Roosevelt RoadForm-Based Zoning

Berwyn City CouncilCommittee of the WholeDecember 8, 2009

Why new form-based zoning?Recommended in 2001 corridor study

Why new form-based zoning?

Streetscape plan calls for enhancement of appearance and pedestrian environment; new form-based zoning will complement

Study Area

Study Area

Existing conditions: buildings out to the sidewalk

Existing conditions: buildings without setbacks

Existing conditions: buildings with shop windows

Existing conditions: buildings at corners

Existing conditions: blocks in transition

Existing conditions: buildings with setbacks

Existing conditions: auto-oriented development

Existing conditions: parking next to (on?) sidewalk

Existing conditions: buildings with blank walls

– Define building types permitted in corridor

– Require building orientation and disposition to enhance pedestrian access, safety and comfort

– Require parking to be located behind building or to the side with buildings built out to the sidewalk

– Require buildings on corner lots to “hold the corner”

Key form elements: building type, orientation and disposition

Focus on form and scale

Single-story shopfront

Focus on form and scale

Mixed-use shopfront

Focus on form and scale

General commercial

Focus on form and scale

Multi-dwelling

Focus on form and scale

Townhouses

Focus on form and scale

Civic/ Institutional buildings

– Establish priorities for storefronts at sidewalk

– Create incentives for mixed-use

– Promote building types compatible with existing buildings and forms

Building types promote form

– Pedestrian-oriented blocks

– Transition blocks

– Auto-oriented blocks

Context matters

Pedestrian blocks

Transitional blocks

Auto-oriented blocks

Parking location

– Buildings rather than parking should be most prominent

– Buildings at corners are critical; parking at corner breaks up two streets

– Parking should be located to the rear or side of buildings

– Driveways reduce street parking and pedestrian safety; use alleys and side streets

Buildings should be prominent

Prominent buildings

(minimum setback of 2.5 ft and maximum of 10 ft.)

“Holding the corner” is critical

– Corner locations are highly visible

– Corner locations influence the appearance of two streets

– Buildings at corners can make businesses more prominent and identifiable

– The layout and design of buildings at corners involves many options depending on context: pedestrian, transition, or auto-oriented

Pedestrian blocks: 80/30 option

Pedestrian blocks: 70/40 option

Pedestrian blocks: 60/50 option

Transition blocks: 60/30 option

Transition blocks: 50/40 option

Auto-oriented blocks: 50/30 option

Details matter

– Landscaping

– Storefront windows

– Building materials and building articulation

– Awnings, canopies and pedestrian amenities

Landscape setbacks

Building materials and blank walls

Storefront windows

Garbage and service area setbacks

Standards for awnings/canopies

– Encourage building types that allow people to live close to retail, service, entertainment

– Encourage mixed-use– Encourage taller buildings that help create

a sense of place and help define the edges and boundaries of the corridor

– Encourage enclosed parking by allowing taller buildings

Mixed-use and pedestrian design

Building height limits

Mixing shops and residents

Roosevelt RoadForm-Based Zoning

Berwyn City CouncilCommittee of the WholeDecember 8, 2009

Making improvements for pedestrians