The Willow Creek subdivision involved a complete overhaul of one of the largest developable sites in the city under the new form-based code. Over 450 mixed-income units are planned, with 180 units having been completed as of April this year. Image: City of Hartford.
Rewriting the zoning for an entire city is a huge challenge, but that is exactly what the City of Hartford did in 2016. Hartford threw out it’s 50 year old zoning code and replaced it with a new form-based code that recognizes and reinforces the distinct character of each neighborhood. The comprehensive code will make future development more predictable and streamline the project approval process. Whereas the old code had 63 pages of complex “use tables” that made development costly and time consuming, the new form-based code has just 3 pages of use tables with much more general categories. And easy-to-read graphics guide the reader through the standards that apply to their project, helping to facilitate, rather than hinder development.
As Hartford Mayor Luke Bronin noted, “Our citywide form-based code breathes new life into the walkable, historic neighborhoods our community has cherished for decades. It’s a forward-looking roadmap that positions Hartford to attract investment in vibrant, sustainable development for years to come.”
The “rural/conservation area” and “neighborhood area” of Rancho Cucamonga are distinct, with most of the land conserved for recreation and education. Image: Sargent Town Planning.
The plan contains two main sections: a “rural/conservation area” and a “neighborhood area.” About 75 percent of the area covered by the new zoning is classified as rural/conservation, which includes three new nature preserves and a network of trails for recreation and education. The remaining quarter of land—adjacent to existing residential development—makes up the “neighborhood area” and with a connected, multimodal street network, a flexible menu of housing types, a mixed-use neighborhood center.
“The City of Rancho Cucamonga greatly appreciates this recognition of the new Etiwanda Heights Neighborhood and Conservation Plan—an innovative form-based development code, which provides the ideal balance between high-quality development and permanent conservation of the natural habitat. With it’s clear and market-based vision, Etiwanda Heights will offer environmentally-friendly, walkable neighborhoods to a wide diversity of residents,” said L. Dennis Michael, Mayor of Rancho Cucamonga.
The code is easy to follow and includes ample visuals that make the document clear and approachable. It also satisfies stringent California environmental requirements and avoids possible litigation with an innovative policy for transfer of development rights from the rural/conservation area to the neighborhood area.
Both Hartford and Rancho Cucamonga engaged in extensive public engagement that helped shape the zoning code to reflect the needs of the city and its residents. In Hartford, the new code is an example of how an old city can reinvent itself. In Rancho Cucamonga, it was about building a brand new neighborhood and preserving the natural beauty for future generations.
This year’s Driehaus Award winners were selected by a panel of five experts in the field who reviewed all nominated codes for their ease of use, the predictability of private and public development, and innovation for creating good urban form. This award, now in its twelfth year, was made possible by the generous support of the Richard H. Driehaus Charitable Lead Trust.