F B C Regulating Plan
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This document is a draft form based code for the city of Newport, Vermont. It outlines proposed standards for streetscapes, buildings, parking, and retail based on different street and zoning types. Graphic standards and maps are included that show building form standards and proposed designations for main street, downtown, and various density areas. Definitions, an overview of the process, and possible frontage types are also summarized. The document provides guidance for developing different areas of the city according to form based code principles.
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• Parking access shall be from an alley where present. Designated garage entries and alleys shall
be the sole means of automobile access to a site unless otherwise approved by the DRB
• Garage doors on residential parking shall not face (be at an angle of less than 90 degrees from the
primary front Build-to-Line or right of way unless otherwise approved by the DRB
• These requirements are not applicable to on-street parallel parking.
Parking Types
In general allowed parking is as follows:
• Behind structure-surface parking. Ground level public or private parking lot that is located in the
rear yard behind a building. If possible, access to the parking should be taken from an alley.
• Parking structure-a building with a primary function is to provide parking. Ground level building
edge at primary and secondary street fronts shall maintain a pedestrian related use.
• Tucked under-ground level private covered parking lot located directly beneath the second floor
of building. Tucked under parking shall not be visible from the public right-of-way unless the
right-of-way is a City designated alley.
• Sub-surface/under-parking facility that is below grade.
• [Next to structure-disallowed in Form(s) 1,2,3, 4 & 5.] Next to the building is allowed but
discouraged in Form 6.
Retail General Intentions
Retail is required on the ground level at primary streets and, to a lesser degree, on secondary streets-
see specific Building Envelope Standards(BES) §_____. The inclusion of retail enlivens the street
and creates a purpose for pedestrians/citizens to inhabit the streets. Unless otherwise noted, retail is
an inclusive phrase that encompasses consumer comparison—goods, general merchandise, apparel,
furnishings and other types of similar merchandise, convenience goods, food/delis, gifts, drugstore
items, personal care, cards/stationery, personal business services, professional, restaurants, grocery
stores, lodging, hotel, theater, and other uses that provide visual interest and create active street life.
Retail that does not directly sell goods will be divided into two categories/types—See Building
Envelope Standards and Street Types for retail types usable locations
Retail Divides into two distinct types:
Primary Retail Uses: Generally, uses that provide entertainment or leisure activities, promote high
walk-in customer counts, or are shopping destinations.
Secondary Retail Uses: Generally, uses that provide personal or business services.](https://image.slidesharecdn.com/fbc-regulating-plan2-1278598896-phpapp01/85/F-B-C-Regulating-Plan-9-320.jpg)
F B C Regulating Plan
- 1. City of Newport Form Based Code Regulating Plan 07-06-10 Zoning Administrator: Paul J. Dreher historic photo FORM BASED CODE THROUGH PARTNERSHIPS: REFRESHING REAL ESTATE DEVELOPMENT PAUL DREHER CITY OF NEWPORT NEWPORT, VERMONT TODD SCOTT KING COUNTY HISTORIC PRESERVATION SEATTLE, WASHINGTON DRAFT
- 3. Form Based Code Definitions 4 Overview 5 Process /Administration / & Issuance 5 Requirements Streetscape 6 Lots, Blocks, Streets And Alleys 6 Buildings 7 Parking 8 Retail 9 Graphic Standards Form 1 Main Street 10 - 11 Form 2 Downtown 12 Form 3 High Density 13 -14 Form 4 Urban Waterfront High Density 15 Form 5 Urban Waterfront Medium Density 18 Form 6 High Density Residential - Mixed Use 19 Downtown Regulating Map 16 - 17 Possible Frontage Types 20 Street Types & Street Type Standards 21 Secondary Street Types 22 Primary Transit Street 23 Proposed Corridors / Alleys / Recreation Paths 24 Building Breaks and Store Frontage 25 Main Street - Current Possible Build-Out 26 Main Street - FBC Possible Build-Out 27 Pommerleau Peninsula - Current Possible Build-Out 28 Pommerleau Peninsula - FBC Possible Build-Out 29 INDEX
