UDA Pattern Books® and form-based Codes
urban design associates
UDA Pattern Books® and form-based Codes
Introduction Celebration celebration | florida
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East Beach norfolk | virginia
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Easton Village on the Tred Avon easton | maryland
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Ellon aberdeenshire | scotland
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Homestead Preserve Pattern Book hot springs | virginia
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Louisiana Speaks: Pattern Book louisiana region
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Louisiana Speaks: Planning Toolkit louisiana region
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Denton Pattern Book denton | maryland
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Storrs Town Center storrs | connecticut
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Cooper’s Crossing Pattern Book camden | new jersey
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Alexander Street Corridor yonkers | new york
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West Don Lands toronto | ontario | canada
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Virginia Beach Form-Based Code virginia beach | virginia
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Downtown Yonkers yonkers | new york
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A Pattern Book for Neighborly Houses habitat for humanity international | u.s. area office
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A Pattern Book for Gulf Coast Neighborhoods mississippi region
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Introduction
UDA Pattern Books® are modeled after those used by builders in the past to establish the basic form of buildings and to provide key architectural elements and details. For residential neighborhoods, these may be quite detailed; more general guidelines are used in commercial and downtown development. UDA Pattern Books® are often a continuation of work begun as an urban design project. Once general consensus has been reached on a master plan, the Pattern Book is a means of implementing it. Therefore, the process engages builders, developers, architects, and real estate professionals in a more technical process. Pattern Books enable all participants to understand, embrace, and build from a shared vision. UDA Form-Based Codes are prepared for municipalities and developers seeking to revise or transform their entitlement regulations to create new mixed-use districts. Each district is unique and like Pattern Books, our codes respond to each unique circumstance. Our approach is to first work with the client to build consensus in the community towards a new vision. UDA will then prepare documents that bridge the gap between master plans and regulations. Working closely with the municipality, the code is often designed to append to their existing regulatory framework. UDA will frequently team with code writers and will be responsible for the code content, design, and production.
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Celebration celebration | florida
project type
UDA Pattern Books® and Form-Based Codes primary client
Disney Development Company year completed
2000 reference
Joseph Barnes Celebraton Associates Bundoran Farms 5473 Plank Road North Garden, VA 22959 (434)295-3700 jbarnes@celebrationassociates.com
Urban Design Associates was commissioned by Disney Development Company to prepare community design and architectural guidelines for residential development in a new town called Celebration. Celebration is based on the best traditions of small towns found in the southeastern United States. It includes a wide range of house types and sizes, from rental apartments, to townhouses, to small lots with cottages, to very large estate lot houses. Celebration is a mixed income community, and the design guidelines emphasize scale and elements which will make it possible to have a harmonious relationship among houses of different sizes and styles. The community has received national acclaim and set new, high expectations of the quality and character in a production scale. As a result, Celebration transformed development paradigms across the country for years to come.
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East Beach norfolk | virginia
project type
UDA Pattern Books® and Form-Based Codes primary client
Celebration Associates project size
14 Acres year completed
2003 reference
Joseph Barnes Celebraton Associates Bundoran Farms 5473 Plank Road North Garden, VA 22959 (434)295-3700 jbarnes@celebrationassociates.com
East Beach draws upon southeastern building types and town planning practices to create a unique waterfront village rooted in the traditions of the region. It is intentionally and distinctly Tidewater in feeling, from its overall layout and landscape design to the details of its buildings, pathways and parks. The Pattern Book of East Beach is a response to the historic pattern of neighborhood forms and specific natural features and contrasting qualities of the site. Pedestrian-scaled streets, hidden gardens, shuttered porches, narrow alleys and overhanging roofs have been brought together to provide a sense of familiarity, stimulation, and ease.
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Easton Village on the Tred Avon easton | maryland Easton Village on the Tred Avon is a new neighborhood designed in the tradition of the best small towns and waterfront villages found throughout the Eastern Shore of Maryland. There is an informal quality to the feel of the neighborhood with a mix of different houses that range in size and character.
project type
UDA Pattern Books® and Form-Based Codes primary client
Elm Street Development Company project size
138 Acres 2006 reference
Michael Burlbaugh Vice President Elm Street Development 175 Admiral Cochrane Drive, Suite 112 Annapolis, MD 21401 (410)266-9700
© 2004 ur ban de sign asso ciate s
Urban Design Associates modified an existing plan of the village to offer a variety of lot types and locations. Many of the lots have rear lane accessed parking – either a garage or paved parking pad. This creates a pedestrian-friendly street with continuous front yard gardens uninterrupted by parked cars and driveways. UDA provided a pattern pook, town architect services, and architectural design.
year completed
Easton Village
Drive
Street Knapp’s Lot
Collinson Square
Hemmersley
Street
Plan of Zones and Setbacks for the Collinson Square neighborhood
Wishart Park
Hollyday Park
Perspective of the houses facing Collinson Square
Plan of Zones and Setbacks for other park neighborhoods such as Hollyday Park and Wishart Park
Park Addresses Easton Village is defined by a series of diverse and beautiful neighborhood parks. The character of each address around the park has been designed to respond to the architecture, scale and type of landscape design for the space and location within the Village. The images on this page depict Collinson Square, a central commons in the heart of the Village. The park was designed as a more formal space lined with garden and cottage houses to create a sense of enclosure. Houses will be elevated above the level of the park and front yards will be treated as flower gardens to create a rich and highly personalized park edge. Similar design elements influence the specific architectural styles, landscape palette and park design elements in each of the other park spaces.
