The 3D Modeling that was developed for the Gateway Plan can be utilized to show the Planning Commissioners, the Councilmembers, and the public what a realistic image of what the draft Form-Based Code will produce for building massing and placement.

Why is 3D Modeling not being used?  We all know that the 3D Modeling tool is the best way to illustrate building massing and placement.

What do we want our buildings to look like?

Do we want this:

Or do we want this?

What is shown here is what is being proposed.

The first image is a theoretical building that could be designed to fit the old St. Vincent de Paul thrift store site at 6th and K Streets. It’s from the August 2022 video presentation by David Loya, “Building and Massing Presentation 3: Proposed Setbacks and Massing Impacts.” 

The second is what could be built on that site, using the standards outlined in the first draft of the Form-Based Code plus proposals presented at the June 13, 2023, Planning Commission meeting.

The first draft of the Form-Based Code allows Zero setbacks on the rear and sides of parcels.

This means that a building can be built right on the property line — regardless of what is on that adjacent parcel. 

The first draft of the Form-Based Code has no upper floor stepback requirement for the rear or sides of a building. This draft has an overall upper floor stepback requirement, but it’s up to the developer where that upper floor stepback is placed. 

A wall of the building could go straight up for four or five or six stories — and that 5-story wall can be right on the property line. Even if that vertical wall is 10 feet away from a single-family house next door.

Ben Noble:

And so, you know, I think that when setting the upper story stepback standard, whether or not that should apply to the full perimeter of the building, or percentage of the building, I think is going to be an important topic of discussion.

What is proposed for the Gateway Design is NO rear stepback — the building can be right on the property line.
And NO rear stepback — the building can be a sheer vertical wall, four or five stories tall.
This is what is in the first draft of the Form-Based Code.  See pages 13 and 15 in the June 5th draft.

What is shown below illustrates the concepts of front and rear setbacks and stepbacks. The rear of the building is far from the property line. A 4-story or 5-story building will cast shade onto the adjacent single-family home, but far less so than if the building were built on the property line.