpted Watercourse, i.e. cascades ▪ ▪ M $$$
Concrete Trough ▪ ▪ L $$
Archimedean Screw ▪ ▪ L $$$
c. STORAGE
Irrigation Pond ▪ ▪ L $
Retention Basin with Sloping Bank ▪ ▪ L $$
Retention Basin with Fence ▪ ▪ ▪ L $$
Retention Hollow ▪ ▪ M $
Detention Pond ▪ ▪ L $
Vegetative Purification Bed ▪ ▪ ▪ M $$
Flowing Park ▪ ▪ ▪ M $$
Retention Pond ▪ ▪ ▪ M $$
Landscaped Tree Well ▪ ▪ L $$
Pool/Fountain ▪ ▪ ▪ H $$$
Underground Vault/Pipe/Cistern-Corrugated Metal ▪ ▪ ▪ L $$
Underground Vault/Pipe/Cistern-Precast Concrete ▪ ▪ ▪ L $$
Underground Vault/Pipe/Cistern-Cast in place Concrete ▪ ▪ ▪ L $$
Grated Tree Well ▪ ▪ L $$
Underground Vault/Pipe/Cistern-Plastic ▪ ▪ L $$$
Paved Basin ▪ ▪ M $$$
d. FILTRATION
Wetland/Swamp ▪ ▪ L $
Filtration Ponds ▪ ▪ L $$
Shallow Marsh ▪ ▪ ▪ M $
Surface Landscape ▪ ▪ ▪ L $
Natural Vegetation ▪ ▪ ▪ ▪ ▪ ▪ L $
Constructed Wetland ▪ ▪ M $
Bio-Retention Swale ▪ ▪ M $$
Purification Biotope ▪ ▪ ▪ H $$
Green Finger ▪ ▪ ▪ ▪ ▪ L $$$
Roof Garden ▪ ▪ ▪ ▪ ▪ M $$$
Rain Garden ▪ ▪ M $$
Detention Pond ▪ ▪ L $
Grassed Cellular Plastic ▪ ▪ M $$$
Grassed Cellular Concrete ▪ ▪ M $$$
Waterscapes ▪ ▪ ▪ H $$$
*NOTE - Maintenance is denoted as L=Low, M=Medium and H=High.
____________________________________________
Robert Southey
________________________
Leonardo da Vinci
_____________________________________________
Léon Krier
SmartCode Annotated These annotations are advisory only. The SmartCode
Municipality itself appears only on the right side of each spread.
1. PRIMARILY RESIDENTIAL
Land Use Description Ex. Bay Area; Philadelphia; New Orleans
T1 T2 T3 T4 T5 T6 SD
Very High Twenty or more Stories of Residential with support- - portions of downtown San Francisco
ing Commercial. - portions of Center City near City Hall, S. Broad
Density
- Proposed Poydras CBD projects (none now) ▪
High Eight Story average of Residential with supporting - Golden Gateway; Pacific Heights / Alta Plaza
Commercial. - Center City along Walnut; Rittenhouse Square
Density
- Riverfront Waterhouse District, Lafayette Square ▪ ▪
Medium High Four Story average of Residential with supporting - S. Beach midrise; San Jose River Oaks Village
Density Commercial. - Spruce/Pine St Center City; University City
- French Quarter Edge, Warehouse District ▪
Medium Three Story average Residential (apartments, - Mountain View (The Crossings); North Berkeley
townhouses and small-lot single family) with sup- - Northeast; Wynnefield; E.Mt. Airy; Wiss. Hills
Density
porting Commercial. -Marigny, Bywater, Uptown, MidCity, Old Metairie ▪
Low Single-family Houses, some two Story garden Apart- - Pleasanton, Livermore, San Ramon, Menlo Park,
ments, with supporting Commercial centers. Rohnert Park, Novato, Fairfield
Density
- W. Mt. Airy, Ardmore, Narberth ▪
- Garden District, Audubon Place, Metairie
Very Low Large-lot single family, with minimal Commercial. -Los Altos Hills, Alamo, Ross, Hillsborough
Density -Penn Valley, Gladwyne, Wyncote, Gulph Mills
-Lakefront, NOEast, Gentilly, Harahan, Chalmette ▪ ▪
Rural Residential Large acreage agriculture-oriented single family - Pope Valley, Alexander Valley, Bodega
Houses
(5 acre + typical), minimal Commercial.
- parts of Chester and Bucks Counties
- Fishing / grazing hamlets, surrounding Parishes ▪ ▪
2. PRIMARILY COMMERCIAL
Very High Twenty or more Stories of Commercial, Office and -Financial District
Residential buildings, highly intermixed. Some build- -Penn Center, Comcast Center
Density
ings with Office or Residential over Retail. -Poydras CBD, Riverfront Convention Center ▪
High Eight Story average Commercial, Office and Resi- -Van Ness Avenue corridor
dential buildings, highly intermixed. Some buildings -Chestnut Street in Center City
Density
with Office or Residential over Retail. -Historic CBD, Convention Center District ▪ ▪
Medium High Six Story average Commercial, Office and Residen- -Upper Market Street; downtown Berkeley
Density tial buildings, highly intermixed. Some buildings with
Office or Residential over Retail.
-Walnut Street in Center City
-Canal Street Downtown ▪
Medium Four Story average Commercial, Office and Resi- -Oakland: Piedmont Av & s. of Jack London Sq.
dential buildings intermixed. Some buildings with --Chinatown, Old City
Density
Office or Residential over Retail. -Magazine Street Corridor, Lower Carrollton ▪ ▪
Low Three Story average Commercial, Office and -San Mateo 25th Av area; Palo Alto Cal. Av area
Residential buildings intermixed. Some buildings -Upper Darby
Density
with Office or Residential over Retail. -Upper Carrollton, West End ▪ ▪
Very Low Two Story average Commercial, Office and Resi- -Santa Rosa Railroad Square
Density dential buildings intermixed. Some buildings with
Office or Residential over Retail.
-Ridge Pike, Main Line between towns, Route 1
-Metairie Road Corridor, Claiborne Corridor
▪ ▪
3. BALANCED COMMERCIAL/RESIDENTIAL
Very High Twenty or more Stories of Mixed Use buildings. - Downtown San Francisco
Density - Avenue of the Arts
- CBD Riverfront (proposed)
▪
High Eight Story average of Mixed Use buildings. - Downtown Oakland; downtown San Jose
Density - Rittenhouse Sq, University City
- Historic CBD, Julia Street Corridor (Arts District)
▪ ▪
Medium High Five Story average of Mixed Use buildings, -Downtown Santa Rosa, Walnut Creek, Palo Alto
surrounded by one to four Story Residential -Chinatown, Old City
Density
buildings. - Arts District, French Quarter ▪ ▪ ▪
Medium Three Story average of Mixed Use buildings -Downtown Petaluma, Hayward, Fairfield
Density surrounded by one to four Story Residential
buildings.
-South Street, Italian Market, Baltimore Ave
-Irish Channel, Lower Garden District
▪ ▪ ▪
Low Two Story average of Mixed Use buildings - Downtown Pleasanton, Mill Valley, Vacaville
surrounded by one to three Story Residential - Germantown, Manayunk
Density
buildings. - Lakefront Marina, Bucktown ▪
Downtown A town or city’s most intense neighborhood. Highest - San Francisco Downtown
RCD density, mixed use & pedestrian presence; best
transit connections; most business & culture.
- Philadelphia Center City
- New Orleans CBD ▫ ▪ ▪
Neighborhood Part of a town or city that includes two or more distinct - North Beach, Glen Park
RCD, TND habitats - a mostly residential area with corner stores,
and a mixed-use Main Street or center.
- Roxborough, Francisville, Tacony
- Gentilly Terrace, Garden District ▫ ▫ ▪ ▪ ▪ ▫
Transit Village A city neighborhood or village planned/evolved - Fruitvale-Oakland; Caltrain-Mountainview
around streetcar/light rail lines, BRT and/or com- - Chestnut Hill, U. Darby, Doylestown, Univ. City
TOD
muter rail. Higher density and mixed use near train - Canal & St. Charles/Carrollton Corridors ▪ ▪ ▪
station and all along any streetcar/LR line.
Main Street Linear mixed-use heart of village or town, or center or - 24th St. SF, Haight St. SF, 4th St. Berkeley
edge of city neighborhood. Usually a short corridor. - South St, Main St Manayunk, High St. Pottstown
T5 or T4-O Zone
Two-four stories, mostly retail frontages at ground - Magazine Street Corridor, Frenchmen St. ▫ ▪
floor, residential above. Bus stops.
▪ Required
▫ Permitted
Place Types / Sprawl Types: This table lists single use Place Types categorized in the SmartCode either as Sprawl Types or Special District. Sprawl
Types should evolve into complete neighborhoods using the Sprawl Repair tables. The uses designated SD in the left column below may remain Special
Districts but should introduce some Mixed Use to serve residents and/or employees.
______________________________
William Shakespeare
_________________________________________
REGIONAL WATERSHEDS
FOR ARTICLE 2
This Module is numbered to correlate with Article 2 in the
base SmartCode. The current sections and subsections may
be replaced with these if the jurisdiction wishes to create a
more integrated regional planning scheme. Depending upon
the jurisdiction and the timing of code adoption, it may be
more effective to include the language from this Module
and/or the entirety of Article 2 in the Comprehensive/
General Plan rather than within the body of a calibration
of the SmartCode. If sections are used in both documents,
calibrators must ensure that the language matches or is
compatible. In any case, it is important that the language
be regulatory, not merely advisory.
(Note: If a later version than SmartCode Version 9.2 has
been released, it may already incorporate some or all of
this Module.)
Draft
topography, soil types, cover types, rainfall distributions, parcel configurations,
development patterns, and known Stormwater Hazard Areas.
b. The existing conditions for the regional watersheds shall be modeled using
standardized hydrological methods such as the USDA’s Technical Release 55. At
a minimum, the 2-year, 25-year and 100-year Storm Events shall be modeled.
c. The Natural Cover Condition for the regional watersheds shall be modeled.
d. Stormwater Hazard Areas shall be identified through the analyses of subsections
2.2.9a, 2.2.9b, and 2.2.9c, and by historical records. These areas shall be ranked
by severity of potential damages to health, safety, and urban and environmental
welfare.
e. Appropriate community-based remediations for the highest ranked Stormwater
Hazard Areas shall be developed. This may require hydrological analysis and
value engineering of alternatives; and may involve short, medium, and long-term
solutions involving both private and public entities. The hydrological analysis
for these remediations should show significant hydrograph improvements as
compared to the existing condition for the watersheds, and show progress in
the direction of the Natural Cover Condition hydrograph in terms of time of con-
centration, runoff rate, runoff volume, and water quality.
f. Recommendations shall be made for the Sector Plan based on the RWMP results,
especially as regards lands recommended for Preserved Open Sector (2.3.2),
Reserved Open Sector (2.4.2) and Infill Growth Sector (2.8.2).
g. A stormwater analysis shall be conducted for New Community Plans (Article 3)
and Infill Community Plans (Article 4) by the procedures detailed in those Articles,
and the RWMP shall be revised and updated to incorporate those analyses and
regulations.
2.6.1 (add) These areas have a limited capability to support the infrastructure categories
of 2.8.2 without significantly impacting the environmental categories of 2.4.2.
2.7.1 (add) These areas have a high capability to support the infrastructure categories of
REGIONAL WATERSHEDS
DEFINITIONS OF TERMS
Examples of Natural Cover Condition ratings may include
"oak-aspen, good condition", or "grassland or range, poor
condition".
Not every Stormwater Hazard Area would be considered
a Special Flood Hazard Area (SFHA) by FEMA, though
all SFHA is a subset of the designation Stormwater Hazard
Area. See the Flood Hazard Mitigation Module for transect-
based provisions for SFHAs.
SMARTCODE MODULE REGIONAL WATERSHEDS
Municipality
regional watersheds
Draft
DEFINITIONS OF TERMS
FOR ARTICLE 7
Natural Cover Condition: conditions that existed prior to significant alterations by
humans.
Storm Event: a 24-hour rainstorm. Storm Events are rated as having a percentage
chance of occurrence in any given year. The 2-year Storm Event has a 50% chance,
the 25-year Storm Event has a 4% chance, and the 100-year Storm Event has a
1% chance.
Stormwater Hazard Areas: land areas that are subject to hazards due to precipi-
tation and that are subject to flooding, moisture-induced landslides, avalanches,
high groundwater, tidal waves, etc. The hazards may be either natural or caused
by humans.
Transfer of Stormwater Mitigation (TSM): a method of mitigating the hydrological
effects of Urbanization in one area by improving the hydrological performance of
another area of the same watershed.
TSM: see Transfer of Stormwater Mitigation
Renewable Resources
SmartCode Module
P r e pa r e d by Jaime Correa and A s s o c i at e s
with M a r i a B e n d f e l d t & J e n n i f e r H a m i lt o n
_____________________________________________
Aristotle
Renewable REsources -
Food Production
This table shows ways of incorporating types of local
food production along the Transect. Cities are increasingly
allowing urban agriculture and the raising of animals for
household use, to encourage lower-cost food supplies and
reduction in the energy consumption for food transport.
This code may be modified to require developers of infill
projects to purchase vacant lots and make them available
as community gardens for nearby residents.
A community garden, or allotment garden, provides a
locus of recreation and sociability greater than that of
the private yard, being one of the so-called third places.
They are also welcome by apartment-dwellers who may
enjoy gardening. Allotment gardens can be large enough
to hold habitable shacks as affordable surrogates for rural
weekend cottages. Allotment plots are not sold, but let
under municipal or private administration.
Green roofs are also opportunities for food production,
even as they mitigate carbon emissions and reduce storm
water runoff. They may be incentivized by giving devel-
opers bonuses for installing them.
As tree preservation and planting regulations are intro-
duced, fruit trees may be included and designated for local
food production.
For more detailed food production provisions, including
the raising of animals, see the Agricultural Urbanism
Module.
Renewable Resources - Food Production. This table shows ways of incorporating types of food production along the Transect.
T1 T2 T3 T4 T5 T6 SD Specific
Farm
▪ ▪
Agricultural Plots
▪ ▪ ▪
Vegetable Garden
▪ ▪ ▪
Urban Farm
▪ ▪ ▪
Community Garden
▪ ▪ ▪ ▪
Green Roof
- Extensive ▪ ▪ ▪ ▪ ▪ ▪
- Semi Intensive ▪ ▪ ▪ ▪
- Intensive ▪ ▪ ▪
Vertical Farm
▪ ▪ ▪
Renewable Resources - Solar Energy. This table shows opportunities for the placement of types of solar-powered devices along the Transect.
T1 T2 T3 T4 T5 T6 SD Specifics
Solar Farm
▪ ▪ ▪
▪ ▪ ▪ ▪ ▪ ▪
Public Furniture
▪ ▪ ▪ ▪ ▪
Renewable Resources - Wind Power. This table prescribes opportunities for the placement of types of wind-powered devices along the Transect.
T1 T2 T3 T4 T5 T6 SD Specifics
Wind Farm
▪ ▪ ▪
Horizontal Axis
▪ ▪ ▪ ▪
Vertical Axis
▪ ▪ ▪ ▪ ▪
Public Furniture
▪ ▪ ▪ ▪ ▪
_____________________________________________
John Carroll
Steven Wright
T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
SD SPECIAL
dIStrict
Corner Store
The smallest and most useful retail type, the Corner
Store, ranges from 1500-3000 square feet. These small
stores offer beverages, food and sundries that are needed
on a regular basis by most households, workers and
travelers. Beer, bread, cigarettes, prepared sandwiches,
sundries and snacks represent the bulk of their sales.
Corner stores may be specialty shops, such as bakeries
or cafes, but this table applies to general stores. They
primarily offer convenience over selection and value,
and are often called convenience stores.
Corner Stores are ideally located along major local roads
at the busiest entry to the neighborhood. However, in
densely populated traditional communities, the Corner
Store can be sustainable within the neighborhood when
located along its primary street. The store also benefits
if located adjacent to community buildings, parks and
schools.
Approximately 1000 households are necessary to support
the average Corner Store. This number can be reduced
significantly if the store is located along a major road
with 15,000 cars per day or more. Corner Stores that also
sell gasoline are supportable with virtually no adjacent
homes.
Important: Parking minimums for Special Districts in
this module are based on conventional norms in the
shopping center industry. The minimums in the base
SmartCode and in the urban T-zones for this Module are
lower because they assume nearby mixed use, walkable
thoroughfares, transit-readiness, and shared parking strat-
egies. It may be necessary to negotiate parking amount
and type with the developers of retail within a TND or
RCD. An understanding of the numbers to which they are
accustomed in single-use contexts is helpful, as a starting
point from which to reduce the parking requirements in
new walkable communities and traditional downtowns.
The SmartCode's Table 10 waives parking requirements
for stores under 1500 sf in T-5 and T-6, to support mom-
and-pop survival. The same waiver is entered into the
tables of this Module.
major
major center of zone or main street or
Location n/a building corners B-Grid crossroads,
crossroads main entry road B-Grid
major anchor
Size n/a 1000 - 2000 sf 2000 - 3000 sf 1500 - 2000 sf 500 - 2500 sf 500 - 2500 sf 1000 - 2000 sf
freestanding freestanding
Building Type n/a freestanding freestanding attached attached
or attached or attached
Target Percent Capture of n/a 20% 20% 20% varies varies varies
Catchment Market Potential
Catchment Area n/a 2 – 8 miles 0.5 –1.0 miles 0.25 – 1.0 miles 1 – 5 blocks 1 – 5 blocks varies
Convenience Center
Convenience Centers offer an array of goods and ser-
vices geared towards the daily needs of the surrounding
neighborhoods.
