| What is SmartCode? Simply put, SmartCode is a unified land development ordinance for planning and urban design. It folds zoning, subdivision regulations, urban design, and optional architectural standards into one compact document.
Because the SmartCode enables community vision by coding specific outcomes that are desired in particular places, it is meant to be locally customized (also known as "calibrated") by professional planners, architects, and attorneys.
Best of all, it supports community vision, local character, conservation of open lands, transit options, and walkable and mixed-use neighborhoods while preventing wasteful sprawl development, automobile-dominated streets, empty downtowns, and a hostile public realm. It allows different approaches in different areas within the community, unlike a one-size-fits-all conventional code. This gives the SmartCode unusual political power, as it permits buy-in from all stakeholders.
SmartCode uses a transect-based code. A "transect" is usually seen as a continuous cross-section of natural habitats for plants and animals, ranging from shorelines to wetlands to uplands. The specific transect that the SmartCode uses is based on the human habitat, ranging from the most rural environments to the most urban environments. This transect is divided into a range of "Transect Zones," each with its own complex character. It ensures that a community offers a full diversity of building types, thoroughfare types, and civic space types, and that each has appropriate characteristics for its location. The 6 basic transects are T-1 Natural, T-2 Rural, T-3 Sub-Urban, T-4 General Urban, T-5 Urban Center, and T-6 Urban Core.
In the case of Hamden, initial plans call for the total redevelopment of more than a dozen locations in the community, mainly along Dixwell and Whitney Avenues. Using SmartCodes, these locations will be transformed from single use, big box strip malls into mixed use neighborhoods.
The vision contained in these plans came from the public in an intenstive four day charrette. As town planner Leslie Creane explained, all towns have ten year plans of conservation and development that are created with citizen input, however, almost none of these ten year plans are codified in a town's planning and zoning regulations. In other words, you might as well wallpaper your bathroom with them.
In addition, Robert Orr spoke about how the adoption of SmartCodes can enhance the economic vitality and diversity of a municipality. As he explained, is it better economically to have one big box on a 45 acre piece of land or numerous and diverse forms of business and residences sitting on that same piece of land? If the big box goes out of business, the land produces nothing for the town. However, if one company goes out of business in a mixed use development, the 45 acres still retains its economic vitality.
He predicts that Hamden will double or triple its economic base by adopting SmartCodes.
Check out the website and let me know what you think. Most of all, begin the process of taking the Smart Growth vision and making it into a reality by educating your town officials about SmartCodes. |