- 4. 4 Form Based Code Definitions ALLEY: The public right of way for vehicles and pedestrians within a BLOCK that provides access to the rearof buildings, vehicle parking (e.g., garages), utility meters, and recycling and garbage bins. AWNING: A cantilevered, projected or suspended cover over the sidewalk portion of the street. Also, a roof like coverings, usually of canvas or metal and often adjustable, placed over the sidewalk, windows, or doors to provide protection from sun and rain. BLOCK: An aggregate of private lots, passages, alleys and Lanes, circumscribed by public streets. BLOCK CORNER:Two public streets meet on a Block. BLOCK FACE: Is the aggregate of all the building facades on one side of a Block. BUILDING ENVELOPE STANDARDS(BES): The part of the Code that establishes basic parameters regulating building form, in- cluding the envelope, placement (in three dimensions) and certain permitted/required building elements, suchas storefronts, and street walls. The BES establish both the boundaries within which things may be done and specific things that must be done. The applicable BES for a site is determined by its street frontage and street type as per the regulating plan. This produces a coherent street and allows the building greater latitude behind its street facade. BUILD-TO-LINE: A line parallel to the street right-of-way line at any story level of a building and representing the minimum distance which all or any part of the building is set back from said right-of-way line. Front porches, stairs and handicap ramps may extend beyond the build-to line up to half their depth. CIVIC BUILDING: A building operated by not-for-profit organizations dedicated to arts, culture, rligion, education, recreation, gov- ernment, transit, and municipal parking, or for use approved by the legislative body. CIVIC SPACE An outdoor area dedicated for public use. COMMON YARD: A planted private frontage wherein the facade is set back from the front property line. FRONT :The side of a property facing a public street. FRONTAGE: The linear distance measured along the front lot line between the points of intersection with the side lot lines. For the purpose of measurement, lot “frontage” shall be continuous and measured along the joining boundary of the front lot line and a public right-of-way GALLERY: A private frontage conventional for retail use wherein the facade is aligned close to the front property line with an at- tached cantilevered shed or lightweight colonnade overlapping the Sidewalk. GROUND FLOOR: The street level floor of a structure. NEIGHBORHOOD STORE: Is any retail store containing a maximum of 1500 sq ft of enclosed space with no on-site parking permit- ted or required. OUTBUILDING: Is an accessory building, usually located toward the rear of the same lot as a principal building, and sometimes con- nected to the Principal Building. OFF STREET PARKING: A parking facilities located in city or privately owned lots and structures. PARAPET: A low protective wall or railing along the edge of a raised structure such as a roof or balcony. PRINCIPAL BUILDING: Is the main building on a Lot, usually located toward the Frontage PUBLIC SPACE: Is space open to public view or access. REAR Is the private back portion of a property. REGULATING PLAN: Is a zoning map or set of maps that shows the sub-districts subject to regulation by the form based code. STORE FRONT: means a private frontage conventional for retail use, with substantial glazing and an awning, wherein the facade is aligned close to the front property line with the building entrance at sidewalk grade. SIDEWALK: Is the paved section of the public frontage dedicated to pedestrian activity, café seating, and other street furniture. SQUARE: Is a civic space designed for unstructured recreation and civic purposes, spatially defined by building frontages and consist- ing of paths, lawns and trees. STOOP: A private frontage wherein the facade is aligned close to the front property line with the first story elevated from the sidewalk for privacy, with an exterior stair and landing at the entrance. STREET: A city thoroughfare for pedestrian and vehicle access. STREET FURNITURE: means benches and other structures incorporated into the streetscape for use by pedestrians. STREET LIGHTS: Is pedestrian scale lighting incorporated into the streetscape and in parking facilities to promote safe travel during evening hours. STREET TREES: Means a canopy trees used to reinforce the area along vehicular streets where pedestrian activities are encouraged. STREET WALLS: A freestanding wall built along the front property line. It may mask a parking lot from the street, provide privacy to a side yard, and/or strengthen the spatial definition of the public realm. STREETSCAPE: Is the physical elements along a street including trees, benches, waste bins, and bike racks.