These centers are often anchored with a small specialty
food market or pharmacy. Convenience Center tenants
offer a limited balance of food, personal services and
local offices.
Typical tenants may include a bagel store, bakery, bank,
coffee shop, dry cleaners, financial services, florists, food
market, ice cream, laundry center, mail center, package
liquor, personal services, pharmacy, real estate offices
or tailor.
A Convenience Center needs about 2000 households
to be supportable, or two TND neighborhoods. These
centers must be located along a major road, ideally at
the primary entry to both neighborhoods.
Non-anchored small-scale
shopping center, typically
no more than 30,000 sf.
Supplies banking, carry-out
foods, groceries, office, per-
sonal services, pharmacy,
etc. Limited selection of
goods and services located
in a convenient setting. T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
SD SPECIAL
dIStrict
primary
main street or
Location n/a n/a n/a neighborhood n/a n/a
B-Grid
entry
15,000 – 30,000 10,000 – 15,000
Average size n/a n/a n/a n/a n/a
sf sf
Target Percent Capture of n/a n/a n/a 25% 20% n/a n/a
Catchment Market Potential
Catchment Area n/a n/a n/a 0.25 – 1.5 miles 0.25 – 0.5 miles n/a n/a
3, waived for
Minimum Parking Amount
n/a n/a n/a 4 stores under n/a n/a
spaces per 1000 sf
1500 sf
onstreet, onstreet,
Parking Type n/a n/a n/a n/a n/a
rear surface rear surface
The T-4 zone requires an Open Function designation to accommodate this Retail type. See Table 10.
Neighborhood Center
Anchored with a supermarket, Neighborhood Centers
offer a offer a full range of food and useful goods and
services not available at smaller centers. The primary
anchor is a full sized supermarket typically ranging from
45,000 to 60,000 square feet. This major anchor is the
engine that supports most of the other smaller businesses,
so much so that when a supermarket closes, many of the
other tenants will immediately leave the center.
Neighborhood Centers generally require 6000 to 8000
households within their primary trade area. They are typi-
cally visited once or twice per week by most households
living within a one- to two-mile radius. However, in very
rural areas it is not unusual for residents to drive more
than 50 miles weekly to visit a Neighborhood Center.
A medium-scale shop-
ping center anchored by a
supermarket, typically with
apparel, carry-out foods,
coffee, cleaners, framing,
florist, gifts, hardware, mail,
personal services, office,
pharmacies, restaurants,
and/or shoes. T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
SD SPECIAL
dIStrict
major
Location n/a n/a n/a major crossroads A or B-Grid B-Grid
Thoroughfare
60,000 – 90,000 30,000 – 60,000 20,000 – 50,000 80,000 –150,000
Total Center Size n/a n/a n/a
sf sf sf sf
freestanding
Building Form n/a n/a n/a attached attached attached
or attached
Target Percent Capture of n/a n/a n/a 30% 40% 50% 10-15%
Catchment Market Potential
Catchment Area n/a n/a n/a 1 – 3 miles 6000 households 4000 households 5 – 7 miles
The T-4 zone requires an Open Function designation to accommodate this Retail type. See Table 10.
Community Center
The backbone of the shopping industry, Community
Centers are larger than Neighborhood Centers but of-
ten include the same tenants. Community Centers pull
from a 3 to 6 mile trade area with a 50,000 or greater
population.
The centers often include value department stores,
home improvement centers, sporting goods, apparel,
booksellers, pharmacies, restaurants and supermarkets.
These centers are a challenge to plan in a pure new urban
model, although plans using an A-B Grid quality format
have proven acceptable by leading retailers, when demo-
graphics are favorable. See Section 3.9.1.a of the base
SmartCode for A- and B-Grid Thoroughfare standards.
Some of these centers' retailers can be adapted to urban
conditions, but others will require a separate Special
District location.
A medium-scale shopping
center that includes one or
more value-oriented anchor
stores and/or a supermar-
ket; typically with stores
selling apparel, books,
crafts, office supplies, pet
supplies, and/or sporting
goods, and restaurants. T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
SD SPECIAL
dIStrict
major
Location n/a n/a n/a n/a A or B-Grid A-Grid
Thoroughfare
100,000 – 80,000 – 150,000 –
Average Size n/a n/a n/a n/a
250,000 sf 150,000 sf 350,000 sf
Target Percent Capture of n/a n/a n/a n/a 20% 10% varies
Catchment Market Potential
30,000
Catchment Area n/a n/a n/a n/a 3 – 6 miles 4 – 8 miles
households
3, waived for 3, waived for
Minimum Parking Amount
n/a n/a n/a n/a stores under stores under 4
spaces per 1000 sf
1500 sf 1500 sf
onstreet, rear
Parking Type n/a n/a n/a n/a deck surface, deck
surface, deck
Lifestyle Center
The newest retail typology, Lifestyle Centers were
created in an effort to offer upscale fashion and home
furnishings centers without department stores. These
open air centers were very successful for about ten years,
attracting busy shoppers who seek specific favorite shops.
The centers are built with and without streets; however,
those with streets emulating a traditional Main Street
experience tended to be more successful. As of this
writing (June 2010), Lifestyle Centers that are purely
retail are an endangered type. Developers have recently
found that adding residential, office and civic uses to the
Lifestyle format can increase traffic and improve overall
performance. These new mixed use centers are often
referred to as "Town Centers," although that name also
appears on many retail-only centers.
With a 4-6 mile trade area, Lifestyle Centers and can
squeeze into between Regional Centers or tight niche
markets. Most retailers seek 75,000 households earning
a minimum of $75,000. per year.
However, the Lifestyle Center format also worked during
its brief heyday for moderately priced retailers that have
a broader consumer base. Although the Town Centers
often closely parallel many principles of New Urbanism
and the SmartCode's Intent section, they pose a potential
threat to historic downtowns. The Town Center’s "main
street" collection of popular retailers and restaurants
and its convenient parking and modern retail manage-
ment techniques offer the shopper an experience that is
perceived as "urban enough".
An unintended consequence of this new format is that
they may cause more harm to historic downtowns than
the earlier Regional Malls, since the Malls were such a
contrast to the downtowns. Ideally these Lifestyle and
Town Center shopping center formats should be woven
into existing traditional downtowns, conforming with
T-5 and T-6 contexts as allocated in this table.
150,000 – 200,000 –
Average Size n/a n/a n/a n/a n/a
250,000 sf 350,000 sf
Target Percent Capture of n/a n/a n/a n/a 20% 10% n/a
Catchment Market Potential
50,000 75,000
Catchment Area n/a n/a n/a n/a n/a
households households
3, waived for 3, waived for
Minimum Parking Amount
n/a n/a n/a n/a stores under stores under n/a
spaces per 1000 sf
1500 sf 1500 sf
rear surface
Parking Type n/a n/a n/a n/a deck n/a
or deck
Regional Center
Regional Centers typically focus on apparel and depart-
ment store goods. The centers are always anchored with
multiple full sized fashion department stores and often
include 200,000-300,000 sf of inline shops and restau-
rants. The centers have an average trade area of 10 to 12
miles in conventional suburban densities, but if located
in walkable, transit-connected urbanism the trade area
would be counted in households.
The lead department stores determine when and where
Regional Centers open, and often seek at least 150,000
persons living within the primary trade area. Recently,
discount department stores have been welcomed to Re-
gional Centers in response to consumer preferences and
the consolidation of traditional department stores. Future
Regional Centers should be located in Urban Centers and
Urban Core zones as allocated on this table. Existing
Special District centers should considered for infill of
complementary uses using Sprawl Repair techniques.
See the Sprawl Repair Module.
A large-scale downtown
or mall serving a region,
anchored by multiple mass
merchant department
stores, specialty apparel
stores, and restaurants.
T1 natural
zone T2 RURAL
zone T3 SUB-URBAN
zone T4 GENERAL URBAN
zone T5 URBAN
zone
CENTER
T6 URBAN
zone
Core
SD SPECIAL
dIStrict
interstate
Location n/a n/a n/a n/a A-Grid A-Grid
highway
150,000 – 300,000 – 1.0 – 3.0
Average Size n/a n/a n/a n/a
250,000 sf 500,000 sf million sf
Target Percent Capture of n/a n/a n/a n/a 20% 25% varies
Catchment Market Potential
120,000 150,000
Catchment Area n/a n/a n/a n/a 12 - 15 miles
households households
3, waived for 3, waived for
Minimum Parking Amount
n/a n/a n/a n/a stores under stores under 4
spaces per 1000 sf
1500 sf 1500 sf
Parking Type n/a n/a n/a n/a deck deck surface or deck
Warehouse Retailer
Warehouse Retailers are typically set apart from neigh-
borhoods. The location is justified by their history as
warehouses and factories in areas zoned Industrial,
their enormous size, and/or their need for expansive
loading areas. Anything from an "antique barn" to a
major lumberyard may fall into this category. While a
new Warehouse Retailer may be a justified "big box"
isolated near the highway depending upon its contents,
most retailers of this type should be brought into the T-6
zones or nearby industrial waterfronts of cities by way
of adaptive reuse, if at all possible.
interstate or
major
Thoroughfare
Location n/a n/a n/a n/a n/a n/a or industrial
park 1 mile
or more from
CBD.
100,000 –
Average Size n/a n/a n/a n/a n/a n/a
200,000 sf
reTAIL MARKETS
DEFINITIONS OF TERMS
FOR ARTICLE 7
Catchment Area: the demographics and geographic area necessary to support a
specific retailer or shopping type.
Community Center: a medium-scale shopping center typically between 150,000
and 350,000 square feet that includes one or more value-oriented anchor stores.
Convenience Center: a non-anchored small-scale shopping center, typically 30,000
square feet or less, that supplies goods and services to one or two surrounding
neighborhoods.
Corner Store: a single small-scale Retail business, standalone or part of a Mixed
Use building, typically supplying a limited selection of food and sundries. See Table
10.
Lifestyle Center: a medium-scale open air retail center, typically between 200,000
and 300,000 square feet. Lifestyle Centers typically focus on specialty apparel, home
furnishings and entertainment, sometimes include Residential and Office, and are
often designed to emulate the linear form and Frontage types of a traditional main
street.
Neighborhood Center: a medium-scale shopping center typically between 60,000
and 90,000 square feet that includes a supermarket as an anchor, with numerous
smaller retailers. The center typically serves 4-6 neighborhoods.
Open Function: designation of a Transect Zone for full Mixed Use as provided on
Table 10.
Regional Center: a large-scale downtown or mall serving a region, typically between
500,000 and 1 million square feet, anchored by multiple mass merchant department
stores, fashion specialty stores, and restaurants.
It is not the strongest of the species that survives, nor the most in-
telligent, but the one most responsive to change.
Charles Darwin
SmartCode Annotated These annotations are advisory only. The SmartCode
itself appears only on the right side of each spread.
it may be expected to provide a net inflow of consumers, based upon its relationship
to the larger regional market and its consistency with the Intent of this Code.
TABLE R-SC1: RETAIL TYPOLOGY Corner Store This type is roughly equivalent to the ULI
The classifications and center attributes listed in Table classification of Convenience Store. The Corner Store is a
R-SC1 for this Retail Typology are roughly analogous to single building located in a convenient location, usually on
the classifications that the Urban Land Institute (ULI) and a corner of a main intersection in sub-urban areas (T-2, T-3),
International Council of Shopping Centers (ICSC) assign and on corners at more frequent intervals as determined by
to conventional suburban shopping centers, but are retitled market density in more urban areas (T4, T-5, T-6).
here to reflect distinctions in urban size and format when Neighborhood Shops This type is roughly equivalent to
applied in a sustainable urban context instead. the ULI classification “Neighborhood Shopping Center.”
Actual consumer demand and shopping behaviors, which Neighborhood Shops can occupy one side of a street, both
collectively define the basic tenant mix of goods and sides, or an intersection, and usually line the entire block and
services offered for each type, remain approximately are typically located along a primary thoroughfare between
equivalent to their conventional suburban counterparts. adjacent residential areas, and include merchandise found
However, the traditional urban types described here are in Corner Stores but with more variety. Neighborhood
based more explicitly -- in location, format, scale and size Shops are permitted in T-5 and T-6, as well as the T-4 Open
of assumed trade area -- on recognized urban settlement subzone (see Table 10 for Open Function standards).
patterns and densities as described in the SmartCode. They Main Street Shops This type is roughly equivalent to
are assumed to draw from a more compact and tightly the ULI classification “Community Shopping Center.”
defined catchment, relating primarily to the density and Main Street Shops have a similar form to Neighborhood
proximity of its consumer market. By contrast, conven- Shops but may extend beyond one block, often turning a
tional analyses rely primarily upon the contrived consumer corner and extending down the perpendicular block, and
access represented by vehicle counts. are typically located at primary intersections and transit
In this table, an ideal size is listed for each category, nodes. Main Street Shops are permitted in T-5 and T-6,
which assumes that changes in market density or charac- and also include merchandise and uses found in Neigh-
teristics (i.e., Transect Zone), will be directly reflected in borhood Shops.
the frequency and spatial allocation of each type. These Downtown Shopping District This type is roughly equiva-
differ from the typical size ranges of their conventional lent to the ULI classification “Regional Shopping Center.”
equivalents. For this reason, only the ideal size should be The Downtown Shopping District extends over several
used to calibrate and entitle new commercial development blocks, usually on either side of two major intersecting
for each T-zone. thoroughfares, and include the merchandising categories
Each retail center type is generally defined by its tenant mix and uses that occur in the three other retail types. The
and Gross Leasable Area (GLA), and is ideally restricted Downtown Shopping District is permitted only in T-6 (or
in both its regional and community allocation, i.e., in size, in fact becomes the T-6 zone), and may occur in multiple
type, and frequency of occurrence, relative to its Transect locations in a polycentric metropolis. Still, even the larg-
Zone. In this way, a retail typology exists within a rational est American cities usually exhibit one primary center
framework intended to promote self-regulating growth and corresponding with either the highest intensity of employ-
long-term sustainability. ment or residential or both, such as the cores of Center
General While each Transect Zone has an allowable City Philadelphia or the Chicago Loop. These traditional
“highest order” retail type associated directly with that zone, downtowns, like the RCD Community Unit, also include
each preceding “lower order” retail type also still exists T-4 General Urban fabric and T-5 Urban Center corridors,
within that zone, but at more frequent intervals, based on a though in Philadelphia and Chicago these areas are gener-
more compact trade area. However, only the frequency of ally more urban in character than the uncalibrated T-4 and
lower-order types should increase, not their scale. Because T-5 of the model SmartCode.
the same kinds of goods and services offered in a Corner Thus a Downtown Shopping District may sit astride
Store type are still needed in higher density neighborhoods, multiple neighborhoods, or may comprise one or more
it can be found in all Transect Zones from T-2 to T-6. neighborhoods in and of itself, consistent with Community
Conversely, the Downtown Shopping District is designed Units structured by pedestrian sheds.
to serve only the largest of trade areas, and therefore can
only be located in T-6. This progression accurately reflects
the successional nature of true urbanism.
Table R-SC1: Retail Typology Form-based Graphics. This table describes and illustrates the types of Retail in an urban context and
the Transect Zones in which they may be allocated.
T1 T2 T3 T4 T5 T6 SD Specifics
Table R-SC4: Thoroughfare Frontages. This table shows the Thoroughfare types that each Retail type may enfront.
RL-24-12
RA-24-24
RD-50-14
RD-50-18
RD-50-24 ▪
ST-40-19 ▪ ▪
ST-50-26 ▪ ▪
ST-50-28
ST-50-30 ▪
ST-60-34 ▪ ▪
CS-50-22 ▪ ▪
CS-55-29 ▪ ▪
CS-60-34 ▪ ▪ ▪
CS-80-44 ▪ ▪ ▪
CS-80-54 ▪ ▪
CS-100-64 ▪ ▪ ▪
AV-75-40 ▪ ▪ ▪
AV-90-56 ▪ ▪ ▪
BV-115-33 ▪ ▪ ▪ ▪
BV-125-43 ▪ ▪ ▪ ▪
BV-135-33 ▪ ▪ ▪ ▪
BV-135-53 ▪ ▪ ▪ ▪
Table R-SC5: Retail Mix. This table shows the services and uses that can be included in each retail type.