Varies Setback
5' Sidewalk
Varies
5' 8.5' 8' Parking
Open Space
10'
8' 5.5' 5'
Parking
Varies Setback
Typical street section along Easton Village Drive adjacent to Collinson Square
Park Addresses community
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Ellon aberdeenshire | scotland
project type
UDA Pattern Books® and Form-Based Codes primary client
Scotia Homes project size
248 Acres year completed
2009 reference
Dominic Fairlie Scotia Homes 23 Bridge Street Ellon, AB41 9AA UK 1358 726261 dominic.fairlie@bruce-and-partners.co.uk
Urban Design Associates in collaboration with The Prince’s Foundation for the Built Environment conducted an Enquiry by Design process to study the expansion of Ellon. This public participatory process has produced a plan which calls for both restoring the historic core of Ellon and building new neighborhoods as extensions of the town which will support the existing town. The physical form and character of the new areas will draw lessons from the great traditions of Scottish Town Building, especially those of Aberdeenshire. The Master Plan focuses on three areas. First is the Cromleybank Site, which is a new mixed-use development that creates an extension of the town; the second is Castle Meadow, a residential development that links the now isolated Knockothie community to the Historic Core; and the Historic Core will be enhanced through introduction of new infill and restoration of existing historic buildings.
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Homestead Preserve Pattern Book hot springs | virginia Urban Design Associates and Design Workshop, Inc. teamed together to produce the Homestead Preserve, a Master Plan and Pattern Book for the Allegheny Highlands of Virginia. The remarkable character of this historic valley was unprotected from potential development. Celebration Associates commissioned the design team to create a master plan that preserves over 9,000 acres of open space in a public trust, while proposing new development in less-sensitive locations.
project type
UDA Pattern Books® and Form-Based Codes primary client
Homestead Preserve year completed
2008 reference
Joseph Barnes Celebraton Associates Bundoran Farms 5473 Plank Road North Garden, VA 22959 (434)295-3700 jbarnes@celebrationassociates.com
© 2004 urban design associates
The Pattern Book serves a resource for homeowners, architects and builders to design and build houses in a way that reinforces the sense of history, respects the landscape and contributes to the quality of environment. In Virginia, there is a rich history of extraordinary houses built by local craftsmen using Pattern Books imported from England and later prepared by architects and master carpenters living in America.UDA also provided architectural services for the development of civic buildings. UDA was awarded a Palladio Award for the preservation of a historic dairy barn to serve as a new center for the community.
Highland Houses once the railroad connected the Warm Springs Valley to the rest of the East Coast population centers, the ability to travel to the resorts created opportunities for a limited number of people to construct houses and set up more permanent residence. This trend followed the traditional Highland farm settlements and created an exotic mix of architectural styles and house types unlike anywhere else in this region of Virginia. There is a blend of vernacular, clapboard farmhouses, refined Virginia classical houses and imported Arts & Crafts, NeoClassical, Colonial Revival and European Romantic house styles. This blend sets the context for the design of houses Highlands Classical precedent
Highlands Farmhouse precedent
within the Preserve. The influence of English trends, techniques and aesthetic choices influenced the form and character of both the architecture and the setting of the yard and site. Later notions of the rural landscape as a picturesque experience became more important to the newly arriving resident in the mid 1800s. Local materials and available craftsman further refined the detail and character of houses. Local stone, brick, timber, and stucco methods further
Precedent sketches for proposed house types within the Preserve
refined the sense of place.
English Romantic precedent
Highlands Arts & Crafts precedent
Woodcut by Charles Smith entitled “Mr. Henderson’s House” from the book “The Springs of Virginia” by Perceval Reniers
Architectural Precedents introduction
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Louisiana Speaks: Pattern Book louisiana region In the wake of Hurricanes Katrina and Rita, urgent need exists to rebuild vast numbers of houses and buildings and to do so with a speed not possible using only traditional construction techniques. The challenge is to make sure that rebuilding is achieved in the best possible way – Safer, Stronger, and Smarter – in keeping with the motto of the Louisiana Recovery Authority’s Louisiana Speaks program. The Louisiana Speaks Pattern Book has been created to provide both guidance and tools for the builders who will take on that task.