- 5. 5 Overview Form Based Code (FBC) identifies the basic physical characteristics of building sites/zones/street types and determines the Building Envelope Standards or BES (See Graphic Standards Sheets) to be applied in accordance with the City of Newport Form Based Code Regulating Plan. Newport’s Regulating Plan Illustrates disposition of each property or lot and how it relates to its adjacent properties and streets/building sites. All sites/lots described in Newport’s FBC overlay are regulated by street frontage/type and building envelope standards. Intent Newport’s FBC overlay district is intended to be understood/coded as perimeter blocks with buildings typically placed at the street along the outer edge of their sites or lots. The street type and zone-building envelope standards promote a coherent streetscape throughout the FBC overlay district. The prescribed standards will, additionally, assist building owners/developers in understanding the relationship between streets, lots, built environment and the public realm. These standards will endeavor to establish an environment that encourages and facilitates pedestrian activity. Process /Administration / & Issuance In the Newport City Form Based Code overlay district there are two discreet review processes for the Form Based Code review. The two are Administrative process or Special Requirement process. All Conditional Use and/or Special Requirement permit will require that the permit application be reviewed by the Development Review Board (DRB). Special Requirements are dependent upon site size, project size and/or the need for minor variations/adjustment to the Form Base Code BES standards. Additionally all permit applications that require Act 250 review shall require DRB review. If the proposed use is a permitted use but Special Requirements Review is triggered the DRB shall only review the proposed permit application utilizing the appropriate Form requirements. Section 604 of the Newport City Zoning & Subdivision Bylaw sets forth the provisions and requirements for the DRB Review Process However, in the FBC overlay district the criterion for review will be: 1.Regulating Map, 2.Building Envelop Standards, 3.Streetscape Standards. A) Administrative Review Size Requirements: Projects on sites less than 40,000 square feet or with proposed building square footages less than 30,000 square feet, shall be reviewed administratively. If the permit application meets all of the standards of Form Based Code and are also a permitted use the Zoning Administrator shall issue a zoning permit. Permits will not be issued for building activity until review is completed and a determination made that the proposal is consistent with Form Based Code requirements. All permits will be issued in accordance with standards set for Section 601 of Newport City Zoning & Subdivision Bylaw. B) Special Requirement Permit Review -DRB.
- 6. 6 The Conditional Use and/or Special Requirement Permit --DRB review will be required for sites over 40,000 square feet or with proposed building square footages over 30,000 square feet. Such sites/proposed projects will be required to meet the intent of the FBC Standards and will be evaluated in terms of how well they conform to FBC Standards and also meet objectives described in Site Plan Review of the Newport City Zoning & Subdivision Bylaw. The DRB review process with Special Requirement Permits may allow for deviations in the FBC standards-- Examples of these deviations may include problems related to topography or street grade, the location of alley and streets, building breaks and passages between buildings, signs, streetscape details, design issues related to the inclusion of existing buildings proposal. Where properties of less than 40,000 square feet have such difficulties they shall require DRB Review. All permit issuance requirements shall be in accordance Title 24 VSA, Chapter 117 and Newport City Zoning & Subdivision Bylaw. Requirements Streetscape • In the built environment the street and building façade receives more attention than the rest of the building. Streetscape elements, such as built edge, brick pavers, benches and waste-bins, throughout Newport’s Designated Downtown and FBC overlay district must be consistent within a project and should be consistent from project to project within a building activity node. • Building facades are the public “face” of every building and support the life of the street. Owners/developers are encouraged to utilize recommended Architectural Standards and streetscape amenities—such as planters and window boxes. • Building rear façade or the more private, rear portions of the lots (toward the alley) are considered