Newsstand ▪ ▪ ▪ ▪
Convenience Goods ▪ ▪ ▪ ▪
Coffeeshop / Cafe / Bakery ▪ ▪ ▪ ▪
Barber / Hairdresser ▪ ▪ ▪
Dry Cleaner ▪ ▪ ▪
Casual Shoes / Apparel ▪ ▪ ▪
Hardware ▪ ▪ ▪
Pharmacy ▪ ▪ ▪
Supermarket / Grocery ▪ ▪ ▪
Artisan Goods ▪ ▪ ▪
Sporting Goods ▪ ▪ ▪
Casual Dining / Takeout ▪ ▪ ▪
Home Electronics ▪ ▪
Junior Department Store ▪ ▪
Cosmetics ▪ ▪
Dress Shoes / Apparel ▪ ▪
Fine Dining / Entertainment ▪ ▪
Fine Art / Jewelry ▪ ▪
Large Appliances ▪ ▪
Home Furnishings ▪ ▪
High Fashion ▪
Major Department Store ▪
_____________________________________________
Eliel Saarinen
_____________________________________________
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA1
SMARTCODE MODULE SIGNS
Municipality
Note: All requirements in this
Module are subject to calibration
for local context. T1 T2 T3 T4 T5 T6 SD SPECIFICATIONS
▪ By Right
▫ By Warrant
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA2
SMARTCODE MODULE SIGNS
Municipality
Note: All requirements in this
Module are subject to calibration
for local context. T1 T2 T3 T4 T5 T6 SD Specifications
▪ By Right
▫ By Warrant
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA3
SMARTCODE MODULE SIGNS
Municipality
Additional permitted sign types
may be added to this page,
according to local context. T1 T2 T3 T4 T5 T6 SD Specifications
▪ By Right
▫ By Warrant
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA4
SMARTCODE MODULE SIGNS
Municipality
ii. Flat Panel. Letters shall be printed or etched on same surface as the back-
ground, which is then affixed to the wall and externally illuminated.
iii. Channel Letters by Warrant. Each letter shall have its own internal lighting
element, individually attached to the wall or onto a separate background panel.
The letter shall be translucent, or solid to create a backlit halo effect.
d. Height and width shall be measured using smallest rectangle that fully encom-
passes the entire extent of letters, logo and background.
e. Band Signs shall not be wider than 90% of the width of the building Facade or tenant
space.
f. Band Signs shall not project vertically above the roof line.
g. Band Signs may be illuminated from dusk to dawn or during hours permitted by
the lighting ordinance. External lights shall be shielded from direct view to reduce
glare.
h. Neon may be permitted on Band Signs by Warrant. No other internal lighting
shall be permitted.
i. Electrical raceways, conduits and wiring shall not be exposed. Internal lighting
elements shall be contained completely within the sign assembly or inside the
wall.
j. Band Signs should be placed where the architectural features suggest the best
placement for signage. They should be vertically aligned with the center of an
architectural feature such as a storefront window, entry portal, or width of a bay or
overall retail space. They shall not interrupt or obscure these features or cause
visual disharmony.
k. Where multiple Band Signs are present on a single building (i.e. for retail tenants
in a shopping center), signage shall be coordinated in terms of scale, placement,
colors and materials.
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA6
SMARTCODE MODULE SIGNS
Municipality
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA7
SMARTCODE MODULE SIGNS
Municipality
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA8
SMARTCODE MODULE SIGNS
Municipality
Address Sign: a sign, generally applied to a building wall, that displays a building’s
address.
Apex: the highest point of a sign as measured from the point on the ground where
its structure is located, or, if no sign structure is present, from the point on the ground
directly below the sign itself.
Awning Sign: lettering applied directly on the Valance or other vertical portion of
an awning.
Band Sign: a sign that is attached flat on the exterior front, rear or side wall of any
building or other structure. (Syn: wall-mounted sign, fascia sign)
Blade Sign: a sign mounted on the building Facade, projecting at a 90-degree
angle. (Syn: projecting sign)
Channel Letters: removable letters that fit into channels on a sign or Marquee.
Clearance: the height above the walkway, or other surface if specified, of the bottom
edge of an element.
Marquee: a structural feature of a building that provides shelter and sign space.
Message Board: a sign with changeable text. Non-electronic Message Boards
typically consist of letters attached to a surface within a transparent display case.
Electronic Message Boards typically have a fixed or changing message composed
of a series of lights.
Nameplate: a sign consisting of either a panel or individual letters applied to a
building, listing the names of businesses or building tenants.
Outdoor Display Case: a sign consisting of a lockable metal or wood framed cabinet
with a transparent window or windows, mounted onto a building wall or freestanding
support. It allows the contents, such as menus or maps, to be maintained and kept
current.
Shed Awning: an awning with two short sides in addition to the main canopy.
Shingle Sign: a small Blade Sign usually mounted on the ground floor level, dis-
playing a building's professional tenant directory.
Sidewalk Sign: a movable freestanding sign that is typically double-sided, placed
at the entrance to a business to attract pedestrians. (Var: sandwich board, A-frame
sign.)
Signband: the horizontal signage area on a Valance or Marquee.
Valance: the portion of an awning that hangs perpendicular to the Sidewalk.
Window Sign: a sign placed or painted on the interior of a Shopfront window or
the window of a business door.
Yard Sign: a permanent freestanding sign in the Private Frontage, including a
supporting post or posts.
©2010 B rown & K eener U rban D esign for S mart C ode v 9.2 SCA9
SPRAWL REPAIR
SMARTCODE MODULE
P R E PA R E D BY D U A N Y P L AT E R -Z Y B E R K & C O .
_____________________________________________
Léon Krier,
The Architecture of Community
SMARTCODE ANNOTATED These annotations are advisory only. The SmartCode
Municipality itself appears only on the right side of each spread.
and civic spaces. yet include the G-5 Sector, it can be added during calibra-
The G-5 Sprawl Repair Sector consists of individual or tion and would permit the Community Units/Walkable
aggregate areas of the following Sprawl Types: Place Types shown on Table SR1 and Table SR3 of this
• Rural Subdivisions Module.
• Single-family Subdivisions
• Multi-family Subdivisions
• Shopping Centers and Strips
• Business Parks and Suburban Campuses
• Malls
• Edge Cities
• Sprawl Type Thoroughfares
• Sprawl Type Open Space
Some of these areas will be up-zoned to accommodate
higher but well-designed density, and justify the introduc-
tion of mixed use and transit. This creates the regulatory
basis for successional growth and the transformation of
sprawl types into viable neighborhoods with more trans-
portation and housing choices. The most important issue
will be to allow a flexibility of use within existing structures
(houses becoming live-work units, big box retail becoming
office space or a civic building, etc.), as well as densifica-
tion within existing parcels and lots (such as a mansion
turned into multifamily units or an assisted living facility,
or the addition of accessory units). Another important task
is to calm and retrofit dangerous thoroughfares so they are
safe for walking and bicycling, while creating connections
among residential areas, shops, workplaces, schools and
other civic buildings, and recreation.
All structural urban and zoning changes will be reflected
in specific Regulating Plans.
RURAL SUBDIVISIONS
SINGLE FAMILY SUBDIVISIONS
MULTIFAMILY SUBDIVISIONS
SHOPPING CENTERS AND STRIPS
BUSINESS PARKS AND SUBURBAN CAMPUSES
MALLS
EDGE CITIES
SPRAWL TYPE THOROUGHFARES
SPRAWL TYPE OPEN SPACE
PROXIMITY TO THOROUGHFARES
MEDIUM SLOPES
WOODLANDS
FLOOD PLAIN
OPEN SPACE TO BE ACQUIRED
CORRIDORS TO BE ACQUIRED
BUFFERS TO BE ACQUIRED
LEGACY WOODLAND
LEGACY FARMLAND
LEGACY VIEWSHEDS
CLD RESIDUAL OPEN SPACE
DRAFT
RURAL GROWTH BOUNDARY
SURFACE WATERBODIES
PROTECTED WETLANDS
PROTECTED HABITAT
RIPARIAN CORRIDORS
PURCHASED OPEN SPACE
CONSERV. EASEMENTS
LAND TRUST
TRANSPORT. CORRIDORS
CLD OPEN SPACE
◄------------------------------------------------------------------------------------------► ◄------------------------------------------------------------------------------------------► ◄----------------------------------------------------------------------------------------------► ◄---------------------------------------------►
(PRIMARILY OPEN SPACE) (PRIMARILY NEW COMMUNITIES) (SUCCESSIONAL COMMUNITIES) (SPRAWL TO BE
REPAIRED )
O1 OPEN SECTOR O2 OPEN SECTOR G1 GROWTH SECTOR G2 GROWTH SECTOR G3 GROWTH SECTOR G4 GROWTH SECTOR G5
PRESERVED RESERVED RESTRICTED CONTROLLED INTENDED INFILL SPRAWL
REPAIR SECTOR
CLD CLD TND TND RCD TND RCD CLD TND RCD
T1 NO MINIMUM NO MINIMUM
50% MIN 50% MIN
T2 NO MINIMUM NO MINIMUM NO MIN NO MIN VARIABLE
T4 20 - 40% 20 - 40% 30 - 60% 30 - 60% 10 - 30% VARIABLE VARIABLE VARIABLE VARIABLE VARIABLE
T-1 Natural Zone consists of lands approxi- General Character: Natural landscape with some agricultural use
mating or reverting to a wilderness condition, Building Placement:
T-1 NATURAL
Not applicable
including lands unsuitable for settlement due to Frontage Types: Not applicable
topography, hydrology or vegetation. Typical Building Height: Not applicable
Type of Civic Space: Parks, Greenways
Type of Thoroughfare: Roads, Highways, Parkways, Paths
T-2/S-2 Rural Zone consists of sparsely settled General Character: Primarily agricultural, but may include woodlands, wetlands, other natural
T-2 / S-2 RURAL
lands in open or cultivated states. These include features and scattered buildings (farms, barns, sheds, silos)
woodland, agricultural land, grassland, and Building Placement: Not applicable
irrigable desert. These lands are often held Frontage Types: Not applicable
speculatively near the encroaching edge of Typical Building Height: 1-to-2-story
Conventional Suburban Development. Type of Civic Space: Parks, Greenways
Type of Thoroughfare: Roads, Highways, Arterials
S-3 Rural Subdivisions consist of single-family General Character: Naturalistic planting, large lawns, rural roads, limited pedestrian activity, no
SUBDIVISIONS
detached houses located on 1/2 acre lots or city services, rural sprawl
S-3 RURAL
larger. Setbacks are relatively deep and the Building Placement: Large and variable front and side yards
infrastructure is sporadic. Automobile access Frontage Types: Yards, fences, naturalistic tree plantings
is crucial. Typical Building Height: 1-to-2-story
Type of Civic Space: Parks, Greenways
Type of Thoroughfare: Local and Collector Streets
S-4 Single Family Subdivisions consist predom- General Character: Denditric street network, cul-de-sac and collector roads, Snouthouses and
SUBDIVISIONS
inantly of single-family detached housing pods Dingbats, occasional pedestrian activity, lack of block structure
S-4 SINGLE
on small, medium or large lots, segregated by Building Placement: Variable front and side Setbacks
FAMILY
market segment. Medium front Setbacks yield Frontage Types: Yards, fences, lawns and landscaping
front lawns and relatively large backyard. Typical Building Height: 1-to-2-story, some 3-story
Type of Civic Space: Leftover open space, usually in backyards
Type of Thoroughfare: Local and Collector Streets
DRAFT
S-5 Multifamily Subdivisions consist of attached
S-5 MULTI FAMILY
General Character: Denditric street network, pedestrian unfriendly, underutilized parking lots,
SUBDIVISIONS
and detached multi-family housing. Townhouses limited connectivity, “train wreck” character
without towns, or auto-dependent apartment or Building Placement: Scattered or clustered, parking dominates
condo clusters. Frontage Types: Parking lot, disconnected greens
Typical Building Height: 1-story
Type of Civic Space: Parking lot
Type of Thoroughfare: Local and Collector Streets
S-6 Shopping Centers consist of large retail General Character: Traffic congestion, pedestrian unfriendly, underutilized parking lots, limited
S-6 SHOPPING
CENTERS &
services. Includes strip retail, big box retail and Building Placement: Aligned or scattered, deeply set back behind parking
fast-food and/or gas station outparcels. Frontage Types: Parking lot
Typical Building Height: 1- to 3-story
Type of Civic Space: Parking lot
Type of Thoroughfare: Collector and Arterial Streets
S-7 Business Parks and Suburban Campuses General Character: Homogenous, auto-dependent, limited connectivity, lack of relationship
SUB. CAMPUSES
S-7 BUSINESS
S-8 Malls consist of large structures, enclosed General Character: Large structures surrounded by parking, near Arterials & interchanges
or open air, dedicated to large concentrations Building Placement: Random
S-8 MALLS
S-9 Edge Cities consist of agglomerations General Character: Close to Arterials and highway interchanges, pedestrian unfriendly, limited
S-9 EDGE CITIES
of segregated high intensity commercial, connectivity, high density/intensity, high rise development
residential, and lodging uses that are statisti- Building Placement: Random, free standing
cal but not functional equivalents of the urban Frontage Types: Parking lot
core of a city. Typical Building Height: 1-to-multistorey
Type of Civic Space: Parking lot, open plaza
Type of Thoroughfare: Collector and Arterial Streets, private drives, beltways
10 - 30 %
50% min.
20 - 40%
• Concentrate infrastructure 1/4 square mile
CLD
• Create a rural Green • Hamlet growing into a village
• Introduce Live-Works, farmers
market
No Minimum
30 - 60 %
10 - 30 %
• Repair Thoroughfares; add pedes- • Transit potential
TND
trian and bike Paths • Neighborhood/Town Square
• Define and make usable Open and
Civic Space
No Minimum
30 - 60 %
10 - 30 %
TND
• Repair Thoroughfares; add pedes- • Transit potential
trian and bike Paths • Community gathering places
• Define and make usable Open and
Civic Space
RCD / TND
DRAFT
10 - 30 %
10 - 30 %
40 - 80 %
CAMPUSES
RCD / TND
uses • Incentives for infrastructure
10 - 30 %
10 - 30 %
40 - 80 %
10 - 30 %
40 - 80 %
RCD
urban Blocks • Transit potential
• Rationalize parking; add garages • Community gathering places
• Define and make usable Open and
Civic Space
10 - 30 %
40 - 80 %
BOULEVARD
• Introduce parallel parking
FREEWAY
PARKWAY
• Introduce transit - light rail or Bus Rapid
Transit
• Introduce separated bikeways
• Assemble Public Frontages according
to T-zones
BOULEVARD
ARTERIAL
• Introduce medians
AVENUE
• Introduce transit
• Introduce separated bikeways
• Assemble Public Frontages according to
T-zones
DRAFT
• Reduce number of lanes T4 T5 T5 T6
• Reduce Curb Radii
• Reduce lane width
COMMERCIAL STREET
• Introduce parallel or diagonal parking
COLLECTOR
• Introduce medians
AVENUE
STREET
T-zones
T-zones
PARKWAY ROUNDABOUT
• Reduce lane widths
• Assemble Public Frontages according
BOULEVARD
to T-zones
FREEWAY
DRAFT
• Reduce number of lanes T4 T5 T5 T6
• Reduce Curb Radii
AVENUE / COMMERCIAL STREET
to T-zones
STREET
T3 T4 T3 T4
APARTMENTS
• Design a common living/ dining/ enter-
tainment area
• Subdivide mansion into three or more
flats
• Organize parking behind the building
T3 T4 T3 T4
• Subdivide the Lot into a duplex
FRONT-LOADED HOUSE
LIVE-WORK
DUPLEX
DRAFT
T4 T5 T5 T6
• Add liners in front of building to create a
NEIGHBORHOOD STORES
LINERS / MAIN STREET
main street
• Keep drive-thru
DRIVE-THRU
T4 T4 T5
• Keep gas station and pumps and build a
CORNER STORES
CORNER STORE
T5 T6 T5 T6
• Wrap the garage with a Liner
PARKING GARAGE
Building
LOFTS / OFFICES
• Convert the garage into lofts
or Offices
LINERS
• Create a street
• Reorganize parking; create on-
street parking
T4 T5 T4 T5
• Convert the strip center into a
RECYCLING CENTER
recycling center
STRIP CENTER
LINERS
the front
DRAFT
T5 T6 T5 T6
• Create a main street terminating
CIVIC INSTITUTION
on building
• Convert building into Civic, Office,
BIG BOX
LINERS
industrial
• Add lined or underground garages
along the main street
T4 T4 T5
• Infill the parking lot in front of
SENIOR HOUSING CAMPUS
Courtyard Housing
• Create a main street with incu-
bator businesses terminating
on building
________________________________________
R. Buckminster Fuller
ARTICLE 3
ZERO NET ENERGY BUILDINGS Vehicle Miles Traveled
This section activates Table SU1, Table SU2, and Table This section activates Table SU5, which adapts the 2030
SU3. The Architecture 2030 Challenge, which has been Community Campaign benchmarks to each Transect Zone
put forward by the non-profit organization Architecture for reduction in Vehicle Miles Traveled (VMT).
2030 (www.architecture2030.org) is used in those tables The 2030 Community Campaign is based on sustaining us
as a benchmark goal for building energy use reduction. as “a nation of neighborhoods.” The Intent section of the
It proposes that all new buildings produce no greenhouse SmartCode spells this out. The average American family
gas emissions by the year 2030. Buildings are responsible is dependent on cars to meet its daily needs, driving on
for 48% of all energy consumption in the United States, average 21,500 miles a year. Vehicle miles traveled by
making them the single largest contributor to greenhouse Americans is expected to grow 2.5% per year, increasing
gas emissions. The baseline to establish reductions should energy consumption and carbon omissions contributing
be taken from an established regional average by the to climate change. Additionally, obesity and other side
applicable building type (e.g., edgeyard house, rearyard effects of inactive lifestyles are predicted to shorten life
building, mixed use building) from a set year, such as the span as much as five years per American.
year of the code adoption. Base VMT to establish the percentage decrease should be
These goals should be applied on the Building Scale per calculated from local or regional community data from
each Transect Zone. However, communities seeking a 2005. (National baseline from 2005 per the American
particular city-wide goal may consider requirements for Planning Association, the Environmental and Energy
District Energy Generation. For that reason Article 3 Study Institute, and the 2030 Community Campaign, is
Standards are included. 8,000 VMT per person).
