Birmingham Triangle District Plan &                  Form-Based Code

“Within two days of Birmingham approving its Triangle District, a developer resubmitted plans to take advantage of the city's new zoning rules. Plans for the $25-million development, The Regency at Elm, allow for an increase to four stories and 100 condos.”

 METROMODE, 9/5/2007

“Birmingham's new master plan for the Triangle District is expected to spur development on surface parking lots and underutilized properties, which dominate the landscape, to create a vibrant, pedestrian-friendly, mixed-use district similar to downtown. A couple of developers are working with city officials to make their projects taller, denser and more urban to fit in with the district.”

METROMODE, 10/11/2007

LSL, led a multi-disciplinary team and staff for the City of Birmingham to prepare an urban design plan and form-based code for the downtown, known as the Triangle District.  The plan envisions a transformation from an underutilized, auto-dominated commercial area into a vibrant, mixed-use urban neighborhood.  One feature of this project was extensive public involvement highlighted by a multi-day design workshop (charette).  City Staff, officials, property owners, residents, developers, agencies, and organizations were involved through focus groups, walking tours, and input as ideas evolved from concepts into more precise recommendations.

Recommendations include building height, massing, land uses based on market study, and reconfiguration of streets and parking.  Public inprovements to serve as a catalyst for redevelopment includes narrowed streets, more pedestrian amenities, and a new parking structure.  A new public plaza will create a public centerpiece to be lined with shops, residences, and sidewalk cafes.

A new form-based code overlay district was created to guide redevelopment towards creating an urban environment with a mixture of uses within an inviting and walkable neighborhood.  The form-based code regulates the height and massing of buildings to create defined public streetscapes and a physical framework wherein a mixture of uses can flourish and become a true, vibrant urban neighborhood.

Genoa Township, MI

Steuben County, IN

Birmingham Triangle District, MI

Leesburg, VA Form-Based Code