project type
UDA Pattern Books® and Form-Based Codes primary client
Center for Planning Excellence year completed
2006 reference
Elizabeth “Boo” Thomas Plan Baton Rouge 402 North 4th Street Baton Rouge, LA 70802 (225)267-6300 boothomas@c-pex.org
E LE M E NTS OF TH E NEW NEIGHBORHOOD
The new neighborhood is a collection of streets, parks, houses, and mixed-use buildings that fit within these frameworks. STR E ETS
Within the plan area, street types include small-scale neighborhood streets, a collection of alleys and service ways, and a perimeter drive around the park. For each of these street types, there is an appropriate crosssection which describes its width, the design of the sidewalks, and the lighting. L o t R e q u i r e m e n t s : S e t b a ck s a n d f a c a d e z o n e s a t the neighborhood scale
Streets
L A N D S CA P E : S T R E E T S CA P E S A N D P U B L I C O P E N S PAC E
The street rights-of-way are further developed with street trees in the planting verges, the development of a park, and special treatment along the banks of the canals. B LO C K S A N D LOT S
The framework of streets defines the blocks for development. The blocks are subdivided into individual parcels for sale to home owners and developers. Different parcel types accommodate different building types. LOT R E Q U I R E M E N T S
Landscape: Streetscapes and Public Open Space
Buildings placed on lots
In order to organize the urban space of the neighborhood, the plan establishes setback lines and facade zones for each parcel. These set the location of individual buildings within the plan and create the relationship of the house to the street. B U I LD I NG S
Facade Zone Setback Zone
Lot Requirements: Lot scale
A wide variety of houses and buildings can then be placed on the lots. A diverse collection of styles and types of buildings creates a coherent urban environment. The illustration includes: >> Single-family houses on wide lots >> Small cottages on small-scale streets >> Attached houses >> Small apartment houses >> Mixed-use buildings on the main square
B l o ck s w i t h L o t Ty p e s Rowhouses
A Louisiana house on its lot Large Houses
Mixed-Use Buildings
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Louisiana Speaks: Planning Toolkit louisiana region
project type
UDA Pattern Books® and Form-Based Codes primary client
Center for Planning Excellence year completed
2007 reference
Elizabeth “Boo” Thomas Plan Baton Rouge 402 North 4th Street Baton Rouge, LA 70802 (225)267-6300 boothomas@c-pex.org
Urban Design Associates together with the non-profit Center for Planning Excellence and the Louisiana Recovery Authority created design guidelines, so that whatever area of expertise or scope of professional responsibilities, this Planning Toolkit will support the planning and rebuilding process and help understand the relationship between particular roles and the overall challenges and opportunities to rebuild South Louisiana. Virtually anyone engaged in or interested in the process of planning in South Louisiana will find information of value in this Toolkit. From overall concepts to specific, hands-on approaches, processes, techniques, and models, the Toolkit will be of benefit to its users.
louisiana speaks: planning toolkit
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PLANNING A S S E M B LY K I T
The Matrix Illustrated SCALE
ISSUES
B U I LDI NG
A R C H I T E CT U R A L A N D L A N D S CA P E PAT T E R N S
LANDSCAPE ZONE
BUILDING PAD
LANDSCAPE PATTERNS
DRAINAGE TECHNIQUES
DRAINAGE TECHNIQUES
RAISED BUILDING
CONSTRUCTION HARDENING
STREET AND ALLEY DESIGN
VEHICLE ACCESS
REGION
C I T Y A N D TOW N
NEIGHBORHOOD
B LO C K
LOT
CONSERVATION AREAS
DEVELOPMENT RESTRICTIONS
PARKS AND OPEN SPACE
NEIGHBORHOOD LANDSCAPE
FLOOD AND WIND ZONES
DRAINAGE PATTERNS
FLOOD MANAGEMENT
REGIONAL TRANSPORTATION
STREET NETWORK
STREET NETWORK
L A N D S CA P E A N D N AT U R A L SYST E M S
F LO O D , W I N D , A N D STO R M WAT E R M A N AG E M E N T
T R A N S P O R TAT I O N A N D U T I L I T I E S I N F R AST R U CT U R E PARKING METHOD
ARCHITECTURAL PATTERNS
S U STA I N A B I L I T Y
urban design associates
REGIONAL SUSTAINABILITY
LOCAL SUSTAINABILITY
GREEN PRINCIPLES
GREEN PRINCIPLES
SOLAR EXPOSURE
SHADING AND ORIENTATION
GREEN ARCHITECTURE
REGIONAL CONNECTIVITY
PROXIMITY TO SERVICES
SOCIAL INTEGRATION
BLOCK TO BLOCK ACCESS
VISITABLE LOT
ACCESSIBILITY/VISITABILITY
APPLICATION
EQU ITY: ACCESSI B I LITY AN D AFFOR DAB I LITY
D E V E LO P M E N T P AT T E R N S
REGIONAL LAND USE
DEVELOPMENT BY BUILDING FORM
RESIDENTIAL FRAMEWORK
RESIDENTIAL BLOCK PLAN
RESIDENTIAL LOT
DEVELOPMENT BY USE
COMMERCIAL FRAMEWORK
COMMERCIAL BLOCK PLAN
MIXED-USE LOT
NEIGHBORHOOD PLAN
BLOCK PLAN
ARCHITECTURAL PATTERNS
MASSING TYPE
R E S U LT S
REGIONAL PLAN
LOCAL PLAN
LOT PLAN
BUILDING ON SITE
BUILT NEIGHBORHOOD
PAT T E R N B O O K
TOOLKIT PR E PAR E D FOR: LOU I S IANA S PEAKS, TH E LONG-TE R M COM M U N ITY PLAN N I NG I N ITIATIVE OF TH E LO U I S IANA R E COVE RY AUTH OR ITY
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REGION
C I T Y A N D TOW N
NEIGHBORHOOD
B LO C K
LOT
REGION
C I T Y A N D TOW N
NEIGHBORHOOD
B LO C K
LOT
Conservation Areas
Development Restrictions
Parks and Open Space
Neighborhood Landscape
Landscape Zone
Regional Connectivity
Proximity to Services
Social Integration
Block to Block Access
Vi s i t a b l e Lo t
HILLS
TERRACE: Woodlands LOWLANDS: Flood Plain Lafayette TERRACE: Prairie
Mississippi River
Lake Charles
REGION
REGION
>> Restore and protect coastal areas using the most promising emerging strategies, techniques, and technologies.