See Table SU1 for additional standards and annotations. Methods recommended to achieve the goal are listed
See Table SU2 for details on Surface to Volume Ratio and in Table SU5 as more appropriate or more efficient for
Building Orientation. some Transect Zones, though many of the methods may
be utilized across the Transect. Development patterns
See Table SU3 for details on Shading of Glazing.
contribute to reducing VMT as do policies and strategies
for Transportation Demand Management (TDM).
PUBLIC DARKNESS See Table SU5 for additional standards and annotations.
This section activates Table SU4, which addresses
standards at the light source to maintain desired general TREE CANOPY COVER
ambient light levels across the Transect. Lighting standards This section activates Table SU6, which provides a goal
protect against glare, preserve the night sky, and reduce for minimum tree canopy cover by Transect Zone as well
unnecessary energy use from overlighting. Rural zones as methods to achieve these goals. Tree canopy cover cools
tend to be darker, while higher levels of outdoor lighting the urban environment, traps air pollutants, absorbs carbon
may be more suitable in mixed use urban zones. dioxide, and intercepts rainwater to reduce stormwater
See Table SU4 for additional standards and annotations. runoff. The minimum tree canopy coverage goals for each
zone in this table have been developed as a benchmark for
the local community. The amounts should be calibrated
to the community, based on the climate. The methods are
standards to achieve these goals and promote tree health
and survival.
See Table SU6 for additional standards and annotations.
(continued)
Table SU1: Zero Net Energy Buildings. This summary table provides goals for achieving Zero Net Energy buildings within each Transect Zone.
Projects must achieve an energy savings goal of the percentage of baseline energy used. Additionally, methods are recommended for Transect Zones
where they will meet the goals most efficiently, though many of the methods may be utilized in all Transect Zones.
▪ Method is appropriate and most efficient toward achieving the goal within this Transect Zone.
Biomass
Biomass District Energy, produced from burning organic
matter, is best used where a fuel source is readily available.
The fuel is typically a waste product such as urban or
Building Orientation
Building orientation describes buildings sited for passive
energy use. Typically, orienting the building or unit on
an east-west axis provides smaller eastern and western
exposures. The longer southern exposure allows passive
heating in the winter, and shading the glazing from the
higher summer sun reduces cooling needs.
Building orientation can reduce energy use by 15-30%.
This method is most applicable in lower T-zones with larger
lots and greater solar access, though orientation should be
considered in all cases. New Comunity Plans should take
thoroughfare and block orientation into account.
Table SU2: Surface to Volume Ratio and Building Orientation. This table shows the most basic building types and the level of their Surface to
Volume Ratio and recommended orientation to achieve lowest energy use. The black lines on the building envelopes indicate shared walls. Each
shared wall reduces a unit’s surface-to-volume ratio.
T2 T3 T4 T5 T6 SD
Single-unit one story
N
W
▪ ▪ ▪ ▪
E
S
S/V Ratio: High
Orientation: E-W
Side-by-Side Units
N
W
▪ ▪ ▪
S E
S/V Ratio: Medium
Orientation: N-S
Multi-unit
N
W
▪ ▪ ▪
S E
S/V Ratio: Low
Orientation: E-W
High-rise
N
W ▪ ▪
Chart information for the single unit and townhouse building adapted from energy modeling performed by Alan Chalifoux.
Roof Overhang
Providing an appropriate roof overhang is a common
method for providing shading of glazing. In most climates,
T2 T3 T4 T5 T6 SD
Tree
▪ ▪ ▪ ▪
▪ ▪ ▪ ▪
▪ ▪ ▪ ▪
Roof Overhang
▪ ▪ ▪ ▪ ▪
Exterior Shade
▪ ▪ ▪ ▪
Light Shelf
▪ ▪ ▪ ▪
Deep Windows
▪ ▪ ▪ ▪ ▪ ▪
Double Skin
▪ ▪ ▪
PUBLIC DARKNESS
The Public Darkness table defines standards to maintain
desired general ambient light levels across the Transect.
Lighting standards protect against glare, preserve the night
sky, and reduce unnecessary energy use from overlighting.
Rural zones tend to be darker, while higher levels of outdoor
lighting may be more suitable in mixed use urban zones.
See Table 5 of the base SmartCode and the Lighting and
Lighting Design Modules at www.transect.org.
TABLE SU4: Public Darkness. This table outlines standards for preserving public darkness. They apply to the Public Frontage and the
Private Frontage.
T1 T2 T3 T4 T5 T6
Ambient Light Levels none very low very low low medium high
STANDARDS
Full Cutoff Full Cutoff
lighting, some lighting, some
Full Cutoff
Minimal electric Minimal lighting, Minimal lighting, low wattage, non-Full
lighting, controlled
Maximum Lighting lighting; should all Full Cutoff, all Full Cutoff, non-Full Cutoff lighting;
with dimmers,
Standards be turned off controlled with controlled with Cutoff lighting; controlled with
time switch or
most of the time motion sensors motion sensors controlled with dimmers, time
motion sensors
dimmers, time switch or motion
switch or motion sensors
Maximum Lamp
Allowance (Lumens) 6500 lu 17,000 lu 17,000 lu 24,000 lu 44,000 lu 60,000 lu
Chart information compiled from: Model Lighting Ordinance (draft),Nancy Clanton, Clanton & Associates
TREE CANOPY COVER municipality. Tree canopy cover on green roofs may be
This table provides a goal for minimum tree canopy cover utilized to meet this requirement, if mature canopy can be
by Transect Zone as well as methods to achieve these achieved by the planting method.
goals. Tree canopy cover cools the urban environment, Street Tree Requirement
traps air pollutants, absorbs carbon dioxide, and intercepts
Parking lot canopy requirements are set to minimize the
rainwater to reduce stormwater runoff. The minimum tree
heat island effect of parking lots and shade a large portion
canopy coverage goals for each zone in this table have been
of the paved area. On lots with buildings, yards, and park-
developed as a benchmark for the local community. The
ing lots, the parking lot should be calculated separately,
amounts should be calibrated to the community, based on
per this section of the table.
the climate. The methods are standards to achieve these
goals and promote tree health and survival.
Methods: Healthy Trees Standards
Canopy cover is a measurement of total mature tree canopy Canopy cover requirements are measured at mature
within a Transect Zone from trees located on all private lots, growth, relying on a healthy planting method to achieve
parking lots, open space, and street rights-of-way. Existing that maximum canopy size. While planting mix and pit size
trees may be utilized to meet the canopy requirements, and should be established based on local methods, two plant-
when existing trees do not fulfill the requirements, new ing requirements are typically underutilized, especially
trees should be planted. Tree canopy is measured at mature in urban locations: permeable surface requirements and
size, established by regional growth patterns. See use of structural soil. See the Natural Drainage and Light
Imprint Modules at www.smartcodecentral.org.
Public Canopy Cover Standards - Community Scale
(Article 2, Article 3 & Article 4) Minimum Permeable Surface per Tree
Civic Space Minimum Canopy Cover Permeable surfaces allow air and rainwater to permeate
soils within the root zone of the tree. Permeable surface
Public canopy requirements apply to civic open spaces and
requirements have been set in the higher Transect Zones
thoroughfares. Civic space often provides a large amount
to accommodate trees in treewells with or without tree
of tree canopy towards meeting the goal. The standards
grates, though these levels are below the minimums to
for these spaces are balanced to allow for sunny areas as
foster healthy urban tree growth. In T-4, the minimum of
well. See Table 13 of the model SmartCode for types of
270 square feet is the equivalent of a 9’ wide planting strip
Civic Spaces.
with medium or large trees planted 30’ on center. Highly
Street Tree Requirements permeable pavement adjacent to the tree well in walkways
Continuous street trees are an important component of or on-street parking areas should be utilized in addition
the urban canopy. However, in the base SmartCode, very to both these areas, though not required in the table. In
narrow urban thoroughfares in T-5 and T-6 are exempted lower Transect Zones, where more space is available, the
from tree requirements, so conflicts should be avoided in permeable surface required is equivalent to approximately
calibration of the code with this Module. Visibility into 50% of the canopy area, or “drip zone,” the minimum for
shopfronts and “eyes on the street” should be considered healthy large tree growth.
when selecting tree species. See Section 3.7.3 and Section Structural Soil Requirement per Tree
5.11 of the base code for Public Frontages and Landscape
With reduced permeable surfaces, structural soil adjacent
Standards, and Table 5 Public Planting.
to the tree well can improve the health of the tree by
providing areas for tree roots to penetrate, especially below
Private Canopy Cover Standards - Building Scale pavement. Recommended surface areas for structural soils
(Article 5) are minimal and should be calibrated to the community.
Private Lot Minimum Canopy Cover These amounts are in addition to the permeable surface
area required. At a minimum, structural soil should be
Each private lot shall also meet a minimum canopy
provided adjacent to trees in tree wells in T-5 and T-6, though
cover requirement towards achieving the overall goal.
the municipality may elect to increase the structural soil
The requirements are set to allow a balance between sun
area to a percentage of the mature canopy area, between
and shade on each parcel. The canopy requirements are
50% and 100%. Structural soil can be utilized below any
for the lot as a whole and should be calibrated for each
pavement surface.
GOAL
T1 T2 T3 T4 T5 T6 SD
Tree Canopy Cover Goal by Zone 0 0 45% 30% 25% 15% 40%
PUBLIC CANOPY COVER STANDARDS - COMMUNITY SCALE (ARTICLE 2, ARTICLE 3 & ARTICLE 4)
Civic Space Minimum Canopy Cover none none 50% 50% 50% 30% 50%
Street Tree Requirements naturalistic naturalistic clustered 30’ o.c. 30’ o.c. 30’ o.c. 30’ o.c.
PRIVATE CANOPY COVER STANDARDS - BUILDING SCALE (ARTICLE 5)
1 per15,000 sf 1 per 10,000 sf 1 per 7500 sf
Private Lot Minimum Canopy Cover none none none by Warrant
of Lot or 6% of Lot or 10% of Lot or 12%
Parking Lot Minimum Canopy Cover 30% 30% 30% 30% 30% 30% 30%
HEALTHY TREES STANDARDS
Minimum Permeable Surface per Tree 450 sf 450 sf 450 sf 270 sf 25 sf 25 sf by Warrant
Structural Soil Requirement per Tree none none none 180 sf 250 sf 250 sf by Warrant
For Healthy Urban Trees, refer to the Urban Horticulture Institute, Cornell University.
T1 T2 T3 T4 T5 T6 SD
STANDARDS - REGIONAL SCALE (ARTICLE 2), COMMUNITY SCALE (ARTICLE 3 , ARTICLE 4) OR MULTIPLE BUILDINGS (ARTICLE 5)
District Stormwater System
Development of a community or portion of a
community with a centralized system.
One-hundred Year Storm Event: a 24-hour rainstorm having a one percent chance
of occurrence in any given year.
Photovoltaic (PV): capable of producing voltage when exposed to radiant energy,
especially light.
Rideshare: a transportation mode in which vehicles carry additional passengers.
(Syn: carpooling.)
Runoff Release Rate: the quantity per unit of time at which stormwater runoff is
released from upstream to downstream land.
Solar Reflective Index (SRI): a measure of the constructed surface’s ability to
reflect solar heat, as shown by a small temperature rise. Numerically, standard
black is 0 and a standard white is 100.
Stormwater Runoff Volume: the volume of water that results from precipitation that
is not absorbed by the soil, evaporated into the atmosphere, or entrapped by ground
surface depressions and vegetation, and that flows over the ground surface.
Structural Soil: a load-bearing soil that resists compaction to allow for healthier
tree root growth. Angular gravel within the soil mix allows air and water to permeate
while supporting pavement loads.
Surface to Volume Ratio (S/V Ratio): the amount of surface exposed to the outside
per volume of building unit.
Transportation Demand Management (TDM): policies and strategies that are the
basis for decisions made related to transportation demand and choice of mode.
Two Year Storm Event: a 24-hour rainstorm having a fifty percent chance of
occurrence in any given year.
Zero Net Energy: energy production of a building that is equal to or greater than
what the building consumes.
_____________________________________________
If they'd lower the taxes and get rid of the smog and clean
up the traffic mess, I really believe I'd settle here until the
next earthquake.
Groucho Marx
T3 Sub-Urban ON T4 General Urban IN T4 General Urban IN T5 Urban Center / T5 Urban Center / T6 URBAN Core IN
MAIN STREET IN CORRIDOR IN
Transit Corridor Commuter Town City CITY CENTER
COMMUTER Town City Center
Land Use Mix Residential SFD Residential mix Residential mix Multifamily housing Multifamily housing Multifamily housing
Retail at stop/station local serving Retail local serving Retail Retail Retail Retail
local serving Office local serving Office primary Office center Office primary Office center
Education urban entertainment
Minimum Housing Density >12 units / acre >12 units / acre >20 units / acre >50 units / acre >50 units / acre >60 units / acre
(>30 units / Ha) (>30 units / Ha) (>50 units / Ha) (>123 units / Ha) (>123 units / Ha) (>148 units / Ha)
Housing Types Detached Detached Detached Apartment Bldg. Apartment Bldg. Apartment Bldg.
Semi-Detached Semi-Detached Rowhouse Loft Bldg. Loft Bldg.
Apartment Bldg. Apartment Bldg. Loft Bldg.
Rowhouse Rowhouse
Loft Bldg.
Transit Modes Light Rail Regional/Commuter Light rail Regional/Commuter Rail Rapid Transit/ Priority: Streetcars,
Bus Rapid Transit rail Streetcar / Tram Rail Heavy Rail pedestrians,
Bus Transit Light Rail Bus Rapid Transit Light Rail Regional/Commuter bicycles.
Paratransit Bus Rapid Transit Bus Transit Streetcar / Tram Rail Buses (outside
Bus Transit Bus Rapid Transit Light Rail core pedestrian
Paratransit Bus Transit Streetcar / Tram centers)
Paratransit Bus Rapid Transit
Bus Transit
Frequencies (peak hours) 5 to 10 minutes 5 to 10 minutes 5 - 8 minutes <5 minutes <5 minutes <5 minutes
(off-peak) 10 to 15 minutes 10 to 15 minutes <10 minutes <8 minutes <8 minutes <8 minutes
Distance Between Stops 1000 to 2000 feet 650 to 1800 feet 650 to 1800 feet 650 to 1650 feet 500 to 1650 feet 500 to 1300 feet
(300m to 600m) (200m to 550m) (200m to 550m) (200m to 500m) (150m to 500m) (150m to 400m)
Examples Crossings Prairie Crossing Villon Station Arlington County Yamhill St, Portland Pioneer Square,
(Mountain View,CA) (Illinois) (Lyon, France) (Virginia, USA) (Oregon, USA) Portland
Ohlone-Chynoweth Suisun City Fullerton Addison Circle Central (Oregon, USA)
(San Jose, CA) (California) (Chicago, USA) (Dallas, USA) (Zurich,Switzerland) Rue de la Division
Decines Centre El Campello Barrio Logan Ettlingen Parc du Contades Leclerc,
(Lyon, France) (Alicante, Spain) (San Diego, USA) (Karlsruhe,Gemany) (Strasbourg, (Strasbourg,France)
Pessac Centre Avenue 8 du Mai France) Printers Row
(Bordeaux, France) (Grenoble, France) Cours Charlemagne (Chicago, USA)
(Lyon, France) Bahnhofstrasse
Centre Berthelot (Zurich,Switzeland)
(Lyon, France) LoDo (Denver,USA)
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Pedestrian Mall: PM
TransitWay TYPES
Rail Rapid Transit RRT
Commuter/Regional Rail CMR
Light Rail (Shared) LR
Light Rail (Dedicated) LRD
Light Rail (Separated) LRS
Streetcar / Trolley SCR
Bus Rapid Transit BRT
Bus Transit BST
Paratransit PRT
Bikeway TYPES See Bicycling Module
Public Frontage
Drainage Type Curb for stops Curb
Curb Radius n/a 10 ft
Walkway Type 59 ft shared surface 17 ft sidewalk each side
Planter Type n/a 7 ft (spaced parking)
Landscape Type optional trees at 30' o.c. avg
Median Width n/a 23 feet
Vehicular Lanes
Traffic Lane Width n/a 11 feet
Parking Lane Width n/a both sides @ 8 ft
Target Speed n/a 30 mph
Pedestrian Crossing Time 5.5 seconds 8 seconds
PAVEMENT WIDTH
If the transitway is not paved, as in the AV assembly on the
facing page, the pavement width number is the sum of the
automobile/bicycle travel and parking lanes only. Where
the transitway is paved, whether dedicated or shared, the
entire pavement width is counted in the assembly, as in
the ST assembly on the facing page.
AV-88-24-LRD
This assembly features a green (planted) railbed. In addi-
tion to natural drainage benefits, the train is quieter.
