Form-Based Codes
Most cities and counties in the United States have use-based zoning codes that segregate otherwise complementary residential, office, and retail (mixed) uses thereby encouraging a car-centric system of development. However, by using a new approach toward zoning, Form Based Codes, municipalities can encourage smart growth and sustainability in their codes. According the Local Government Commission, Form Based Codes create communities where people want to live, work and play. They “place a primary emphasis on building type, dimensions, parking location and façade features, and less emphasis on uses.” Form Based Codes stress appearance of the streetscape, or public realm, over use types, and generally have the following characteristics:
- Zoning Districts – Form-based codes are defined around districts, neighborhoods and corridors where conventional zoning districts may bear no relationship to the transportation framework or the larger area.
- Regulatory Focus – Form-based codes de-emphasize density and use regulation in favor of rules for building form. They recognize that uses may change over time, but the building will endure.
- Uses – Form-based codes emphasize mixed use and a mix of housing types to bring destinations into close proximity to housing and provide housing choices to meet many individuals’ needs at different times in their lives.
- Design – Greater attention is given to streetscape and the design of the public realm, and the role of individual buildings in shaping the public realm. Form-based codes recognize how critical these public spaces are to defining and creating a “place.”
- Public Participation – A design-focused public participation process is essential to assure thorough discussion of land use issues as the code is created. This helps reduce conflict, misunderstanding and the need for hearings as individual projects are reviewed.
There several resources available to Sustainability Officers interested in the use of Form Based Codes. Websites such as the Form-Based Codes Institute (FBCI), a non-profit professional organization dedicated to advancing the understanding and use of form-based codes, offer useful tools including model ordinances and RFP resources for communities looking for assistant in the development of their Form Based Codes. For those who are interested in implementing Form Base Codes themselves there are also tools such as SmartCode available as well. SmartCode is a free model ordinance designed to counter the current sprawl-inducing used-based zoning by codifying many traditional planning techniques. The SmartCode, which can either replace or augment existing use-based zoning codes, is a form-based code that seeks to structure cities into compact, walkable, and mixed-use neighborhoods. At the SmartCode Complete website, Sustainability Officers can review case studies of municipalities that have adopted, or are in the process of adopting, the SmartCode, as well as read articles on the SmartCode.
A term typically applied to real estate development projects that combine residential and commercial or retail components.