>> Develop policies that call for an equitable distribution of workforce housing and services near educational and employment opportunities.
>> Base new development on conscious decisions to protect and improve the health of natural and cultural resources so that their survival is ensured for future generations.
Baton Rouge
New Orleans
LOWLANDS: Marsh
D-4 Map showing South Louisiana natural features – wetlands, streambeds, and woodlands.
>> Consider inclusionary zoning, collaborative development programs with both for-profit and not-forprofit developers, and support for low-income home owners and renters in areas as they are revitalized.
>> Ensure that watersheds, wetlands, woodlands, and wildlife protection are conceived and managed at the regional scale. Apply those same principles to local and site-specific decision-making.
>> Ensure that all facilities for transportation, health, education, and other community services are fully accessible and distributed within reasonable proximity to all citizens.
>> Use targeted incentives to encourage development in areas that would have the least negative effects on natural resources.
>> Consider the needs of all people, of all ages and abilities, when planning for disaster preparedness, response, and recovery operations.
>> Use disincentives to discourage development in scenic or environmentally sensitive areas.
D-54a and 54b These diagrams illustrate the connectivity between and within developed areas, each of which contains a mix of housing types and services.
>> Avoid locating regional corridors, such as transit and infrastructure, in highly sensitive ecological and cultural areas. >> Recognize that sustainable practices are only minimum standards. The goal must be to not only restore and sustain the natural and cultural wealth of the region, but improve it through plans that shift priorities from resource consumption toward resource conservation and use of renewable resources. Consider alternative crops, such as biofuels which can be used for energy.
C I T Y A N D TO W N
>> Require or encourage mixed-income developments which offer a range of size, cost, and type of housing. >> Adopt programs for assisting home owners and renters in rehabilitating and improving their homes in place.
>> Understand the interdependence of these systems, recognizing that the restoration of one impacts the health of the others. D-5 Asheville, NC: The Wilma Dykeman RiverWay Master Plan. This regional plan shows a riverfront park conceived as a total environment – a continuous roadway and trail system in a linear park setting within the city that preserves natural systems and enhances surrounding areas.
>> Provide job training to under-employed residents. Training should respond to specific job market needs such as hospitality, construction, or filmmaking.
>> Provide technical and financial assistance for lowincome residents and disabled persons who will need to make their homes more accessible.
>> Ensure that restoration of natural systems is based on the natural form of the land and transcends political boundaries.
>> Support visitability as a concept and develop means of achieving it where possible.
>> Place sensitive land areas into conservation banks, easements, and other protective covenants. The Trust for Public Land has developed programs that provide the means for protecting sensitive areas through such mechanisms as transfers of development rights and easements.
D-55 Mixed-use, traditional towns and villages have a mix of housing types and an interconnected network of accessible pedestrian routes which provide options for all.
>> Develop and implement sustainable agricultural practices; develop regional farmers markets. Programs should also include community-based agriculture, organic farming, and new crops such as biofuel products.
>> Provide for continuity of experience for a diverse public to ensure proximity, accessibility, and visitability to services and amenities for everyone. >> Include options and choices in street plans that provide equitable access to community resources in ways that do not stigmatize anyone. >> Create a variety of transportation options that support mobility and access for all citizens. >> Promote healthy lifestyles for all citizens through access to recreational pursuits. >> Ensure that citizens can connect with cultural resources and traditions.
D-6 Orlando, FL: South East Orlando Specific Plan. The Specific Plan established a framework of natural features that defined development rights for this mixed-use development. The natural systems in combination with the circulation network formed the foundation for a series of districts as well as neighborhood, village, and town centers.
D-56 The proposed new Erath neighborhood includes pedestrian zones within which a range of housing types and amenities will occur.