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Pedestrian Mall PM
TransitWay TYPES
Rail Rapid Transit RRT
Commuter/Regional Rail CMR
Light Rail (Shared) LR
Light Rail (Dedicated) LRD
Light Rail (Separated) LRS
Streetcar / Trolley STC
Bus Rapid Transit BRT
Bus Transit BST
Paratransit PRT
Bikeway TYPES See Bicycling Module
Public Frontage
Drainage Type Curb Curb
Curb Radius 10 feet 10 feet
Walkway Type 14 ft shared Sidewalk 10 ft Sidewalk
Planter Type 7 ft continuous Planters tree wells
Landscape Type trees at 30' o.c. avg. trees at 30' o.c. avg.
Median Width 36 ft n/a
Vehicular Lanes
Traffic Lane Width 12 feet 11 feet
Parking Lane Width n/a one side @ 8 ft
Target Speed >35 mph 30 mph
Pedestrian Crossing Time 3.7 seconds | 3.7 seconds 15.7 seconds
PAVEMENT WIDTH
If the transitway is not paved, as in the DR assembly on the
facing page, the pavement width number is the sum of the
automobile/bicycle travel and parking lanes only. Where
the transitway is paved, whether dedicated or shared, the
entire pavement width is counted in the assembly, as in
the AV assembly on the facing page.
DR-68-16-LRS
This assembly features a green (planted) railbed. In addi-
tion to natural drainage benefits, the train is quieter.
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Pedestrian Mall PM
TransitWay TYPES
Rail Rapid Transit RRT
Commuter/Regional Rail CMR
Light Rail (Shared) LR
Light Rail (Dedicated) LRD
Light Rail (Separated) LRS
Streetcar / Trolley STC
Bus Rapid Transit BRT
Bus Transit BST
Paratransit PRT
Bikeway TYPES See Bicycling Module
Public Frontage
Drainage Type Curb Curb
Curb Radius 5 - 10 feet 5 - 10 ft
Walkway Type 10 ft Sidewalk 11 ft Sidewalk
Planter Type 7 ft continuous Planter tree wells
Landscape Type Trees at 30' o.c. avg Trees at 30' o.c. avg
Median Width n/a n/a
Vehicular Lanes
Traffic Lane Width 8 feet 11 feet
Parking Lane Width n/a 8 feet
Target Speed <20 mph 30 mph
Pedestrian Crossing Time 4.6 seconds 3.4 seconds | 10.2 seconds | 3.4 seconds
CS-52-27-LR
This assembly diagram has a break in the center to indicate
that the loop is usually separated by a block or blocks.
Therefore a pavement width of 27 feet is assigned in the
table and Assembly Designation, not twice that.
PM-66-0-LRD
Bikeways on sidewalks of pedestrian malls are generally
safe for cyclists, as there would be no turning traffic from
the mall. However, safety depends on cyclists obeying
traffic signals at intersections.
The pavement width for pedestrian mall assemblies is 0
because "pavement" is used in the SmartCode Modules
to include only travel and parking lanes for automobiles
and/or transit. Depending on the bikeway included, the
pavement may be suitable for bicycle travel as well.
While in some regions the term "pavement" refers to the
sidewalk, in these modules the sidewalk is categorized
under Walkway Type.
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Pedestrian Mall PM
TransitWay TYPES
Rail Rapid Transit RRT
Commuter/Regional Rail CMR
Light Rail (Shared) LR
Light Rail (Dedicated) LRD
Light Rail (Separated) LRS
Streetcar / Trolley STC
Bus Rapid Transit BRT
Bus Transit BST
Paratransit PRT
Bikeway TYPES See Bicycling Module
Public Frontage
Drainage Type Curb Curb
Curb Radius 10 feet n/a
Walkway Type 14 feet outer | 11 feet inner Sidewalk 21 feet shared each side
Planter Type tree wells tree wells
Landscape Type trees at 30' o.c. avg trees at 30' o.c. avg
Median Width n/a n/a
Vehicular Lanes
Traffic Lane Width 12 feet n/a
Parking Lane Width 7 feet n/a
Target Speed >35 mph n/a
Pedestrian Crossing Time 7.7 seconds n/a
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Road: RD
Street: ST
Drive: DR
Avenue: AV
Commercial Street: CS
Boulevard: BV
Rear Alley: RA
Rear Lane: RL
Path: PT
Passage: PS
Pedestrian Mall PM
TransitWay TYPES
Rail Rapid Transit RRT
Commuter/ Rail CMR
Light Rail Shared LR
Light Rail Dedicated LRD
Light Rail Segregated LRS
Streetcar / Tram STC
Bus Rapid Transit BRT
Bus Transit BST
Paratransit PRT
Bikeway TYPES See Bicycling Module
Public Frontage
Drainage Type Curb
Curb Radius 5 - 10 feet
Walkway Type 15 ft | 11 feet
Planter Type tree wells
Landscape Type trees at 30' o.c. avg
Median Width n/a
Vehicular Lanes
Traffic Lane Width 8 feet
Parking Lane Width 8 feet
Target Speed 20 mph
Pedestrian Crossing Time 4.6 seconds | 5.1 seconds
MODE Regional Rail * Rail Rapid Transit - RRT ** Light Rail - LRT Streetcar / Tram Bus Rapid Transit
DEFINITION Railway for urban passenger Typically consist of steel-wheeled, Local or metropolitan rail system Urban rail system that runs mainly A rubber tired system with
train service consisting of local electric powered vehicles operating operating mainly in dedicated ROW on city-center streets, providing a right-of-way or dedicated la
short distance travel operating in trains of two or more cars on a but sometimes, mixed with other local service and picking up and least 70% of its route, prov
between a central city and fully grade-separated right-of-way. traffic. The term light is intended for discharging passengers at short- transit service that is faster
adjacent suburbs and towns. flexibility, light loads and fast distanced stations. (Stops at every regular bus. Featuring bot
movement rather than refering to block) articulated and single vehic
physical weight. Ususally lower
frequency and/or shorter trains than
RRT systems.
OPERATING SPEED 70 to 100 mph (110 to 160km/h) 50 to 80 mph (8O to 120 Km/h) 20 - 60 mph (30 - 95 km/h) 8 - 12 mph (12 - 20 km/h) 8 - 12 mph (12 - 20 km/h)
APPLICATION & SETTING Regional and Interurban service High density corridors. Mainly With an overhead power supply, Alignment in street with traffic, no Less dense environments,
type connecting suburb to city underground or elevated ways. light rail systems can operate in grade separation. Unlike LRT, suburban. May be a buildin
center. Generally built on (Exclusive Rights-of-way) mixed traffic and widely ranging streetcars City center, Urban to rail. Applications: Regio
existing tracks at grade street alignment configurations. circulators. Urban.
crossings. Applications: urban to suburban
STATION SPACING 2 - 5 miles. Limited Stations, City Urban core 1/2 mile - 1 mile, 1/4 mile - 2/3 mile Block to block (0.25 miles) Limited stations, short to lo
center serving Periphery 1 - 5 miles.
TYPICAL POWER SOURCE Diesel, electric, dual mode Electric Electric, DMU (Diesel Multiple Unit) Electric Diesel, Electric, Natural Ga
EXAMPLES SEPTA, Philadelphia. METRA, MARTA in Atlanta, BART in Bay Sacramento, Portland OR, Salt Portland Streetcar, F line San Brisbane, Pittsburgh, Silve
Chicago. Caltrain, SF Bay area. Area, CTA Washington Metro. Lake City, Boston green line. Francisco, Memphis. Boston.
Regionalbahn in Berlin, Paris METRO, London Strasbourg (France), Zurich Helisnki (Finland), Prague and Curitiva (Brasil), Bogota (C
Suburban Rail Services in UNDERGROUND (Switzerland) Plzen (Czech Republic) Cambridge (United Kingdo
London. Adelaide (Australia)
* AKA Commuter Rail ** AKA Heavy Rail
DMU Diesel Multi Unit Consisting of multiple carriages powered by one or more on-board diesel engines.
T Streetcar
MODE / Tram Bus Regional
Rapid Transit
Rail * Rail
Electric
Rapid
Trolley
Transit
Bus- RRT ** Light
Bus Transit
Rail - LRT Streetcar
Paratransit/ Tram Bus Rapid Transit
olitan rail system UrbanDEFINITION
rail system that runs mainly A rubber
Railway tired
for system
urban passenger
with its own An electric,
Typically consist
manually
of steel-wheeled,
steered, Rubber-tired
Local or metropolitan
vehicles rail
in mixed
system Urban
Small vans
rail system
running
that
in mixed
runs mainly
traffic. A rubber tired system
y in dedicated ROW on city-center streets, providing a right-of-way
train service
or dedicated
consistinglane
of local
at electric
rubber-tired
powered
system
vehicles
powered
operating
by two operating
traffic mainly in dedicated ROW on city-center streets, providing a right-of-way or dedic
mixed with other local service and picking up and least
short
70% distance
of its route,
travelproviding
operating in
overhead
trains ofsupplier
two or more
wires.
cars on a but sometimes, mixed with other local service and picking up and least 70% of its rout
light is intended for discharging passengers at short- transit
between
servicea central
that is faster
city andthan a fully grade-separated right-of-way. traffic. The term light is intended for discharging passengers at short- transit service that is
oads and fast distanced stations. (Stops at every regular
adjacent
bus. suburbs
Featuringand both
towns. flexibility, light loads and fast distanced stations. (Stops at every regular bus. Featuri
er than refering to block) articulated and single vehicles. movement rather than refering to block) articulated and singl
Ususally lower physical weight. Ususally lower
or shorter trains than frequency and/or shorter trains than
RRT systems.
- 95 km/h) 8 - 12 OPERATING
mph (12 - 20 km/h)
SPEED 8 - 70
12 to
mph
100(12
mph
- 20
(110
km/h)
to 160km/h) 50
8 - to
1280
mph
mph (12
(8O
- 20
tokm/h)
120 Km/h) 20
8 - -12
60mph
mph(12(30- -20
95km/h)
km/h) 8Covered
- 12 mph by(12
general
- 20 km/h)
traffic code. 8 - 12 mph (12 - 20
ad power supply, Alignment in street with
APPLICATION & traffic,
SETTING no LessRegional
dense environments,
and Interurbanurban
serviceto
Betterdensity
High performance
corridors.
thanMainly
other All settings.
With an overhead
Connection
powerto
supply,
rail or Alignment
Common application
in street with
ontraffic,
suburban
no Less dense environm
s can operate in grade separation. Unlike LRT, suburban.
type connecting
May be asuburb
buildingto block
cityunderground
modes on steep or elevated
hills . Operate
ways. in light
BRT,rail
local
systems
transportation.
can operate in grade
or ruralseparation.
environmentsUnlike
and,LRT,
for suburban. May be a
d widely ranging streetcars City center, Urban to rail.
center.
Applications:
Generally Regional,
built on (Exclusive
mixed traffic
Rights-of-way)
and, have a good mixed traffic and widely ranging streetcars
specializedCity
transportation.
center, Urban to rail. Applications:
gurations. circulators. Urban.
existing tracks at grade street range of movility on both sides of alignment configurations. circulators. Urban.
ban to suburban crossings. the wires' edge. New systems are Applications: urban to suburban
known as the most silent of all
transit modes.
le Block STATION
to block (0.25 miles)
SPACING Limited
2 - 5 stations,
miles. Limited
short Stations,
to long. City Urban
0.10 tocore
0.351/2
miles
mile - 1 mile, 1/4
Urban
milecore
- 2/3< mile
1/4 mile Periphery Block
On-demand
to block (0.25 miles) Limited stations, sho
center serving Periphery 1 - 5 miles. <1/2 mile
DMU Diesel Multi Unit Consisting of multiple carriages powered by one or more on-board diesel engines.
_____________________________________________
Walt Whitman
Neighborhood
Conservation Code
NCC v 1.0 adapted by S andy S orlien . I llustrations by DPZ & C o . from S mart C ode 2010 SC1
Introduction
The model SmartCode, like this model code, is freeware, available in editable
formats from www.transect.org.
The Neighborhood Conservation Code is intended primarily for the mapping and
zoning of existing urbanism. Its transect-based approach is uniquely effective in
protecting and completing traditional neighborhood patterns. It may be applied to
the G-4 Infill Growth Sector where a regional or municipal Sector plan has been
prepared, or simply to any existing walkable neighborhoods, including walkable
downtowns. Those who are familiar with the model SmartCode will note that
Chapter 2 Regional Plans and Chapter 3 New Community Plans have been re-
moved, but some portions of Chapter 3 have been formulated into a new Chapter
2 for Public Standards. This is necessary because even existing thoroughfares and
civic spaces will need streetscape improvements or retrofit.
Because of the need for retrofit in many communities, a Lot and Building Retrofit
table is included in the Neighborhood Conservation Code. Detailed retrofit tables
for thoroughfares are available in the supplementary Sprawl Repair Module and
the Bicycling Module. Numerous other supplementary Modules are available for
assembling the calibrated code. Most are listed here in the Table of Contents and
may be downloaded at www.transect.org.
The Neighborhood Conservation Code does not contain any density or parking
requirements, other than Parking Location. The code’s form-based standards con-
trol density, and the market controls the amount of parking.
Items to be considered for customization appear in green text, although other items
may be customized or calibrated. The Synoptic Survey method is recommended
to analyze the DNA of each neighborhood. This process identifies the particular
metrics and types to be included in the final code for adoption.
2 SmartCode 2010
The full SmartCode is a unified planning ordinance that applies to three scales of
regulation. The three patterns are in a nesting relationship as follows:
A. Regional Sectors contain designated types of Community Units.
B. Community Units contain designated ratios of Transect Zones.
C. Transect Zones contain the design elements appropriate to them.
The Neighborhood Conservation Code addresses only B and C, shown in the dia-
gram above. The Community Units are complete neighborhoods in the sense that
each provides a choice of habitats, a diversity of dwelling types, and a mix of uses
within a pedestrian shed (walkshed). There are no prescribed Transect Zone percent-
ages in this code for Infill CLD, Infill TND, or Infill RCD, because pre-existing ur-
banism, pre-existing property rights, and market conditions affect their allocation.
However, the land area percentage ranges for new communities in the model Smart-
Code provide a general guide for planning balanced neighborhoods. In Version 9.2,
these are as follows:
• CLD contains 50% min T1/T2, 10-30% T3, and 20-40% T4.
(An Infill CLD need not include T1/T2, per this code.)
• TND contains 10-30% T3, 30-60% T4, and 10-30% T5.
• RCD contains 10-30% T4, 10-30% T5, and 40-80% T6.
No Special Districts and only some Civic Buildings are part of the normative
Transect, but they may occupy land area to supplement these ranges to reach 100%
within a Community Unit. Civic Space is correlated to its T-zone and would be in-
cluded in the calculation. These are rough guidelines. Specific standards appear in
the code that follows.
SmartCode 2010 3
Structure of the Neighborhood Conservation Code
The Neighborhood Conservation Code requires the preparation of plans that lay
out the Community Unit and indicate lot and building placement.
Conditions of Use
The images and diagrams appearing in the Neighborhood Conservation Code are
the property of Duany Plater-Zyberk & Company (DPZ & Co.). Their reproduc-
tion and use is freely permitted. For free electronic editable files and PDFs of the
full model SmartCode, supplementary Modules, academic and technical research
materials, case studies, workshop opportunities, and consultant services, please
visit the Center for Applied Transect Studies (CATS) at www.transect.org.
4 SmartCode 2010
NEIGHBORHOOD CONSERVATION CODE TABLE OF CONTENTS
1.1 Authority
1.1.1 The action of the Municipality, State in the adoption of this Code is authorized under
the Charter of the Municipality, Section X and Local and State Statutes, Section X.
1.1.2 This Code was adopted as one of the instruments of implementation of the public
purposes and objectives of the adopted Municipal Comprehensive Plan. This Code
is declared to be in accord with the Municipal Comprehensive Plan, as required by
the Local Land Development Statutes.
1.1.3 This Code was adopted to promote the health, safety and general welfare of
the ______________ of __________________, State and its citizens, includ-
ing protection of the environment, conservation of land, energy and natural
resources, reduction in vehicular traffic congestion, more efficient use of public
funds, health benefits of a pedestrian environment, historic preservation, educa-
tion and recreation, reduction in sprawl development, and improvement of the
built environment.
1.1.4 This Code was adopted and may be amended by vote of the Planning Commission
and Legislative Body.
1.2 Applicability
1.2.1 Provisions of this Code are activated by “shall” when required; “should” when rec-
ommended; and “may” when optional.
1.2.2 The provisions of this Code, when in conflict, shall take precedence over those of
other codes, ordinances, regulations and standards except the Local Health and
Safety Codes.
1.2.3 The existing __________ of ___________, State Zoning Ordinances and the
_________ of __________, State Subdivision Ordinances (the “Existing Local
Codes”) shall continue to be applicable to issues not covered by this Code except
where the Existing Local Codes would be in conflict with Section 1.3 Intent.
1.2.4 Capitalized terms used throughout this Code may be defined in Chapter 6 Definitions
of Terms, as are many non-capitalized terms. Chapter 6 contains regulatory language
that is integral to this Code. Those terms not defined in Chapter 6 shall be accorded
their commonly accepted meanings. In the event of conflicts between these definitions
and those of the Existing Local Codes, those of this Code shall take precedence.
1.2.5 The metrics of the text standards and tables are an integral part of this Code. How-
ever, the diagrams and illustrations that accompany them should be considered
guidelines.
