Triangle District Urban Design Plan (2007)Triangle District Form-Based Code (2007)Triangle Plan East of AdamsTriangle District DRAFT Master Plan
The City of Birmingham is in the process of developing a Master Plan for the area commonly referred to as the “Triangle District”.
Where is the “Triangle District”?
The ultimate goal is to create a plan for this area that will guide development in a manner that compliments downtown and enhances the character of the entire city. It is envisioned that a form-based code will develop from the Master Plan. Not to be confused with design guidelines or general statements of policy, form-based codes are regulatory, not advisory. Form-based codes are drafted to achieve a community vision based on time-tested forms of urbanism.
What is a “Form-Based Code”?
A form-based code is a method of regulating development in order to achieve a specific urban form. Form-based codes create a predictable public realm by controlling physical form primarily, with a lesser focus on land use. Form-based codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks.
Form-based codes commonly include the following elements:• Regulating Plan. A plan or map of the regulated area designating the locations where different building form standards apply, based on clear community intentions regarding the physical character of the area being coded. • Building Form Standards. Regulations controlling the configuration, features, and functions of buildings that define and shape the public realm. • Public Space/Street Standards. Specifications for the elements within the public realm (e.g., sidewalks, travel lanes, street trees, street furniture, etc.). • Administration. A clearly defined application and project review process. • Definitions. A glossary to ensure the precise use of technical terms.
Triangle District DRAFT Form-Based Code
The City of Birmingham is working with the consulting firm of LSL, Inc. to prepare a Master Plan. Throughout the process, extensive public involvement has been a crucial element. A discussion group has been established to ensure that key stakeholder groups are represented throughout the process. In this group are members from the Forest/Hazel/Chestnut and Poppleton Park, Neighborhoods, property owners, as well as members of City Boards and Commissions.
There were many opportunities where the public became involved including a Design Charrette, as well as numerous Planning Board and City Commission meetings.
What is a “Charrette”?
The French word, "charrette" means "cart" and is often used to describe the final, intense work effort expended by art and architecture students to meet a project deadline. This use of the term is said to originate from the École des Beaux Arts in Paris during the 19th century, where proctors circulated a cart, or “charrette”, to collect final drawings while students frantically put finishing touches on their work.
A Charrette is:• Two or more consecutive days• An open process that includes all interested parties• A collaborative process involving all disciplines with constant feedback• A process that produces a feasible plan• A generalist, holistic approach
A Charrette is not:• A one-day workshop• A multi-day marathon meeting involving everyone all the time• A plan authored by a select few that will affect many• A “visioning session” that stops short of implementation
• Build Parking Structures to relieve parking concerns and free-up land currently used as surface parking for new development.• Encourage more walkability by reducing surface parking lots and promoting mixed use development. • Protect existing residential areas by limiting the scale of adjacent development. • Increase connectivity to Downtown Birmingham by improving pedestrian crossing at Woodward Ave. • Create Green/Public spaces to build a neighborhood atmosphere • Maximize density to bolster retail and residential opportunities • Increase the north-south circulation within the Triangle, possibly by extending Worth through to Bowers.
With the wealth of input and information received during the Charrette the LSL consultant Team will craft a new Master Plan for the Triangle District, which will be presented to the Planning Board for critique and approval. Upon completion of the plan, it is the ultimate goal of this process to adopt this document to the City Master plan.
Triangle District Design Charette Final Presentation
On February 14, 2007, an overview of the two day design charrette was discussed at the Planning Board to update the public on the status of the project.
On March 14, 2007, the LSL team again conducted a presentation to the Planning Board which provided an update of the current status of the Triangle District Urban Design Plan project and some preliminary concepts and ideas. The market study conducted by Anderson Economic Group was also reviewed and discussed.
See the presentation to the Planning Board on March 14, 2007
On April 11, 2007, the LSL team conducted a presentation on the integration of parking structures into the urban fabric in the Triangle District, the amount of public parking that would be needed for full implementation of the Plan, and the preferred locations in which to provide this parking.
See the presentation to the Planning Board on April 11, 2007
Creation and Adoption of the Triangle District Urban Design Plan
On May 9, 2007, the Planning Board reviewed the draft Triangle District Urban Design Plan and recommended some amendments to the draft plan and the form-based code. The Planning Board voted to set a public hearing on the Plan.
See the presentation to the Planning Board on May 9, 2007
On July 11, 2007, the Planning Board voted unanimously to send the proposed Triangle District Urban Design Plan and the related amendments to the Zoning Ordinance for the form-based code within the Triangle District to the City Commission for their approval and final adoption. Several minor refinements were also recommended, and have now been incorporated into the documents.
On August 20, 2007, the City Commission held a public hearing to consider adoption of the Triangle District Urban Design Plan and the form-based regulations for the Triangle District. LSL Planning conducted a presentation outlining the development of the plan and the form-based code. After much discussion, the City Commission adopted the Triangle District Urban Design Plan, but excluded the portions of the Triangle District east of Adams Road. The City Commission directed the Planning Board to reconsider the area east of Adams Road, and to provide expanded notice to the neighbors south of Maple, north of Ruffner, between Adams Road and Eton Road. On August 20, 2007, the City Commission also approved the form-based regulations for the Triangle District, with the exception of the area east of Adams.
On September 12, 2007, LSL Planning conducted a presentation to describe the area to be reconsidered, to identify what the plan originally proposed, and to offer options for the Planning Board to consider for further limitations on height and use on parcels east of Adams due to potential neighborhood impacts.
Implementation of the Triangle District Urban Design Plan
The Triangle District Urban Design Plan was the result of extensive study and analysis of the Triangle District over the last two years, and a very inclusive public involvement process. The proposed amendments to Chapter 126, Zoning, Article 03, to add sections 3.05 through 3.12, Triangle Overlay District, were required to adopt form-based regulations for the Triangle District in accordance with the Triangle District Urban Design Plan. The form based code regulations were the first step in implementing the Triangle District Urban Design Plan. Since the Triangle Plan was adopted in August, numerous steps have been taken to ensure continued implementation of the Plan.
Development & Streetscape Standards
The adoption of the form-based code for the Triangle District created a mandatory Triangle District Overlay to govern the height, scale, massing and design of new developments in the Triangle District. These newly adopted regulations were first applied at the September 26, 2007 meeting of the Planning Board, during which a site plan review was conducted for 735 – 759 Forest.
Although this project had previously been approved under the old zoning regulations, changes were proposed to meet the goals of the newly adopted Triangle Plan. At this meeting, the Planning Board recommended approval to the City Commission of the Forest Avenue Bistro seeking approval to be located on the first level of 735 – 759 Forest. Proposed changes to the building, the addition of bicycle facilities, an outdoor café, street furniture and street trees and the proposed bistro use bring the street to life, improve the pedestrian experience and meet numerous goals of the Triangle Plan.
The Forest Avenue Bistro was subsequently approved as a Special Land Use Permit by the City Commission on November 19, 2008, as was a bistro operation at Papa Joe’s, a key anchor in the Triangle District.