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Denton Pattern Book denton | maryland
project type
UDA Pattern Books® and Form-Based Codes primary client
Town of Denton, MD reference
Terry Fearins Town Administrator 13 North Third Street Denton, MD 21629 (410)479-2050 tfearins@dentonmaryland.com
The best qualities of historic towns are those that provide connections between the elements most meaningful to both past and future, whether those are connections between people and a sense of community, between places and buildings, or between heritage and growth. The Denton Pattern Book describes the town’s unique character and the essential characteristics of Denton’s built form that citizens know and cherish. The Pattern Book also presents the public vision for perpetuating those characteristics along with strategies, applicable to both revitalization and new development projects, for achieving that goal. Like many communities along Maryland’s Eastern Shore, Denton is experiencing intense growth pressure, both infill and on many acres of rural land at the town’s edges. The Pattern Book illustrates how to properly plan and design for that growth. The qualitative design measures contained in the Pattern Book augment the requirements defined in zoning and other development-related requirements.
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strategie s for ne w de vel opment
Urban Patterns for Infill
Sixth
ue
Street
Fifth
Fifth
en Av
Avenue
Fourth
Street
oln
Linc St reet
Ra nd olph
et
Stre Third
Fr an kl in ond
Street
Sec
St reet
Str ee t
tree
tS
ke ar
M
Introduction Neighborhoods and towns are complex systems consisting of many different elements. The most appealing and remarkable spaces in towns are those in which harmony exists among all of the elements which create these spaces, including: the scale of the street, the widths of sidewalks, the placement and height of buildings, the architectural character, and the landscape details that add layers of richness and color. However, creating this harmony is a challenge because the responsibility for the design and development of these diverse elements often lies in the hands of different people with different scales of focus. The existing fabric of Denton – especially that which is near the urban core – serves as a wonderful example of a complex place that is beloved by residents and visitors alike because of the way it makes them feel. This response to place is a result of the many systems of the town coming together to create an even better whole. The drawing at left of the downtown core and its closest in-town neighborhoods illustrates the important relationship among the town’s varying systems. The Urban Infill Kit of Parts which appears on the next page examines each of the elements identified above to illustrate how they are all necessary and must also work together to form a strong, positive sense of place.
t
Gay
Existing Site and Town
ee Str t
eet t Str
Firs
Choptank River
The aerial view you see here looks southeast across the banks of the Choptank River. Downtown Denton and the Caroline County Courthouse are in the foreground. It’s easy to recognize the densest blocks of the town between Gay and Franklin Streets, from the river to Fourth Street. In all directions, the in-town neighborhoods feather outward to the less dense neighborhoods beyond. This view makes it easy to see the neighborhoods, or areas, of Denton which are alike in character and scale. Through this ability to break down the scale of the town into discrete parts, we can better understand the way in which they are put together.
Note: This drawing illustrates the Pattern Book design principles applied to the existing fabric of Denton. Areas of the town are depicted in a somewhat idealized state to illustrate possible infill scenarios consistent with the ideas presented in the Pattern Book. The possibilities shown in the drawing do not necessarily correlate with specific development initiatives proposed or underway.
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Storrs Town Center storrs | connecticut
project type
UDA Pattern Books® and Form-Based Codes primary client
Leyland Alliance LLC project size
47.7 Acres year completed
2007 reference
Storrs Town Center is a mixed-use development adjacent to the main campus of the University of Connecticut in the town of Storrs. The design takes inspiration from New England college town centers, providing retail, entertainment and other services for the town and university. A vibrant village street is anchored on both ends by two public square. Built along a ridge, the quiet residential precinct offers townhouses and condos direct access to the woodland preserve. A variety of outdoor venues for dining, celebrations, festivals, markets, concerts and informal gathering can be found throughout the plan. Every retail space was designed for a targeted use and a mixed offering of residential units (including urban lofts, apartments, condominiums, and town houses) created to provide broad market appeal. Urban Design Assocaites prepared a pattern book and form-based code as part of a multi-disciplinary design team.
© 2007 ur ban de sign asso ciate s
Steve Maun Leyland Alliance LLC P.O. Box 878 Tuxedo, NY 10987 (845) 351-2900 mtoledano@leylandalliance.com www.leylandalliance.com
Massing and Facade Composition
Manor House Apartments
The Stables
The Park Tower
The Manor House Apartment building is an elegant residence at the edge of town with units that enjoy views of the surrounding wooded preserve. The four and a half story building features an entrance court and units and picturesque massing with an animated roofscape, dormers, towers and chimneys. Paired with the Stables, the ensemble resembles a converted estate.
The Stables is an assembly of rowhouse units organized around an interior courtyard. Living spaces for each unit are oriented to the surrounding forest. The central court, once for horses, is now a motor court with garages behind stable doors wrapping around the courtyard. The units vary in height from one-and-a-half- to two-and-a-half-story units. The units are unique because they are designed as converted stable lofts.
The tall apartment building is designed in the great tradition of elegant ‘park address’ apartment houses, similar to precedents found along Chicago’s North Shore, New York’s Central Park, and Boston’s Charles River. The building is oriented to maximize views and features exclusive penthouse units. The apartments feature large balconies and terraces that overlook the woodlands.