1.2.6 Where in conflict, numerical metrics shall take precedence over graphic metrics.
1.3 INTENT
The intent and purpose of this Code is to enable, encourage and qualify the imple-
mentation of the following policies:
1.3.1 The Region
a. That the region should retain its natural infrastructure and visual character derived
from topography, woodlands, farmlands, riparian corridors and coastlines.
b. That growth strategies should encourage infill and redevelopment in parity with
new communities.
c. That development contiguous to urban areas should be structured in the pattern
of Infill CLD, Infill TND or Infill RCD and be integrated with the existing urban
pattern.
SC2 NCC v 1.0 adapted by S andy S orlien . I llustrations by DPZ & C o . from S mart C ode 2010
NEIGHBORHOOD CONSERVATION CODE Chapter 1. general INSTRUCTIONS
NCC v 1.0 adapted by S andy S orlien . I llustrations by DPZ & C o . from S mart C ode 2010 SC3
Chapter 1. general INSTRUCTIONS NEIGHBORHOOD CONSERVATION CODE
1.4 PROCESS
1.4.1 The geographic locations and the standards for the Transect Zones shall be
determined as set forth in Table 1A, Chapter 2, Chapter 3 and Chapter 4 through
a process of public consultation with approval by the Legislative Body. Once these
determinations have been incorporated into this Code and its associated plans, then
projects that require no Variances or Warrants, or only Warrants, shall be processed
administratively without further recourse to public consultation.
1.5 WARRANTS AND VARIANCES
1.5.1 There shall be two types of deviations from the requirements of this Code: a admin-
istrative Warrant and a Variance. Elements available for Warrants are marked as
such in this Code and shall be processed administratively by the Local Review
Committee.
1.5.2 A Warrant shall be granted only when justified by Intent as set forth in Section 1.3.
1.5.3 A Variance shall be granted only in accordance with _____Statutes, _____, as
amended.
1.6 Succession
1.6.1 Twenty years after the approval of a Regulating Plan, each Transect Zone, except
the T1 Natural Zone, T2 Rural Zone and T6 Urban Core Zone, shall be automatically
rezoned to the successional (next higher) Transect Zone, unless denied in public
hearing by the Legislative Body.
SC4 NCC v 1.0 adapted by S andy S orlien . I llustrations by DPZ & C o . from S mart C ode 2010
NEIGHBORHOOD CONSERVATION CODE TABLE 1A: Transect Zone Descriptions
TABLE 1A: Transect Zone Descriptions. This table provides descriptions of the character of each T-zone, as part of the Intent Section 1.3. The
T-zones are intended for mapping within Community Units, with the exception of T-2 and T-1, which may occur inside or outside Community Units.
T1 T-1 Natural
T-1 Natural Zone consists of lands General Character: natural landscape with some agricultural use
approximating or reverting to a wilder- Building Placement: n/a
ness condition, including lands unsuit- Frontage Types: n/a
able for settlement due to topography, Typical Building Height: n/a
hydrology or vegetation. Civic Space Types: parks, greenways
Thoroughfare Types: rural roads, highways, parkways, bikeways
T2 T-2 Rural
T-2 Rural Zone consists of sparsely General Character: primarily agricultural with woodland & wetland and scattered buildings
settled lands in open or cultivated states. Building Placement: variable setbacks
These include woodland, agricultural Frontage Types: n/a
land, grassland, and irrigable desert. Typical Building Height: 1- to 2-story
Typical buildings are farmhouses, agri- Civic Space Types: parks, greenways
cultural buildings, cabins, and villas. Thoroughfare Types: roads, bikeways
T3 T-3 Sub-Urban
T-3 Sub-Urban Zone consists of low General Character: landscaped yards surrounding detached houses; pedestrians occa-
density residential areas, adjacent to sionally
higher zones that have some mixed use. Building Placement: deep and variable front and side yard setbacks
Home occupations and outbuildings are Frontage Types: porches, fences, naturalistic tree planting
permitted. Planting is naturalistic and Typical Building Height: 1- to 2-story with some 3-story
setbacks are relatively deep. Blocks Civic Space Types: parks, greens, greenways, playgrounds
may be large and the roads irregular to Thoroughfare Types: roads, streets, avenues, bikeways
accommodate natural conditions.
NCC v 1.0 adapted by S andy S orlien . I llustrations by DPZ & C o . from S mart C ode 2010 SC5
Chapter 2. PUBLIC STANDARDS NEIGHBORHOOD CONSERVATION CODE
2.1 INSTRUCTIONS
2.1.1 Thoroughfares are intended for use by vehicular, bicycle and pedestrian traffic and
to provide access to lots and Civic Spaces. Thoroughfares shall generally consist
of Vehicular Lanes and Public Frontages.
2.1.2 Civic Spaces are intended primarily for use by pedestrians and bicyclists.
2.1.2 Thoroughfares and Civic Spaces shall be designed in context with the physical form
of their Transect Zones. Thoroughfares shall be designed for the target speed of the
Transect Zones through which they pass. The Public Frontages of Thoroughfares
that pass from one Transect Zone to another should be adjusted accordingly or,
alternatively, the Transect Zone may follow the alignment of the Thoroughfare to
the depth of one lot, retaining a single Public Frontage throughout its trajectory. See
Table 2C.
2.1.3 Within the more urban zones (T3, T4, T5, T6), pedestrian comfort shall be a primary
consideration of the Thoroughfare. Design conflict between vehicular and pedestrian
movement generally shall be decided in favor of the pedestrian.
2.1.4 All Thoroughfares shall terminate at other Thoroughfares, forming a network. Cul-de-
sacs shall be subject to approval by Warrant to accommodate specific site conditions
only.
2.1.5 Each lot shall enfront a vehicular Thoroughfare or Civic Space, except that 20% of
the lots within each Transect Zone may enfront a Passage.
2.1.6 Designated B Streets may be exempted by Warrant from one or more of the specified
Public Frontage or Private Frontage requirements. See Section 4.3.1a.
2.1.7 Standards for Paths and Bikeways shall be approved by Warrant.
2.1.8 Standards for Thoroughfares and Civic Spaces within Special Districts shall be
determined by Variance.
2.1.9 Rear Alleys should be paved from building face to building face, with drainage by
inverted crown at the center or with roll curbs at the edges.
2.1.10 Rear Lanes may be paved lightly to driveway standards. Their streetscapes shall
consist of gravel or landscaped edges, have no raised curb, and be drained by
percolation.
2.2 THOROUGHFARES - vehicular lanes
2.2.1 General To All Zones T1, T2, T3, T4, T5, T6
a. Thoroughfares may include vehicular lanes in a variety of widths for parked and
for moving vehicles, including bicycles. The standards for vehicular lanes shall
be as shown in Table 2C.
b. A Bikeway network consisting of Bicycle Trails, Bicycle Routes and Bicycle
Lanes should be provided throughout the community. The community bicycle
network shall be connected to existing or proposed regional networks wherever
possible.
c. Retrofit of existing lanes may be accomplished by restriping, changing one-way
thoroughfares to two-way, reducing curb radii, adding onstreet parking, changing
parallel parking to diagonal, and/or removing pavement width by adding bioreten-
tion areas.
2.3 thoroughfares - PUBLIC FRONTAGES
2.3.1 General To All Zones T1, T2, T3, T4, T5, T6
a. The Public Frontage contributes to the character of the Transect Zone, and
includes the types of sidewalks, curbs, planters, bikeways, and street trees.
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NEIGHBORHOOD CONSERVATION CODE Chapter 2. PUBLIC STANDARDS
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NEIGHBORHOOD CONSERVATION CODE
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NEIGHBORHOOD CONSERVATION CODE
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TABLE 2A. VEHICULAR LANE DIMENSIONS NEIGHBORHOOD CONSERVATION CODE
TABLE 2A: Vehicular Lane Dimensions. This table assigns lane widths to Transect Zones. Target speed should be the determinant for
pedestrian and multi-modal safety. The most typical assemblies are shown in Table 3B. Specific requirements for truck and transit bus routes
and truck loading shall be decided by Warrant.
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table 2B. VEHICULAR LANE & PARKING assemblIES
TABLE 2B: Vehicular Lane/Parking Assemblies. Projected target speeds determine the dimensions of the vehicular lanes and turning radii
assembled for thoroughfares.
Design ADT 300 VPD 600 VPD 2,500 VPD 22,000 VPD 36,000 VPD
Pedestrian Crossing 3 Seconds 5 Seconds 5 Seconds 9 Seconds 13 Seconds
Target Speed 20 - 30 MPH Below 20 MPH 20-25 MPH 35 MPH and above 35 MPH and above
b. Yield
parking
T3 T4 T3 T4
Design ADT 5,000 VPD 18,000 VPD 16,000 VPD 15,000 VPD 32,000 VPD
Pedestrian Crossing 5 Seconds 8 Seconds 8 Seconds 11 Seconds 13 Seconds
Target Speed 20-30 MPH 20-30 MPH 25-30 MPH 25-30 MPH
d. parking
both sides
T4 T4 T5 T6 T4 T5 T6 T5 T6 T5 T6
parallel
Design ADT 8,000 VPD 20,000 VPD 15,000 VPD 22,000 VPD 32,000 VPD
Pedestrian Crossing 7 Seconds 10 Seconds 10 Seconds 13 Seconds 15 Seconds
Target Speed Below 20 MPH 25-30 MPH 25-30 MPH 25-30 MPH 35 MPH and above
e. parking
both sides
T5 T6 T5 T6 T5 T6 T5 T6 T5 T6
diagonal
Design ADT 18,000 VPD 20,000 VPD 15,000 VPD 22,000 VPD 31,000 VPD
Pedestrian Crossing 15 Seconds 17 Seconds 17 Seconds 20 Seconds 23 Seconds
Target Speed Below 20 MPH 20-25 MPH 20-25 MPH 25-30 MPH 25-30 MPH
f. DRIVEWAYS T3 T4 T5 T6
10’ 24’
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table 2C. public Frontages - GENERAL NEIGHBORHOOD CONSERVATION CODE
TABLE 2C: Public Frontages - General. The Public Frontage is the area between the private lot line and the edge of the vehicular lanes. Dimensions
are given in Table 2E and the Complete Thoroughfares Module.
PLAN
LOT ► ◄ R.O.W.
PRIVATE FRONTAGE ► ◄ PUBLIC FRONTAGE
a. (HW) Highway: This frontage has open swales drained by percolation, bicycle trails and no parking. The
landscaping consists of the natural condition or multiple species arrayed in naturalistic clusters. Buildings
T1
are buffered by distance or berms. T2
T3
b. (RD) Road: This frontage has open swales drained by percolation and a walking path or bicycle trail along
one or both sides and yield parking. The landscaping consists of multiple species arrayed in naturalistic
T1
clusters. T2
T3
c. (ST) Street: This frontage has raised curbs drained by inlets, and sidewalks separated from the vehicular
lanes by individual or continuous planters, with parking on one or both sides. The landscaping consists of
T3
street trees of a single or alternating species aligned in a regularly spaced allee, with the exception that
streets with a right-of-way (R.O.W.) width of 40 feet or less are exempt from tree requirements.
T4
T5
d. (DR) Drive: This frontage has raised curbs drained by inlets and a wide sidewalk or paved path along one
side, related to a greenway or waterfront. It is separated from the vehicular lanes by individual or continuous
T3
planters. The landscaping consists of street trees of a single or alternating species aligned in a regularly
spaced allee.
T4
T5
T6
e. (AV) Avenue: This frontage has raised curbs drained by inlets, and wide sidewalks separated from the
vehicular lanes by a narrow continuous planter with parking on both sides. The landscaping consists of a
T3
single tree species aligned in a regularly spaced allee. T4
T5
T6
f. (CS) (AV) Commercial Street or Avenue: This frontage has raised curbs drained by inlets, and very wide
sidewalks along both sides separated from the vehicular lanes by separate tree wells with grates, and
T5
parking on both sides. The landscaping consists of a single tree species aligned with regular spacing where
possible, but clears the shopfront entrances.
T6
g. (BV) Boulevard: This frontage has side drives on both sides. It consists of raised curbs drained by inlets,
and sidewalks along both sides, separated from the vehicular lanes by planters. The landscaping consists
T3
of double rows of a single tree species aligned in a regularly spaced allee. T4
T5
T6
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NEIGHBORHOOD CONSERVATION CODE table 2D. public frontageS - SPECIFIC
Table 2D: Public Frontages - Specific. This table assembles prescriptions and dimensions for the Public Frontage elements - curbs, walkways and
planters – relative to specific thoroughfare types within Transect Zones. Table 2D-a and the Complete Thoroughfares Module assemble all of the ele-
ments for the various types. Locally appropriate planting species should be filled in to the calibrated code.
R U R A L l l l l l l l l l l l l l l l l T R A N S E C T l l l l l l l l l l l l l l l U R B A N
TRANSECT ZONE T1 T2 T3 T1 T2 T3 T3 T4 T4 T5 T5 T6 T5 T6
Public Frontage Type HW & RD RD & ST ST-DR-AV ST-DR-AV-BV CS-DR-AV-BV CS-DR-AV-BV
Total Width 16-24 feet 12-24 feet 12-18 feet 12-18 feet 18-24 feet 18-30 feet
Type Open Swale Open Swale Raised Curb Raised Curb Raised Curb Raised Curb
Radius 10-30 feet 10-30 feet 5-20 feet 5-20 feet 5-20 feet 5-20 feet
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table 2E. Thoroughfare assemblIES NEIGHBORHOOD CONSERVATION CODE
TABLE 2E: Thoroughfare Assemblies. Thoroughfares are assembled using this template from the elements that appear in Tables 2A and 2B
and incorporate the Public Frontages of Table 2C. The key gives the Thoroughfare type followed by the right-of-way width, followed by the pave-
ment width, and in some instances followed by specialized transportation capability.
Key ST-57-20-BL
Thoroughfare Type
Pavement Width
Transportation
Thoroughfare TYPES
Highway: HW
Boulevard: BV SEE
Avenue:
Commercial Street:
AV
CS COMPLETE
Drive: DR THOROUGHFARES
MODULE FOR
Street: ST
Road: RD
Rear Alley:
Rear Lane:
RA
RL
MORE ASSEMBLIES
Bicycle Trail: BT
Bicycle Lane: BL
Bicycle Route: BR
Path: PT
Passage: PS
Transit Route: TR
ST-50-26 ST-50-28
Thoroughfare Type Street Street
Transect Zone Assignment T4, T5, T6 T4, T5, T6
Right-of-Way Width 50 feet 50 feet
Pavement Width 26 feet 28 feet
Movement Slow Movement Yield Movement
Target Speed 20 MPH 20 MPH
Pedestrian Crossing Time 7.4 seconds 7.6 seconds
Traffic Lanes 2 lanes 2 lanes
Parking Lanes One side @ 8 feet marked Both sides @ 8 feet unmarked
Curb Radius 10 feet 10 feet
Walkway Type 5 foot Sidewalk 5 foot Sidewalk
Planter Type 7 foot continuous Planter 6 foot continuous Planter
Curb Type Curb Curb
Landscape Type Trees at 30’ o.c. Avg. Trees at 30’ o.c. Avg.
Transportation Provision See Bicycling Module and Transit Module See Bicycling Module and Transit Module
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NEIGHBORHOOD CONSERVATION CODE TABLE 2F. CIVIC SPACE
TABLE 2F: Civic Space. This table indicates the general character of public open space appropriate for each Transect Zone and some basic
standards.
a. Park: A natural preserve available for unstructured recreation. A park may be independent of
surrounding building frontages. Its landscape shall consist of paths and trails, meadows, waterbod-
T1
ies, woodland and open shelters, all naturalistically disposed. Parks may be lineal greenways,
following the trajectories of natural corridors. The minimum size shall be 8 acres. Larger parks
T2
may be considered for Warrant as Special Districts in all zones. T3
b. Green: An open space available for unstructured recreation. A green may be spatially defined by
landscaping rather than building frontages. Its landscape shall consist of lawn and trees, natural-
T3
istically disposed. The minimum size shall be 1/2 acre and the maximum shall be 8 acres. T4
T5
c. Square: An open space available for unstructured recreation and civic purposes. A square is T4
spatially defined by building frontages. Its landscape shall consist of paths, lawns and trees,
formally disposed. Squares should be located at the intersection of important thoroughfares.
The minimum size shall be 1/2 acre and the maximum shall be 5 acres.
T5
T6
d. Plaza: An open space available for civic purposes and commercial activities. A plaza shall be T5
spatially defined by building frontages. Its landscape shall consist primarily of pavement. Trees
are optional. Plazas should be located at the intersection of important streets. The minimum
size shall be 1/2 acre and the maximum shall be 2 acres.
T6
e. Playground: An open space designed and equipped for the recreation of children. A playground T1
should be fenced and may include an open shelter. Playgrounds shall be interspersed within
residential areas and may be placed within a block. Playgrounds may be included within parks T2
and greens. There shall be no minimum or maximum size.
T3
T4
T5
T6
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TABLE 2G. PUBLIC LIGHTING NEIGHBORHOOD CONSERVATION CODE
TABLE 2G: Public Lighting. Lighting varies in brightness and also in the character of the fixture according to the Transect. The table
shows five common types. A listed set of streetlights corresponding to these types would be approved by the utility company and listed
on the page.
T1 T2 T3 T4 T5 T6 SD Specifications
Cobra Head
▪ ▪
Pipe
▪ ▪ ▪
Post
▪ ▪ ▪
Column
▪ ▪ ▪
Double Column
▪ ▪
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NEIGHBORHOOD CONSERVATION CODE TABLE 2H. PUBLIC PLANTING
TABLE 2H: Public Planting. This table provides trees appropriate to thoroughfare types and Transect Zones.
