FORM BASED CODES

A form based codes is "a land development regulatory tool that places primary emphasis on the physical form of the built environment with the end goal of producing a specific type of 'place'" (Sitkowski, R). It is an option that Florida Communities ought to consider as means to counter the built-in sprawl producing effects of conventional zoning regulations.

It is crafted individually to each community's needs; especially since every community's needs and inputs are different. This creates a consensus vision. Form based codes rely on public input and deliberations and are therefore more intuitively understandable than common municipal zoning codes. This means that they are created in such a way that a citizen can look at the plan and understand what is being shown and planned and what the endpoint community is like to be structured like. This elaboration of community form through an adopted code helps the development process by providing some level of certainty, allows the community to be more involved and provides an expectation of the allowable levels of development for an area.

Form based codes seek to regulate the form (e.g., the mix and dimension) of the built environment. It comes from the idea that the community's physical form is its most intrinsic and enduring characteristic (Katz, P). Importantly for areas in Florida, form based approaches can be used to transform existing developed areas and not just for developing a new one.

A Form based code focuses on the mixture of land uses based on building forms. It works to make everything compatible through developmental design and orientation rather than the separation of land uses as is the case under more traditional zoning. Traditional zoning functions by essentially compartmentalizing different land uses, segregating each from one another. This has lead to the very one-dimensional community designs that we are living in today: thus, a housing subdivision with no commercial or social services, and commercial subdivisions with no housing. The resultant reality for each of us is that the multiplicity of daily needs and travels are always auto-based trips between segregated land use types, rather than a walk away.

Form based codes guiding community design work to preserve the relationship there is between the streets, buildings and public use. Particularly important is the relationship between the streets, the buildings and the potential mix of complementary uses; it is a big part of form based codes.

Source: Smart Growth Tactics: Form Based Codes -new approach to zoning-Michigan Planning Association, and Graphic credit: LSL Planning, Inc.

An advantage of "form-based codes, is that they create a predictable public realm by controlling physical form primarily, and land uses secondarily, through city or county regulations" (Dinne, B). Building elements such as doors, windows, porches become part of a standard regulation. Uses within an area are regulated; more so in terms of multi-story buildings such as retail on the first floor, offices on the second floor, residential on the third floor and up as an example. This is a move away from the one-dimensional, segregated land use approach of conventional zoning.

In addition, "thoroughfare standards for range of recommended street types can be part of form based codes" helping to guide a functional, well integrated transportation network (Katz, P). Further, there are often accompanying landscape regulations referring to appropriate tree and grounds species coverage. Again, "form-based codes, document the desired form of development. They prescribe building form requirements to achieve the desired community vision." (Purdy, J). The essence is a building-form prescription of what a community wants to be, elaborated within a community's adopted comprehensive plan and implementing development regulations.

"A form based code is not to be confused with design guidelines or general statements of policy, form-based codes are regulatory, not advisory." (Sitkowski, R). It is a tool to guide the design and integration of a community toward more useable space that contributes to, and complements, the multiple needs we each cope with each day. "The regulating prescriptive plan is a map, akin to but more detailed than a zoning map, organized by street frontage type; transect zone or other mechanisms, showing the specific locations where the various building form standards apply" (Sitkowski, R).

Picture Source: Form Based Codes: Implementing Smart Growth. Dave Davis

Sustainability is becoming a big part of today's world as we look towards the future. Form based codes help to work towards sustainability by creating a community that is more use integrated, attractive, walk-able and livable for our day-to-day needs and activities. "It has been proven to be a very highly effective tool for enabling communities to implement their sustainability goals in many aspects ranging from reducing auto use and dependency by promoting more functionally linked mixed use development, to promoting green infrastructure such as multi-use stormwater management public spaces, and even the integration of agriculture into projects" (adapted from Hall, R).

Very importantly, through form based codes and design, transportation infrastructure becomes compacted which increases walkability and multi-modal serviceability within our communities (with an important added benefit of reducing vehicle emissions). In a resource constrained world with interest in furthering sustainability the impact that form based codes has on the design of an area and the health of an area is positive.