The Rise Architecture b
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Cooper’s Crossing Pattern Book camden | new jersey
project type
UDA Pattern Books® and Form-Based Codes primary client
Steiner + Associates, Inc. year completed
2006 reference
Yaromir Steiner, CEO, Steiner + Associates, Inc. 4016 Townsfair Way, Suite 201 Columbus, OH 43219 (614)414-7300 yaromir@steiner.com
Urban Design Associates was commissioned to create a Pattern Book to draw from both cities to create a new waterfront district in Camden. Three primary addresses have been developed for the new, mixed-use district: Delaware Avenue, Cooper Street; and Riverside Drive. Cooper’s Crossing features a diverse range of building types for this new, vibrant district. These building types are primarily residential, but some, such as the Mercantile Loft and Loft Building types, will infuse the area with non-residential uses, supporting its feel as an urban, mixed-use district and as an extension of the Camden city fabric.
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Alexander Street Corridor yonkers | new york
project type
UDA Pattern Books® and Form-Based Codes primary client
City of Yonkers year completed
2009 reference
Sharon L. Ebert Deputy Commissioner Planning and Development City of Yonkers 87 Nepperhan Avenue Suite 311 Yonkers, NY 10701 (914)377-6651
The redevelopment plan provides new waterfront access, expanded park space, and venues for public events. UDA was selected to refine the plan and prepare sustainable design guidelines for the redevelopment area. The process began with a place making exercise to define the concentrations of uses, character of public spaces and the range of architecture. The streets and parks were designed to accommodate a range of uses and activities for residents and visitors. Guidelines for the design of public space provide standards for each development team to follow as they implement projects. The highly illustrated document prepared by UDA provides a clear vision and promotional tool for the city as they work with developers, designers, and officials to build the district.
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West Don Lands toronto | ontario | canada
project type
UDA Pattern Books® and Form-Based Codes primary client
Waterfront Toronto year completed
2004 reference
John Campbell President & CEO Waterfront Toronto 20 Bay Street, Suite 1310 Toronto, ON M5J 2N8 Canada (416)214-1344 jcampbell@waterfrontoronto.ca
The West Don Lands, located in the southeast corner of Downtown, is envisioned as a new mixed-use precinct with an emphasis on urban living. The master plan was developed in a public process to understand the opportunities in the precinct. The project will inherit many of the unique qualities and characteristics of the precincts and neighbourhoods surrounding it, yet it will be distinguished by a major new park on the Don River. This park is designed with flood control devices and is a critical component of the restoration of the Don River and the creation of a major continuous greenway for the City. Urban Design Associates prepared the master plan and a form-based code for the precinct.
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Virginia Beach Form-Based Code virginia beach | virginia
project type
UDA Pattern Books® and Form-Based Codes primary client
City of Virginia Beach year completed
2010 reference
Stephen Herbert Chief Development Office City of Virginia Beach Office of the City Manager Municipal Center - Building 1 2401 Courthouse Drive Virginia Beach, VA 23456-9001 (757)385-4242 sherbert@vbgov.com
The City of Virginia Beach has long struggled with a dysfunctional zoning code for their historic beachfront. UDA (with the assistance of Code Studio and Landmark Design) was commissioned to prepare a new form-based code to encourage mixed-use, transit oriented development and the creation of more beautiful public spaces. Currently in progress, this code will replace the current zoning district regulations with new illustrated standards that will liberate development potential and encourage redevelopment of this unique coastal community.
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Downtown Yonkers yonkers | new york
project type
UDA Pattern Books® and Form-Based Codes primary client
City of Yonkers year completed
In Progress reference
Sharon L. Ebert, Deputy Commissioner City of Yonkers, Planning and Development 87 Nepperhan Avenue, Suite 311 Yonkers, NY 10701 (914)377-6651
Downtown Yonkers is a historic town center on the Hudson River just north of the Bronx. For the first time in years, the city is experiencing development pressures in the downtown. Unprepared for properly controlling growth, the City selected UDA to prepare a master plan and form-based code for the downtown. The plan protects historic structures in the downtown, improves and expands public space, and positions Yonkers as a major competitor for new development in the New York City region. The plan provides new zoning controls to better attract and manage development in the downtown.
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A Pattern Book for Neighborly Houses habitat for humanity international | u.s. area office The Institute of Classical Architecture & Classical America (ICA&CA) and the U.S. Area Office of Habitat for Humanity International embarked upon a national collaboration with UDA to provide a Pattern Book that would assist affiliates in transforming their existing house designs to fulfill this social mission to their communities.
project type
UDA Pattern Books® and Form-Based Codes primary client
Institute of Classical Architecture & Classical America year completed
2007 reference
“A Pattern Book for Neighborly Houses” provides both an operating manual and prototype house designs that will enable Habitat for Humanity affiliates to design houses that build strong neighborhoods as well as accommodations for the future homeowner. The document includes design guidance for setting combinations of single family cottages, attached housing and mixed-use residential types into existing neighborhoods. In the design of the individual units, the document includes Architectural Patterns for four primary styles that are found in neighborhoods across the United States, provisions for accessibility, guidelines for green building, landscape patterns and step-by-step instructions for transformations of existing architectural designs.