valuable/contributing members to the public realm—to be developed, maintained and are required to adhere to appropriates Streetscape standards. • Street Furniture, Bike Racks, Benches, Trash Receptacles are required--see BES for specific requirements. • Street Trees are part of an overall Streetscape, Tree requirements determined by Street Type— See Tree Chart. Tree Chart TBD (This will define tree type based on location). Lots, Blocks, Streets and Alleys • All lots shall share a frontage line with a street or alley (no landlocked lots.) • All lots and/or all contiguous Lots shall be considered to be part of a block. No block face shall have a length greater than 400 feet without an alley, common access easement or pedestrian
- 7. 7 pathway providing through-access to another street, alley, common access easement or courtyard. Alleys may provide access to the rear of all lots. Alley construction is required as part of redevelopment projects at the rear of property, unless an alley already exists. • Where an alley does not exist and is not constructed at the time of redevelopment of any property, the developer is required to dedicate the alley right of way within or at the rear of the lot--Alley Type 1 standard—minimum. Alleys shall be kept clear of debris, stored materials, and vehicles. • Curb Cuts shall be limited to no more than one per 200 feet on Primary Streets • On sites with no alley access, there shall be a 12 foot setback from the rear Lot line to provide alley or delivery channel access. Buildings The hierarchy of Building Envelope Standards (BES) in descending order (most dense to least dense) is as follows: Form 1 Main street Form 2 High Density Downtown Form 3 High Density Form 4 Urban Water High Density Form 5 Urban Water Medium Density Form 6 High Density Residential/Mixed Use • The maximum building floor-plate (footprint) is 40,000 square feet; beyond that limit a special exception is necessary. Large stores may have a maximum ground floor floorplate of 50,000 square feet—overall square footage may be greater. • For each block, building(s) along the Build-To Line shall present a complete and discrete vertical façade composition at an average street frontage length of 30 feet--varies per Form Building Envelope Standards (BES). Each façade on Primary or Secondary (per Form BES) streets shall include a functioning, public entry. This may be satisfied through the use of shops for large floor- plate buildings • Consistent Building Envelope Standards (BES) shall front one another on the Regulating Plan. • When the Building Envelope/Edge Standard designation changes along a property frontage, the property owner has the option of applying either Building Envelope Standard (BES) for a maximum additional distance of 50 feet in either direction along that frontage. • Publicly-owned, Civic Buildings (e.g. courthouses, municipal offices, etc) may be exempt from prescriptions of this Code. The Development Review Board may modify all other provisions of
- 8. 8 this Form Based Code for publicly-owned, Civic Buildings. Building Breaks The physical design of buildings facades should vary minimally at an interval determined by form standard. The variations can be achieved through by utilizing the following techniques: • Architectural division into multiple buildings, • Break or articulation of the façade--Building Break Types (see diagram, §____) 1. Façade height change 2. Vertical surface shift 3. Horizontal surface shift /adjustment—section change 4. Significant material change 5. Arcade/gallery • Significant change in facade design, • Placement of window and door openings, or position of awnings and canopies. Parking General goals and standards. • Sites/lots fewer than 20,000 square feet in land area have no minimum parking requirements. • Enable people to park once at a convenient location and to access a variety of commercial enterprises in pedestrian-friendly environments by encouraging shared parking. • Reduce diffused, inefficient, single-purpose reserved parking. • Avoid adverse parking impacts on neighborhoods adjacent to redevelopment areas. • Maximize on-street parking. Provide flexibility for redevelopment of small sites and for the preservation of historic buildings. • Promote prototype projects using flexible and creative incentives. Garage and Parking Entrances • Any garage and/or vehicle (autos, trailers, boats, etc.) parking areas-except where parking is located in an ancillary structure enclosed in a rear-loading town-house garage, or in a below grade garage – on private property shall not be located within 25 feet from any Build-to-Line (except for basement garages) and screened from the street by a street wall.
