3. A Form Based Code…
• Regulates development to
achieve a specific urban form.
• Creates a predictable public
realm by controlling physical
form primarily, with a lesser
focus on land use, through the
municipalities regulations.
• Responds to the modern
challenges of urban sprawl,
the deterioration of historic
neighborhoods, and neglect of
pedestrian safety in new
development.
• Addresses the deficiencies of
conventional single-use zoning
regulations that discourage
compact, walkable
development.
4. Advantages of Form-Based Codes
• Are prescriptive
• Create predictable physical result.
• Shape a high quality built environment.
• Regulate development at individual
building or lot scale
• Encourage independent development
by multiple property owners, reducing
need for large land assemblies and
mega-projects.
• Define and codify a neighborhood's
existing "DNA.”
• Are easier to use by non-professionals
- shorter, more concise, and organized
for visual access and readability.
• Are easier for non-planners to
determine compliance.
5. Advantages of Form-Based Codes
“Form Based Codes allow the community to
decide what it wants to “be” rather than allowing
developers determine what it will become.”
6. Advantages of Form-Based Codes
• Eliminates the need for design guidelines and
more easily enforced
• Requires less oversight by discretionary review
bodies;
• Fosters a less politicized planning process;
• Saves time and money
• Shapes high quality public realm and promotes
healthy civic interaction.
7. Traditional Zoning Form-Based Codes
Overall Focus on form of
Use-based
Focus building, less on use
Regulatory Districts Districts and Streets
Approach Emphasis on uses; Emphasis on building
building placement form; relation to the
unpredictable public realm
Use Focus Single use districts Allows a mix of uses
Building Uniformity in Diversity in
Focus neighborhoods neighborhoods
Focus on architectural
Limited design standards
form & public spaces
Setbacks Build to lines
Focus on site - little Attention to the public
Street Focus
emphasis on right-of-way realm & streetscape
8. Form-Based Codes
ALLOW
• Mixed uses
• Diversity of housing options/housing types
• Moderately higher densities
• Street connectivity
• Multi-functional streets/boulevards
• Compact and walkable neighborhoods
• Creative Mix of Land Uses
• Hierarchy of Roadways to Create Places
• Residential or Mixed-Uses Along Arterials
CREATE
• Great places
• Multi-use roadways (pedestrians, bike, car, bus)
STOP
• Isolated Land Uses in Single Pods
• Maximizing Revenues by Maximizing Commercial
Uses
12. Additional Benefits!
• Inter-connected Street Networks Between Neighborhoods
• Neighborhoods with Mixed-Uses Centers within Walking Distance of Most Residents
• Neighborhood Centers with Exposure and Access to Major Arterials
• A Variety of Residential Types
• Varied Densities
• Compact Design & Smart Land-use
• Transit enhanced
• Hierarchy of Streets/Reflected in Form & existing pattern
• Quality Places
• Lively and Vibrant Public Realm
41. Architectural Design:
• Details reflect local
character/history
• Variation in massing, façade,
bays
• Encouraged min. 2-3 story
Active ground-floor uses:
(large display windows, public
entrances, Building “fronts” on the
street)
On-street parking
(Makes street more
Pedestrian amenities: pedestrian friendly)
(crosswalks, wide sidewalks,
street trees, awnings)
Parking behind building
(With max. standards to limit size
and account for shared use)
Change the Land Development Regulations
42. Orient building to the street
Transit service ineffective
(Buildings too far from street,)
Development lacks
public space or
amenity (park/plaza)
Sidewalks do not
connect to buildings
Pedestrian hostile public
streets
Pedestrians discouraged Over sized parking lots
from walking to adjacent separate commercial
businesses buildings from streets
Create walkable neighborhoods
43. Orient building to the street
Streetscape improvements invite
pedestrians to public street
Access management minimizes
driveways and curb cuts
Create walkable neighborhoods
44. Orient building to the street
Private development accepts the
invitation and builds to the street
Windows and doors are located
along the street frontage to make
building “front” the street
Create walkable neighborhoods
45. Orient building to the street
New development
continues to build to the
street
Density and location of
buildings support public
transit
• Shared “park once”
environment is created Public/private park
improvements create a
valuable amenity
Create walkable neighborhoods