Paul Gunther, President Institute of Classical Architecture & Classical America 20 West 44th Street New York, NY 10036 (212) 730-9646 pwg@classicist.org www.classicist.org
A PAT T E R N B O O K F O R N E I G H B O R LY H O U S E S
A PAT T E R N B O O K F O R N E I G H B O R LY H O U S E S
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H o U s I n G PAt t e r n s
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A A Neighborly House National surveys indicate that the vast majority of Americans are comfortable with affordable housing if it “fits in” the neighborhood. If efficient floor plans and basic massing are utilized (in keeping with Habitat’s guidelines for cost-effective housing), it is possible within a very limited budget to create the detail and character needed for a house to be viewed as a “neighborly house” rather than just an “affordable house.” The house illustrated below accomplishes this, utilizing the recommendations detailed in this Pattern Book.
Housing Patterns
Architectural Character The front facade, including the porch, is the most ornamented and finished part of a Neighborly Habitat House. The facade contributes most significantly to the public space: the sidewalk and street. The house has a recognizable architectural style that is found elsewhere in the community and is recognized as an expression of local tradition. The most basic house can be modified with minimum effort. Using correct proportions and standard elements, such as columns, that are correctly sized can make the difference between a house that fits and one that does not.
The Neighborly Habitat House The result is a Neighborly Habitat House that is in harmony with its neighborhood and an asset for the community.
Parking Placement The placement of parking is well behind the front facade of the house, preferably served by an alley and providing an accessible route to the house.
The six building typologies presented in this section are found throughout American neighborhoods. In many older neighborhoods, styles were adapted over time as certain patterns became popular. The following inventory of building types reflects various architectural styles and vocabularies. While there are many variations on house types, those illustrated here appear to dominate the most lasting and successful neighborhoods.
H o u s i n g Ty p e s Single-Family Detached Houses
This section of the Pattern Book provides an outline of typical Neighborly Habitat House types, allowing for appropriate selection according to neighborhood location. Six housing types are illustrated: single-family detached houses, single-family attached houses, mansion apartments, townhouses, apartment buildings, and mixed-use buildings. The basic elements of each type are reviewed here. The Architectural Patterns section should be consulted when designing a new house or transforming an existing plan. Strategies for green building, visitability and accessibility, and ancillary structures and parking are also addressed in this section. These recommendations apply to all housing types.
Single-Family Attached Houses
Mansion Apartments
Accessibility
Placement on Site
A house’s accessibility should be considered at the beginning of the design process. Ramps and accessible walks are an integral part of the design of the house, as opposed to add ons. Due to careful design, the siting of the house illustrated provides a zero-step entry approach from its parking area.
The front facade is set back from the street the same distance as the majority of houses in the neighborhood. It joins the facades of adjacent houses in defining the public space of the street. The front door of the house is on the facade facing the street.
Townhouses and Stacked Flats
Front Door and Porch In those communities with porches, the house includes a front porch with the same depth and dimensions of existing houses. If there is no porch, the front door is embellished.
Apartment Buildings
Green Design Green design techniques help to achieve an affordable house. In taking advantage of a house’s site and green building techniques, Neighborly Habitat Houses promote energy efficiency and conservation in a way that helps to assure long-term affordability.
The front yard is the most public part of the property and the majority of landscaping and embellishment is provided there as a contribution to the street.
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A PAT T E R N B O O K F O R N E I G H B O R LY H O U S E S
A r C H I t e C t U r A L PAt t e r n s
Step 2:
Massing, Composition, and Materials
�
�
Roof pitch is typically 8:10 �
�
ESSENTIAL ELEMENTS
�
Vertically proportioned windows and doors
“L” Shape
12 8–12
Verge Board Decorative Trim Transition
5" Ogee Gutter
�
Gutter Crown Moulding
� Frieze
�
Crown Moulding
B.
Typical Eave Section 1/5
1/5
1/5
1/5
1/5
1/3
1/3
1/3
2/5
1/5
1/5
Gable End Section
�
�
Select Porch Location
Often, the first-floor windows are larger than the second floor.
�
Align door head with window heads.
�
Symmetrical and balanced placement of doors and windows Entrance doors are located in the corner of narrow houses and the center of wide houses.
�
and Design �
Same window design throughout, with the exception of special windows
�
�
B.
Characterized by a symmetrical and balanced placement of doors and windows 28'—36'
18'—24'
26'—34'
� 1/3
1/3
1/3
1/3
1/3
1/3
1/3
2/3
�
�
Minimum recommended porch depth is 8 feet.
18'—32'
Victorian porches have either ‘turned’ columns or square, chamfered columns. Porches generally have hip or shed roofs.
Front Gable
Corner boards: 3-7"
�
2"x 2" Cap 8"– 10"
2" Quarter Round
�
6"– 14"
�
Crown Moulding
8'-0" to 9'-0"
Exposure: 5-8"
�
Accent windows should have panes of similar proportion to the standard windows selected. Accent windows are typically used only when space is limited (i.e., over counters, bathroom fixtures, etc.) or as a compositional accent.