- 9. 9 • Parking access shall be from an alley where present. Designated garage entries and alleys shall be the sole means of automobile access to a site unless otherwise approved by the DRB • Garage doors on residential parking shall not face (be at an angle of less than 90 degrees from the primary front Build-to-Line or right of way unless otherwise approved by the DRB • These requirements are not applicable to on-street parallel parking. Parking Types In general allowed parking is as follows: • Behind structure-surface parking. Ground level public or private parking lot that is located in the rear yard behind a building. If possible, access to the parking should be taken from an alley. • Parking structure-a building with a primary function is to provide parking. Ground level building edge at primary and secondary street fronts shall maintain a pedestrian related use. • Tucked under-ground level private covered parking lot located directly beneath the second floor of building. Tucked under parking shall not be visible from the public right-of-way unless the right-of-way is a City designated alley. • Sub-surface/under-parking facility that is below grade. • [Next to structure-disallowed in Form(s) 1,2,3, 4 & 5.] Next to the building is allowed but discouraged in Form 6. Retail General Intentions Retail is required on the ground level at primary streets and, to a lesser degree, on secondary streets- see specific Building Envelope Standards(BES) §_____. The inclusion of retail enlivens the street and creates a purpose for pedestrians/citizens to inhabit the streets. Unless otherwise noted, retail is an inclusive phrase that encompasses consumer comparison—goods, general merchandise, apparel, furnishings and other types of similar merchandise, convenience goods, food/delis, gifts, drugstore items, personal care, cards/stationery, personal business services, professional, restaurants, grocery stores, lodging, hotel, theater, and other uses that provide visual interest and create active street life. Retail that does not directly sell goods will be divided into two categories/types—See Building Envelope Standards and Street Types for retail types usable locations Retail Divides into two distinct types: Primary Retail Uses: Generally, uses that provide entertainment or leisure activities, promote high walk-in customer counts, or are shopping destinations. Secondary Retail Uses: Generally, uses that provide personal or business services.
- 10. 10 FORM 1 - Main Street - South side
- 11. 11 FORM 1 - Main Street - North side
- 12. 12 FORM 2 - Downtown (not including Main Street)
- 13. 13 FORM 3 - High Density
- 14. 14 FORM 3 High Density-Mixed Use
- 15. 15 FORM 4 Urban Waterfront High Density-Mixed Use
- 17. 18 FORM 5 Urban Waterfront Meduim Density-Mixed Use
- 18. 19 FORM 6 High Density Residential / Mixed Use
- 20. 21 Street Types & Street Type Standards
- 23. 24 Proposed Corridors / Alleys / Recreation Paths
- 24. 25 Building Breaks and Store Frontage
- 25. ISSUE 04.15.10 PROJECT Core 1 Form Code CLIENT Newport City Planning & Zoning 05 Spates Block Infill (Current Codes) - View from West (April 15 1:30 pm)
- 26. ISSUE 04.15.10 PROJECT Core 1 Form Code CLIENT Newport City Planning & Zoning 06 Spates Block Infill (Current Codes) - View from East (June 24 9:30 am)
- 27. ISSUE 04.07.10 PROJECT Core 1 Form Code CLIENT Newport City Planning & Zoning 03 Spates Block Infill - View from East (June 24 9:30 am)
- 28. ISSUE 04.07.10 PROJECT Core 1 Form Code CLIENT Newport City Planning & Zoning 04 Spates Block Infill - View from West (April 15 1:30 pm)
- 29. a DRAWNBY H.Hunt RE-ISSUE ISSUE 05.27.10 CLIENT NewportCityP&Z 222MainStreet Newport,VT05855 Tel:802.334.6922 PROJECTNO. 1003 01High Density Waterfront as seen from Northeast (9:00 am, June 21 ) DESCRIPTION Infill
- 30. a DRAWNBY H.Hunt RE-ISSUE ISSUE 05.27.10 CLIENT NewportCityP&Z 222MainStreet Newport,VT05855 Tel:802.334.6922 PROJECTNO. 1003 03High Density Waterfront as seen from Southeast (9:30 am, May 12 ) PROJECT HDWaterfront DESCRIPTION Infill
- 31. a DRAWNBY H.Hunt RE-ISSUE ISSUE 05.27.10 CLIENT NewportCityP&Z 222MainStreet Newport,VT05855 Tel:802.334.6922 PROJECTNO. 1003 02High Density Waterfront as seen from Southwest (3:00 pm, May 15 ) PROJECT HDWaterfront DESCRIPTION Infill