▪ ▪ ▪ ▪
Oval
▪ ▪ ▪
Rounded
▪ ▪ ▪
Conical
▪ ▪
Spreading
▪ ▪
Vase
▪ ▪
Palm
▪ ▪ ▪ ▪
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Chapter 3. INFILL plans NEIGHBORHOOD CONSERVATION CODE
3. 1 INSTRUCTIONS
3.1.2 Infill Plans shall map for planning purposes and should regulate, at minimum, an
area the size of the Pedestrian Shed commensurate with its Community Unit type
as listed in Section 3.2. The Planning Office shall determine a Community Unit type
based on existing conditions and intended evolution in the plan area.
3.1.3 Infill Plans shall include one or more Regulating Plans or Zoning Maps showing the
following:
a. The outline(s) of the Pedestrian Shed(s) and the boundaries of the Community
Unit(s)
b. Transect Zones and any Civic Zones within each Pedestrian Shed, assigned
according to an analysis of existing conditions and future needs
c. a Thoroughfare network, existing or planned
d. any Special Districts
e. any Special Requirements (see Section 4.3)
f. a record of any Warrants or Variances.
3.1.4 Within any area subject to an approved Infill Plan, this Code becomes the exclusive
and mandatory regulation. Property owners within the plan area may submit Lot
and Building Plans under Chapter 4 of this Code. Lot and Building Plans requiring
no Variances shall be approved administratively.
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Chapter 4. LOT & BUILDING PLANS NEIGHBORHOOD CONSERVATION CODE
4.1 instructions
4.1.1 Lots and buildings located within an Infill Community Plan governed by this Code
and previously approved by the Legislative Body shall be subject to the require-
ments of this Chapter.
4.1.2 Owners and developers may have the design plans required under this Chapter
prepared on their behalf. Such plans require administrative approval by the Local
Review Committee.
4.1.3 Building and site plans submitted under this Chapter shall show the following, in
compliance with the standards described in this Chapter:
a. For preliminary site and building approval:
• Building Placement
• Building Form
• Building Function
• Parking Location Standards
b. For final approval, in addition to the above:
• Landscape Standards
• Signage Standards
• Special Requirements, if any
• Supplementary Modules, if any
4.1.4 Special Districts that do not have provisions within this Code shall be governed by
the standards of the pre-existing zoning.
4.1.5 Civic Buildings shall not be subject to the requirements of this Chapter. The particulars
of their design shall be determined by Warrant.
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Chapter 4. LOT & BUILDING PLANS NEIGHBORHOOD CONSERVATION CODE
g. Setbacks for Principal Buildings shall be as shown in Table 5A. In the case of
a single infill lot, setbacks shall match one of the existing adjacent setbacks if it
conforms to the range provided for its Transect Zone. Setbacks may otherwise
be adjusted by Warrant.
h. Rear setbacks for outbuildings shall be a minimum of 12 feet measured from the
centerline of the Rear Alley or Rear Lane easement. In the absence of Rear Alley
or Rear Lane, the rear setback shall be as shown in Table 5A.
i. To accommodate slopes over ten percent, relief from front setback requirements
is available by Warrant.
4.4.3 Specific to zones T5, T6
a. The Principal Entrance shall be on a frontage line.
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b. Stoops, Lightwells, balconies, bay windows, and terraces may encroach the first
layer 100% of its depth. Stoops, balconies, and bay windows may encroach the
Public Frontage by Warrant.
c. Loading docks and service areas shall be permitted on frontages only by Warrant.
d. In the absence of a building facade along any part of a frontage line, a streetscreen
shall be built co-planar with the facade.
e. Streetscreens shall be between 3.5 and 8 feet in height. The streetscreen may
be replaced by a hedge or fence by Warrant. Streetscreens shall have openings
no larger than necessary to allow automobile and pedestrian access.
f. A first level residential or lodging function may be raised from average sidewalk
grade if fully accessible from another entrance. If at grade, the building should
be set back from the sidewalk for privacy.
g. Corner buildings should be chamfered and supplied with Shopfronts on the ground
floor.
4.6 BUILDING FUNCTION
4.6.1 General to zones T2, T3, T4, T5, T6
a. Buildings in each Transect Zone shall conform to the functions on Table 4E,
Table 4F and Table 5A. Functions that do not conform shall require approval by
Warrant or Variance as specified on Table 4F.
4.6.2 Specific to zones T2, T3
a. Accessory functions of Restricted Lodging or Restricted Office shall be permitted
within an Accessory Building. See Table 4E.
4.6.3 Specific to zones T4, T5
a. Accessory functions of Limited Lodging or Limited Office shall be permitted within
an Accessory Building. See Table 4E.
4.6.4 Specific to zones T5, T6
a. First story commercial functions shall be permitted.
b. Manufacturing may be permitted by Warrant.
4.7 PARKING LOCATION STANDARDS
4.7.1 General to zones T3, T4, T5, T6
a. Parking shall be accessed by Rear Alleys or Rear Lanes, when such are avail-
able on the Infill Plan.
b. Open parking areas shall be masked from the frontage by a building or
streetscreen.
c. For buildings on B-Grids, open parking areas may be permitted unmasked on
the frontage by Warrant, except for corner lots at intersections with the A-Grid.
4.7.2 Specific to zone T3
a. Open parking areas shall be located at the second and third lot layers, except
that driveways may be located at the first lot layer.
b. Garages shall be located at the third lot layer. See Table 6A.
4.7.3 Specific to zones T3, T4
a. Driveways at frontages shall be no wider than 10 feet in the first layer, ex-
cepting a 12-foot apron no more than three feet deep.
4.7.5 Specific to zones T4, T5, T6
a. All parking lots, garages, and parking structures shall be located at the third layer.
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Chapter 4. BUILDING SCALE PLANS NEIGHBORHOOD CONSERVATION CODE
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NEIGHBORHOOD CONSERVATION CODE TABLE 4A. BUILDING PLACEMENT
TABLE 4A: Building Placement. This table approximates the location of the structure relative to the boundaries of each individual Lot, establishing
suitable basic building types for each Transect Zone.
a. Edgeyard: Specific types - single family house, detached dwelling, cottage, villa, estate house,
urban villa. A building that occupies the center of its lot with setbacks on all sides. This is the
T2
least urban of types as the front yard sets it back from the frontage, while the side yards weaken
the spatial definition of the public thoroughfare space. The front yard is intended to be visually
T3
continuous with the yards of adjacent buildings. The rear yard can be secured for privacy by T4
fences and a well-placed backbuilding and/or outbuilding.
b. Sideyard: Specific types - Charleston single house, zero lot line house. A building that occupies
one side of the lot with the setback to the other side. A shallow frontage setback defines a more
T4
urban condition. If the adjacent building is similar with a blank side wall, the yard can be quite
private. This type permits systematic climatic orientation in response to the sun or the breeze.
T5
c. Sideyard (variant): Specific types - double house, twin, duplex. If a Sideyard house abuts a
neighboring Sideyard house, the type is known as a twin or double house. Energy costs, and
T4
sometimes noise, are reduced by sharing a party wall. T5
d. Rearyard: Specific types - townhouse, rowhouse, live-work unit, loft building, apartment house,
mixed use block, flex building, perimeter block. A building that occupies the full frontage, leaving
T4
the rear of the lot as the sole yard. This is a very urban type as the continuous facade steadily
defines the public thoroughfare. The rear elevations may be articulated for functional purposes.
T5
In its residential form, this type is the rowhouse. For its commercial form, the rear yard can T6
accommodate substantial parking.
e. Courtyard: Specific types - courtyard house, courtyard apartment building, patio house. A building
that occupies the boundaries of its lot while internally defining one or more private patios. This
T4
is the most urban of types, as it is able to shield the private realm from all sides while strongly T5
defining the public thoroughfare. Because of its ability to accommodate incompatible activities,
masking them from all sides, it is recommended for workshops, lodging and schools. The high T6
security provided by the continuous enclosure is useful for crime-prone areas.
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TABLE 4B. BUILDING FORM - HEIGHT NEIGHBORHOOD CONSERVATION CODE
TABLE 4B: Building Form - Height. This table shows the configurations for different building heights for each Transect Zone.
It must be modified to show actual calibrated heights for local conditions. Recess Lines and Expression Lines should occur on
higher buildings as shown. N = maximum height as specified in Table 5A.
T2 T3 T4 T5 T6
Lot R.O.W.
Max. height
8
7
Lot R.O.W.
6
Max. height
5
Lot R.O.W. N
Lot R.O.W.
4
4
Max. height
N 3
3
Max. height Expression Line
2
2 2
2
1 1 1
1
Stepbacks/Arcade Heights. The diagrams below show Arcade frontages. Diagrams above apply to all other frontages.
T6 T6 T6
Lot R.O.W.
Max. height
N
Lot R.O.W.
9
Max. height Stepback
8 8
Lot R.O.W.
7 7
Max. height
6 6 6
Arcade max.
5 5 5
Arcade max.
4 4 4
Arcade max.
3 3 3
2 2
2
1 1 1
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TABLE 4C. BUILDING FORM - private Frontages
TABLE 4C: Private Frontages. The Private Frontage is the area between the building facades and the lot lines.
SECTION PLAN
LOT ► ◄ R.O.W. LOT ► ◄ R.O.W.
PRIVATE ► ◄ PUBLIC PRIVATE ► ◄ PUBLIC
FRONTAGE FRONTAGE FRONTAGE FRONTAGE
a. Common Yard: a planted frontage wherein the facade is set back substantially
from the Frontage Line. The front yard created remains unfenced and is
T3
visually continuous with adjacent yards, supporting a common landscape.
The deep setback provides a buffer from the higher speed thoroughfares.
b. Porch & Fence: a planted frontage wherein the facade is set back from
the Frontage Line with an attached porch permitted to encroach. A fence
T3
at the Frontage Line maintains street spatial definition. Porches shall be
no less than 8 feet deep.
T4
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TABLE 4D. LOT AND BUILDING RETROFIT NEIGHBORHOOD CONSERVATION CODE
TABLE 4D: Lot and Building Retrofit. This table provides descriptions of the necessary tools to change sprawl building types into neighborhood
building types that comport with this Code.
T3 T4 T3 T4
APARTMENTS
• Design a common living/ dining/ enter-
tainment area
• Subdivide mansion into three or more
flats
• Organize parking behind the building
T3 T4 T3 T4
• Subdivide the Lot into a duplex
front-loaded house
LIVE-WORK
DUPLEX
T4 T5 T5
• Add liners in front of building to create a
NEIGHBORHOOD STOREs
Liners / main street
main street
• Keep drive-thru
Drive-thru
T4 T4 T5
• Keep gas station and pumps and build a
corner store at the intersection
corner stores
Corner store
Gas station
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TABLE 4D (contINUED). LOT AND BUILDING RETROFIT
T5 T6 T5 T6
• Wrap the garage with a Liner
Parking garage
Building
Lofts / offices
• Convert the garage into lofts
or Offices
Liners
• Create a street
• Reorganize parking; create on-
street parking
•
T4 T5 T4 T5
• Convert the strip center into a
recycling center Recycling center
Strip Center
Liners
T5 T6 T5 T6
• Create a main street terminating
CIVIC INSTITUTION
on building
• Convert building into Civic, Office,
Big box
Liners
industrial
• Add lined or underground garages
along the main street
T4 T4 T5
• Infill the parking lot in front of
Senior housing campus
Courtyard Housing
• Create a main street with Liner
Buildings terminating on build-
ing
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TABLE 4E. BUILDING FUNCTION NEIGHBORHOOD CONSERVATION CODE
TABLE 4E: Building Function. This table categorizes Building Functions within Transect Zones. There are no offstreet parking requirements except
for Parking Location (see Section 4.7). For Specific Function and Use, see Table 4F.
T3 T4 T5 T6
a. RESIDENTIAL Restricted Residential: The number of Limited Residential:The number of dwelling Open Residential:The number of dwelling
dwellings on each lot is restricted to one units on each lot is unlimited within one Principal units and buildings on each lot is unlimited
within a Principal Building and one within an Building, except by form-based standards else- except by form-based standards elsewhere
where in this Code, and limited to one unit within
Accessory Building. Both dwellings shall be in this Code.
an Accessory Building. All dwelling units shall
under single ownership. The habitable area be under single ownership. The habitable area
of the Accessory Building shall not exceed of the Accessory Building shall not exceed 440 sf,
440 sf, excluding the parking area. excluding the parking area.
b. LODGING Restricted Lodging: Up to three bedrooms Limited Lodging: Up to eight bedrooms for Open Lodging: Unlimited bedrooms for
for lodging is permitted on each lot, restricted lodging is permitted on each lot, restricted to lodging is permitted on each lot. Food service
to two bedrooms in an Accessory Building. two bedrooms in an Accessory Building. The may be provided at all times.
The lot must be owner occupied. Food lot must be owner occupied.Food service
service may be provided in the a.m. The may be provided in the a.m. The maximum
maximum length of stay shall not exceed length of stay shall not exceed ten days.
ten days.
c. OFFICE Restricted Office: Office use is restricted Limited Office: Office use is limited to Open Office: Office use is unlimited on the
to home occupations by the owner, with no occupations with three or fewer workers. upper stories. Office use on the first floor
more than one employee. shall be permitted only for the first one year
of a new community or building.
d. RETAIL Restricted Retail: The building area avail- Limited Retail: The building area available Open Retail: The building area available
able for Retail use is restricted to one block for Retail use is limited to the first story for Retail use is unlimited on the first floor
corner location at the first story for each of buildings at corner locations, not more and available to upper stories by Warrant.
300 dwelling units. The specific use shall than one per block. The specific use shall
be further limited to neighborhood store, be further limited to neighborhood store, or
or food service seating no more than 20. food service seating no more than 30.
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NEIGHBORHOOD CONSERVATION CODE TABLE 4F. SPECIFIC FUNCTION & USE
TABLE 4F: Specific Function & Use. This table expands the categories of Table 4E to delegate specific functions and uses within
Transect Zones. Table 4F should be customized for local character and requirements.