6"
Four-panel doors are common; partially glazed and fully glazed doors are also used. Door trim should match window trim. Partially Glazed Door
C.
2"x 2" Pickets
Colors:
�
�
Windows and doors have simple 4 to 6 inch trim.
�
Caps, backband mouldings, and aprons under the sill are common.
Brick Facing
Body: Pastels and a range of yellows, beiges, grays, blues, and greens
8"– 12"
6"-8" Turned Post
Trim: Deeper shade of the body color or a slightly different deep shade; white trim may be used
Section of Typical Porch
34
35
16
Box Bay Window – Front and Side Elevations (reduced scale)
Wood, fiberglass, or steel with traditional stile and rail proportions, panel profiles, and glazing patterns
10"– 12"
�
Turned Post
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Doric Column
Square Column
Shutters are typically paneled or louvered and should be half the width of the window.
Fully Glazed Door
Panel Door
Decorative Cap Backband Moulding
Select Trim and Shutters
�
4"– 6"
Select Doors
Equal
Siding:
�
The window may have a decorative cap.
B.
“L” Shape
12 3-4
5" Ogee Gutter
18'—26'
Choose Materials
Wood or fiber cement board
Standard 4-over-4 Double-Hung Window and 2-over-2 Double-hung Window
Paired Double-Hung Window
Side Gable
C.
�
Accent Window
When windows are paired, use with a 6 inch mullion (trim) division.
Windows and doors from active rooms should open onto the porch.
6"– 10"
18'—34'
Standard window dimensions: Width: 2'-4" to 3'-4" Height: 5'-0" to 6'-8"
Gable End Eave Detail
1/5
Choose Window and Door Composition �
Use double-hung windows with window patterns of 1 over 1, 2 over 2, 4 over 4, and wide trim.
Corner Board
8"– 16"
8'-0" to 9'-0"
Cut wood ornament influenced by natural forms or turned decorative millwork
Front Gable
Raking eaves may have an oversized, decorative board at the gable end.
8'-0" to 9'-0"
An orderly, symmetrical relationship between windows, doors, and building mass
�
Side Gable
Boxed eaves often have profiled brackets at 8 to 24 inches on center and grouped at corners.
8"
Prominent porch elements added to simply massed houses to create more complex forms
�
�
�
8"–14"
�
One-story shed or hip front porches from one-fifth to the full length of the main body
Select Windows
2"x 4" Lookout
Overhang between 8 inches and 16 inches; deeper overhangs are typically used on larger houses
6"–10" 8"
Hipped or side-gabled rectangular volume, often with a dormer flush to the front facade
Windows and Doors
A.
Select Eave Detail
Choose Massing Type
Victorian
Step 3:
A.
A.
�
A r C H I t e C t U r A L PAt t e r n s
Eaves and Porches
6"–12"
Step 1:
8"
D
The Victorian era refers to the years during which Queen Victoria ruled England, but in reference to American architecture it defines the national style that achieved widespread popularity toward the end of her reign, specifically in the years between 1860-1900. These years saw the rise of the railroad and growth of industrialization, which led to big changes in the construction of American homes. Traditional heavy timber framing methods were being replaced, and consequently architectural styles began to evolve. The emergence of factories accelerated the production of doors, windows, and detailing. Ornate details had once only been available for landmark houses, but with the combination of mass production and lowcost transportation along railways, complex shapes and elaborate details became affordable options for all homes. The style was also readily accessible to many home builders as a result of pattern books that provided drawings of these early house designs. Traditional houses in the Victorian style were often complex in form, creating picturesque compositions. Heavily detailed porches, elaborate woodwork, and textures created by scalloped, diamond, and fish-scale shingles were all common features. While exotic Victorian houses incorporating Eastlake, Queen Anne, and Italianate details grew in popularity throughout the country, a more restrained style known as folk-based Victorian also emerged, which adapted the elegant styles of Victorian architecture to smaller, simple houses.
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6"–12"
A PAT T E R N B O O K F O R N E I G H B O R LY H O U S E S
Mixed-Use Buildings
6"–8"
Front yard
5/4"x 6"
2"x 3" Sill Apron
Simple 6-inch Trim
Backband Trim
Paneled and Louvered Shutters
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A Pattern Book for Gulf Coast Neighborhoods mississippi region
project type
UDA Pattern Books® and Form-Based Codes primary client
Mississippi Renewal Forum year completed
2005
The devastation wrought by hurricanes in the region destroyed many of the buildings which created these streets, neighborhoods, and towns. With the urgent need to rebuild, it is essential to find the most efficient and cost effective means for providing housing and making it possible to resume activities. A Pattern Book for Gulf Coast Neighborhoods provides patterns for traditional houses and small commercial buildings as a resource for individual owners, local builders, architects and communities as they rebuild houses, businesses and neighborhoods. Whether repairing a damaged house, erecting a pre-manufactured house, or building with conventional means and methods, readers will be able to find appropriate patterns to help guide the process of designing and building houses consistent with traditions of the Gulf Coast.
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