Conventional Suburban Development Versus Form Based Codes

Typical suburban development in Florida is epitomized by segregated, single use zones such as single family subdivisions, multi-family projects, shopping centers, and office parks. Rigid separation of housing based on residential type (single-family homes, apartments, town houses) and cost is often the rule accentuated and made more segregated by walls.

In contrast, form based neighborhoods with a range of uses and housing types (i.e. mixed-uses) are the growing option in Florida accentuated by mixes of land use types. (e.g., commercial uses and more intensive residential uses are frequently located in a neighborhood center). Housing types and price ranges are integrated-not just within the development, but on the same block.

Source - Making Place Matter Form Based Codes The Key to Greater Cincinnati’s Competitive Future - A White Paper - Prepared by Candace S. Klein, 2008

 

Source: Form Based Codes Power point, LSL Planning Inc.

This diagram is from an example of how a form based code can specify different building types for each face of the block. The graphic indicates what building type the community desires in each area. The building type would then correspond to specific standards for that type. By contrast, conventional zoning often assigns a single use and density category for an entire block or group of blocks. Form based codes can be done in 3-dimensional or 2-dimensional drawings. Graphic courtesy of the Academy for New Urbanism at www.conted.vt.edu/ newurbanism/formbased codes/ moreinfo.html

Note: Checkout "SmartCode" The SmartCode is an alternative zoning ordinance that promotes code-based walkable communities. Some SmartCode forms are designed to be politically persuasive while others will form part of the regulatory documentation of the zoning code. 19 The SmartCode is a unified land development ordinance template for planning and urban design. It folds zoning, subdivision regulations, urban design, and basic 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 calibrated by professional planners, architects, and attorneys. The SmartCode operates under the theory that any American community will fall under one of six transects (illustrated below). As opposed to the conventional theory of development, which dictates that natural diversity is lost as development occurs, the SmartCode subscribes to the theory that socio-economic diversity increases with SmartCode develompent, thereby balancing natural diversity to meet the original design of the land. More fullu fleshed by Duany Plater-Zyberk & Co at: SmartCode Central. This description is from: Making Place Matter Form Based Codes The Key to Greater Cincinnati’s Competitive Future A White Paper prepared by Candace S. Klein, 2008

The SmartCode operates under the theory that any American community will fall under one of multiple transects (illustrated above)

List of Useful Sources
Dinne, B. - Pathway to Carroll's Future Landscape, Topic Paper. Found online at: http://www.carrollpathways.org/planningresources/pdf/PathwaysTopicPaper8FB CJul06.PDF

Form Based Planning- A Practical Guide. LSL Planning Inc. Found online at: http://www.a2gov.org/a2d2/designguidelines/Documents/Seminar2FormBasedC odes.pdf

Hall, R. - Emerging Techniques: Community Planning-The Intersection of Culture, Ecosystems and Transportation. Found online at: http://www.1000friendsofflorida.org/Transportation/April09JAX- Workshop/JAX%20Community%20PL%20SustPrintM.pdf

Katz, P. - Form First. Found online at: http://www.formbasedcodes.org/downloads/FormFirst.pdf

Katz, P. - Regulating the New Urbanism. 2004. Found online at: http://volusia.org/growth/smartgrowth/15.%20Form%20based%20codes.pdf

Klein, C. - Making Place Matter -Form Based Codes: The Key to Greater Cincinnati's Competitive Future. 2008. Found online at: http://www.cincycharacter.com/FormBasedCodeWhitePaper.pdf

Purdy, J. - Form Based Codes-New Approach to Zoning. Smart Growth Tactics. Michigan Association of Planning. Found online at: http://www.mml.org/pdf/map_article_issue28.pdf

Sitkowski, R. - Form Based Land Development Regulations. Found online at: http://www.formbasedcodes.org/downloads/FBCI_Sitkowski_Urban_Lawyer.pdf
(a slightly earlier version of the FORM AND SUBSTANCE: What Land Use Lawyers Need to Know About Form-Based Land Development Regulations paper)

Sitkowski, R. - Form And Substance: What Land Use Lawyers Need to Know About Form-Based Land Development Regulations. Found online at: http://www.rc.com/documents/ZPLR_Sitkowski_MAR07.pdf