a. RESIDENTIAL
T1 T2 T3 T4 T5 T6 SD f. OTHER: AGRICULTURE
T1 T2 T3 T4 T5 T6 SD
Single Family ▪ ▪ ▪ Grain Storage ▪ ▪ ▫
Two-family (Duplex) ▪ ▪ Livestock Pen ▫ ▫ ▫
Multi-family ▪ ▪ ▪ Greenhouse ▪ ▪ ▫ ▫
Live/Work Unit ▪ ▪ ▪ ▫ Stable ▪ ▪ ▫ ▫
Group Home ▫ ▪ Kennel ▪ ▪ ▫ ▫ ▫ ▫ ▫
Accessory Unit ▪ ▪ ▪ ▪ ▪ f. OTHER: AUTOMOTIVE
Gasoline ▫ ▫ ▫ ▪
Automobile Service ▪
Truck Maintenance ▪
Drive -Through Facility ▫ ▫ ▪
Rest Stop ▪ ▪ ▫
Roadside Stand ▪ ▪ ▫
b. LODGING
Billboard ▫ ▫
Hotel (no room limit) ▪ ▪ ▫ Shopping Center ▫
Inn (up to 12 rooms) ▫ ▪ ▪ ▪ Shopping Mall ▫
f. OTHER: CIVIL SUPPORT
Bed & Breakfast (up to 5 rooms) ▫ ▪ ▪ ▪ ▪
S.R.O. hostel ▫ ▫ ▫ ▫ ▫
Fire Station ▪ ▪ ▪ ▪ ▪
School Dormitory ▪ ▪ ▪ ▪
Police Station ▪ ▪ ▪ ▪
c. OFFICE
Cemetery ▪ ▫ ▫ ▪
Office Building ▪ ▪ ▪ ▫ Funeral Home ▪ ▪ ▪ ▪
Live-Work Unit ▪ ▪ ▪ ▪ ▫ Hospital ▫ ▫ ▪
d. RETAIL Medical Clinic ▫ ▪ ▪ ▪
Open-Market Building ▪ ▪ ▪ ▪ ▪ ▪ f. OTHER: EDUCATION
Retail Building ▫ ▪ ▪ ▪ ▫ College ▫ ▫ ▪
Display Gallery ▪ ▪ ▪ ▫ High School ▫ ▫ ▫ ▪
Cafe / Restaurant ▫ ▪ ▪ ▪ ▫ Trade School ▫ ▫ ▪
Kiosk ▪ ▪ ▪ ▫ Elementary School ▫ ▪ ▪ ▪ ▪
Push Cart ▫ ▫ ▫ Other- Childcare Center ▪ ▪ ▪ ▪ ▪ ▫
Liquor Selling Establishment ▫ ▫ ▫ f. OTHER: INDUSTRIAL
Placement
Lot Width n/a by Warrant 40 ft. min 120 ft. max 18 ft. min 96 ft. max 18 ft. min 180 ft. max 18 ft. min 700 ft. max
Lot Coverage n/a by Warrant 60% max 70% max 80% max 90% max
SETBACKS - PRINCIPAL BUILDING
Front Setback (Principal) n/a by Warrant 24 ft. min 6 ft. min 18 ft. max 0ft. min 12 ft. max 0 ft. min 12 ft. max
Front Setback (Secondary) n/a by Warrant 12 ft. min 6 ft. min 18 ft. max 0 ft. min 12 ft. max 0 ft. min 12 ft. max
Side Setback n/a 96 ft. min 12 ft. min 0 ft. min 0 ft. min 24 ft. max 0 ft. min 24 ft. max
Rear Setback n/a 96 ft. min 12 ft. min 3 ft. min * 3 ft. min * 0 ft. min
Frontage Buildout n/a n/a 40% min 60% min 80% min 80% min
SETBACKS - OUTBUILDING
Front Setback n/a 20 ft. min +bldg setback 20 ft. min +bldg setback 20 ft. min +bldg setback 40 ft. max from rear prop n/a
Side Setback n/a 3 ft. or 6 ft. 3 ft. or 6 ft. 0 ft. min or 3 ft. 0 ft min n/a
Rear Setback n/a 3 ft. min 3 ft. min 3 ft. 3 ft. max n/a
BUILDING PLACEMENT (see Table 4A)
Edgeyard permitted permitted permitted permitted not permitted not permitted
Sideyard not permitted not permitted not permitted permitted permitted not permitted
Rearyard not permitted not permitted not permitted permitted permitted permitted
Courtyard not permitted not permitted not permitted not permitted permitted permitted
BUILDING FORM - HEIGHT (see Table 4B)
FORM
Principal Building n/a 2 stories max 2 stories max 3 stories max 5 stories max 8 stories max, 2 min
Outbuilding n/a 2 stories max 2 stories max 2 stories max 2 stories max n/a
BUILDING FORM - PRIVATE FRONTAGES (see Table 4C)
Common Yard n/a permitted permitted not permitted not permitted not permitted
Porch & Fence n/a not permitted permitted permitted not permitted not permitted
Terrace or Dooryard n/a not permitted not permitted permitted permitted not permitted
Forecourt n/a not permitted not permitted permitted permitted permitted
Stoop n/a not permitted not permitted permitted permitted permitted
Shopfront & Awning n/a not permitted not permitted permitted permitted permitted
Gallery n/a not permitted not permitted permitted permitted permitted
Arcade n/a not permitted not permitted not permitted permitted permitted
l. BUILDING FUNCTION (see Table 4E &Table 4F)
Function
Residential n/a by Warrant restricted use limited use open use open use
Lodging n/a by Warrant restricted use limited use open use open use
Office n/a by Warrant restricted use limited use open use open use
Retail n/a by Warrant restricted use limited use open use open use
Chapter 4
Chapter 2, 3
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NEIGHBORHOOD CONSERVATION CODE TABLE 6A. DEFINITIONS ILLUSTRATED
3 3
2
2
Parking Lane
Moving Lane
1
1- Principal Building
1 1
2- Backbuilding
1-Radius at the Curb 3- Outbuilding
2-Effective Turning Radius (± 8 ft)
4 4
3rd layer
Secondary Frontage
2 1
4 4 4 3
20 feet
2nd layer
1-Frontage Line
3 3 2-Lot Line
Principal Frontage
1st layer
3-Facades
1 1 4-Elevations
1st layer
2nd & 3rd
layer
3 3
2
1
2
1-Front Setback
2-Side Setback
1 1 3-Rear Setback
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Chapter 6. DEFINITIONS NEIGHBORHOOD CONSERVATION CODE
DEFINITIONS
This Chapter provides definitions for terms in this Code that are technical in nature or
that otherwise may not reflect a common usage of the term. If a term is not defined in this
Chapter, then the Local Review Committee shall determine the correct definition. Terms
that are capitalized within Definitions are also defined in this Chapter. Items in italics refer
to Chapters, Sections, or Tables in this Code.
Accessory Building: an Outbuilding with an Accessory Unit.
Accessory Unit: an Apartment sharing ownership and utility connections with a
Principal Building, either within an Outbuilding or within the Principal Building. See
Table 4E and Table 6A. (Syn: ancillary unit)
Affordable Housing: dwellings consisting of rental or for-sale units that have a
rent (including utilities) or mortgage payment typically no more than 30% of the
income of families earning no more than 80% of median incomes by family size for
the county. (Alt. definition: rental or for-sale dwellings that are economically within
the means of the starting salary of a local elementary school teacher.)
Allee: a regularly spaced and aligned row of trees usually planted along a Thor-
oughfare or Path.
Apartment: a Residential unit sharing a building and a Lot with other units and/or
uses; may be for rent, or for sale as a condominium.
Arcade: a Private Frontage conventional for Retail use wherein the Facade is a
colonnade supporting habitable space that overlaps the Sidewalk, while the Facade
at Sidewalk level remains at the Frontage Line.
Attic: the interior part of a building contained within a pitched roof structure.
Avenue (AV): a Thoroughfare of high vehicular capacity and low to moderate speed,
acting as a short distance connector between urban centers, and usually equipped
with a landscaped median.
Backbuilding: a single-Story structure connecting a Principal Building to an Out-
building. See Table 6A.
Bed and Breakfast: an owner-occupied Lodging type offering 1 to 5 bedrooms,
permitted to serve breakfast in the mornings to guests.
Bicycle Lane (BL): a dedicated lane for cycling within a moderate-speed vehicular
Thoroughfare, demarcated by striping.
Bicycle Route (BR): a Thoroughfare suitable for the shared use of bicycles and
automobiles moving at low speeds.
Bicycle Trail (BT): a Bikeway running independently of a vehicular Thoroughfare
Bikeway: any designated Thoroughfare or part of a Thoroughfare for bicycling.
See Bicycle Lane, Bicycle Route, and Bicycle Trail.
Block: the aggregate of private Lots, Passages, Rear Alleys and Rear Lanes,
circumscribed by Thoroughfares.
Block Face: the aggregate of all the building Facades on one side of a Block.
Boulevard (BV): a Thoroughfare designed for high vehicular capacity and moderate
speed, traversing an Urbanized area. Boulevards are usually equipped with access
lanes buffering Sidewalks and buildings.
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NEIGHBORHOOD CONSERVATION CODE Chapter 6. DEFINITIONS
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Chapter 6. DEFINITIONS NEIGHBORHOOD CONSERVATION CODE
Encroachment: any structural element that breaks the plane of a vertical or hori-
zontal regulatory limit, extending into a Setback, into the Public Frontage, or above
a height limit.
Enfront: placed along or parallel to a Frontage, as in “porches Enfront the
street.”
Facade: the exterior wall of a building that is set along or parallel to a Frontage Line.
See Elevation.
Forecourt: a Private Frontage wherein a portion of the Facade is close to the
Frontage Line and the central portion is set back. See Table 4C.
Frontage: the area between a building Facade and the vehicular lanes, inclusive
of its built and planted components. Frontage is divided into Private Frontage and
Public Frontage. See Table 2C and Table 4C.
Frontage Buildout: the percentage of Lot width occupied by the width of the build-
ing Facade.
Frontage Line: a Lot line bordering a Public Frontage. Facades facing Frontage
Lines define the public realm and are therefore more regulated than the Elevations
facing other Lot lines. See Table 6A.
Function: the use or uses accommodated by a building and its Lot, categorized
as Restricted, Limited, or Open, according to the intensity of the use. See Table 4E
and Table 4F.
Gallery: a Private Frontage conventional for Retail use wherein the Facade is
aligned close to the Frontage Line with an attached cantilevered shed or lightweight
colonnade overlapping the Sidewalk. See Table 4C.
Green: a Civic Space type for unstructured recreation, spatially defined by landscap-
ing rather than building Frontages. See Table 2F.
Home Occupation: non-Retail Commercial enterprises. The work quarters should
be invisible from the Frontage, located either within the house or in an Outbuilding.
Permitted activities are defined by the Restricted Office category. See Table 4E.
House: an Edgeyard building type, usually a single-family dwelling on a large Lot,
often shared with an Accessory Building in the back yard. (Syn: single.)
Infill: noun - new development on land that had been previously developed, includ-
ing most greyfield and brownfield sites and cleared land within Urbanized areas.
verb- to develop such areas.
Inn: a Lodging type, owner-occupied, offering 6 to 12 bedrooms, permitted to serve
breakfast in the mornings to guests. See Table 4E.
Layer: a range of depth of a Lot within which certain elements are permitted. See
Table 6A.
Lightwell: A Private Frontage type that is a below-grade entrance or recess designed
to allow light into basements. See Table 4C. (Syn: light court.)
Liner Building: a building specifically designed to mask a parking lot or a Parking
Structure from a Frontage.
Live-Work: a Mixed Use unit consisting of a Commercial and Residential Function.
The Commercial Function may be anywhere in the unit. It is intended to be occupied
by a business operator who lives in the same structure that contains the Commercial
activity or industry. See Work-Live. (Syn.: flexhouse.)
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NEIGHBORHOOD CONSERVATION CODE Chapter 6. DEFINITIONS
Lodging: premises available for daily and weekly renting of bedrooms. See Table
4E and Table 4F.
Lot: a parcel of land accommodating a building or buildings of unified design.
Lot Line: the boundary that legally and geometrically demarcates a Lot.
Lot Width: the measurement of the Principal Frontage Line of a Lot.
Main Civic Space: the primary outdoor gathering place for a community.
Manufacturing: premises available for the creation, assemblage and/or repair of
artifacts, using table-mounted electrical machinery or artisanal equipment, and
including their Retail sale.
Meeting Hall: a building available for gatherings, including conferences.
Mixed Use: multiple Functions within the same building through superimposition
or adjacency, or in multiple buildings by adjacency, or at a proximity determined by
Warrant.
Office: premises available for the transaction of general business but excluding
Retail, artisanal and Manufacturing uses. See Table 4E.
Open Space: land intended to remain undeveloped or adapted as Civic Space.
Outbuilding: an Accessory Building, usually located toward the rear of the same
Lot as a Principal Building, and sometimes connected to the Principal Building by
a Backbuilding. See Table 6A.
Park: a Civic Space type that is a natural preserve available for unstructured rec-
reation. See Table 2F.
Parking Structure: a building containing one or more Stories of parking above
grade.
Passage (PS): a pedestrian connector, open or roofed, that passes between build-
ings to provide shortcuts through long Blocks and connect rear parking areas to
Frontages.
Path (PT): a pedestrian way traversing a Park or rural area, with landscape match-
ing the contiguous Open Space, ideally connecting directly with the urban Sidewalk
network.
Planter: the element of the Public Frontage which accommodates street trees,
whether continuous or individual.
Plaza: a Civic Space type designed for Civic purposes and Commercial activities in
the more urban Transect Zones, generally paved and spatially defined by building
Frontages.
Principal Building: the main building on a Lot, usually located toward the Frontage.
See Table 6A.
Principal Entrance: the main point of access for pedestrians into a building.
Principal Frontage: On corner Lots, the Private Frontage designated to bear the
address and Principal Entrance to the building, and the measure of Lot Width. Pre-
scriptions for the parking Layers pertain only to the Principal Frontage. Prescriptions
for the first Layer pertain to both Frontages of a corner Lot. See Frontage.
Private Frontage: the privately held Layer between the Frontage Line and the
Principal Building Facade. See Table 4C and Table 6A.
Public Frontage: the area between the outer edge of the Vehicular Lanes and the
Frontage Line. See Table 2C and Table 2D.
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Chapter 6. DEFINITIONS NEIGHBORHOOD CONSERVATION CODE
Rear Alley (RA): a more urban vehicular way located to the rear of Lots providing
access to service areas, parking, and Outbuildings, and containing utility ease-
ments.
Rear Lane (RL): a more rural vehicular way located to the rear of Lots providing
access to service areas, parking, and Outbuildings, and containing utility ease-
ments.
Rearyard Building: a building that occupies the full Frontage Line, usually leaving
the rear of the Lot as the sole yard. See Table 4A. (Var: Rowhouse, Townhouse,
Apartment House)
Regulating Plan: a Zoning Map or set of maps that shows the Transect Zones, Civic
Zones, Special Districts if any, and Special Requirements if any, of areas subject
to, or potentially subject to, regulation by this code.
Residential: characterizing premises available for long-term human dwelling.
Retail: characterizing premises available for the sale of merchandise and food
service. See Table 4E and Table 4F.
Retail Frontage: Frontage designated on a Regulating Plan that requires or recom-
mends the provision of a Shopfront, encouraging the ground level to be available
for Retail use. See Section 4.3.
Road (RD): a Thoroughfare of low-to-moderate vehicular speed and capacity. This
type is allocated to the more rural Transect Zones (T1-T3). See Table 2C.
Rowhouse: a single-family dwelling that shares a party wall with another of the
same type and occupies the full Frontage Line. See Rearyard Building. (Syn:
Townhouse)
Secondary Frontage: on corner Lots, the Private Frontage that is not the Principal
Frontage. As it affects the public realm, its first Layer is regulated. See Table 6A.
Setback: the area of a Lot measured from the Lot line to a building Facade or
Elevation that is maintained clear of permanent structures, with the exception of
Encroachments listed in Section 4.7. See Table 5A. (Var: build-to line, build-to
zone.)
Shopfront: a Private Frontage conventional for Retail use, with substantial glazing
and an awning, wherein the Facade is aligned close to the Frontage Line with the
building entrance at Sidewalk grade. See Table 4C.
Sidewalk: the paved section of the Public Frontage dedicated exclusively to pedes-
trian activity.
Sideyard Building: a building that occupies one side of the Lot with a Setback on
the other side. This type can be a Single or Twin depending on whether it abuts the
neighboring house. See Table 4A.
Square: a Civic Space type designed for unstructured recreation and Civic purposes,
spatially defined by building Frontages and consisting of Paths, lawns and trees,
formally disposed. See Table 2F.
Stoop: a Private Frontage wherein the Facade is aligned close to the Frontage Line
with the first Story elevated from the Sidewalk for privacy, with an exterior stair and
landing at the entrance. See Table 4C.
Story: a habitable level within a building, excluding an Attic or raised basement.
See Table 4B.
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Street (ST): a local urban Thoroughfare of low speed and capacity. See Table 4C
and Table 4D.
Streetscreen: a freestanding wall built along the Frontage Line, or coplanar with the
Facade. It may mask a parking lot from the Thoroughfare, provide privacy to a side
yard, and/or strengthen the spatial definition of the public realm. (Syn: streetwall.)
See Section 4.7.5f.
Substantial Modification: alteration to a building that is valued at more than 50%
of the replacement cost of the entire building, if new.
Swale: a low or slightly depressed natural area for drainage.
T-zone: Transect Zone.
Target Speed: the velocity at which a Thoroughfare tends to be driven without the
constraints of signage or enforcement. There are four ranges of speed: very low:
(below 20 MPH); low: (20-25 MPH); moderate: (25-35 MPH); high: (above 35 MPH).
See Table 2A.
Terminated Vista: a location at the axial conclusion of a Thoroughfare. A building
located at a Terminated Vista designated on a Regulating Plan is required or recom-
mended to be designed in response to the axis.
Thoroughfare: a way for use by vehicular and pedestrian traffic and to provide access
to Lots and Open Spaces, consisting of Vehicular Lanes and the Public Frontage.
See Chapter 2 and Table 6A.
Townhouse: See Rearyard Building. (Syn: Rowhouse)
Transect: a cross-section of or path through the environment showing a range of
different habitats. The rural-urban Transect of the human environment used in this
code template is divided into six Transect Zones. These zones describe the physical
form and character of a place, according to the density and intensity of its land use
and Urbanism.
Transect Zone (T-zone): One of several areas on a Zoning Map regulated by this
code. Transect Zones are administratively similar to the land use zones in conven-
tional codes, except that in addition to the usual building use, height, and Setback
requirements, other elements of the intended habitat are integrated, including those
of the private Lot and building and Public Frontage. See Table 1A.
Turning Radius: the curved edge of a Thoroughfare at an intersection, measured at
the inside edge of the vehicular tracking. The smaller the Turning Radius, the smaller
the pedestrian crossing distance and the more slowly the vehicle is forced to make
the turn. See Table 2B and Table 6A.
Urbanism: collective term for the condition of a compact, Mixed Use settlement,
including the physical form of its development and its environmental, functional,
economic, social, and cultural aspects.
Urbanized: generally, developed. Specific to this code, developed at T-3 (Sub-Urban)
intensity or higher.
Variance: a ruling that would permit a practice that is not consistent with either a
specific provision or the Intent of this Code (Section 1.3). Variance requests are usu-
ally subject to a public hearing. See Section 1.5.
Vehicular Lanes: lanes intended for vehicular traffic and bicycles, whether traveling
or parked. (Var: roadbed)
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Chapter 6. DEFINITIONS NEIGHBORHOOD CONSERVATION CODE
Warrant: a ruling that would permit a practice that is not consistent with a specific
provision of this Code, but that is justified by Intent as set forth in Section 1.3. See
Section 1.5.
Work-Live: a Mixed Use unit consisting of a Commercial and Residential Func-
tion. It typically has a substantial Commercial component that may accommodate
employees and walk-in trade. The unit is intended to function predominantly as
work space with incidental Residential accommodations that meet basic habitability
requirements. See Live-Work. (Syn: Live-With.)
Yield: characterizing a Thoroughfare that has two-way traffic but only one effec-
tive travel lane because of parked cars, necessitating slow movement and driver
negotiation. Also, characterizing parking on such a Thoroughfare.
Zoning Map: the official map or maps that are part of the zoning ordinance and
delineate the boundaries of individual zones and districts. See Regulating Plan.
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