Item 3 Attachment AItem 3 - Form Based Code LDR
Special Called Meeting 4-12-17
Form -Based Codes Defined
Form -Based Code
/form -based 'cod/
noun
1. A form -based code is a land development regulation that fosters predictable built
results and a high-quality public realm by using physical form (rather than separation
of uses) as the organizing principle for the code. A form -based code is a regulation,
not a mere guideline, adopted into city, town, or county law. A form -based code
offers a powerful alternative to conventional zoning regulation.
Form -based codes address the relationship between building facades and the public
realm, the form and mass of buildings in relation to one another, and the scale and
types of streets and blocks. The regulations and standards in form -based codes are
presented in both words and clearly drawn diagrams and other visuals. They are keyed
to a regulating plan that designates the appropriate form and scale (and therefore,
character) of development, rather than only distinctions in land -use types.
This approach contrasts with conventional zoning's focus on the micromanagement and
segregation of land uses, and the control of development intensity through abstract and
uncoordinated parameters (e.g., FAR, dwellings per acre, setbacks, parking ratios,
traffic LOS), to the neglect of an integrated built form. Not to be confused with design
guidelines or general statements of policy, form -based codes are regulatory, not
advisory. They are drafted to implement a community plan. They try to achieve a
community vision based on time -tested forms of urbanism. Ultimately, a form -based
code is a tool; the quality of development outcomes depends on the quality and
objectives of the community plan that a code implements.
Conventional Zoning
Density use, FAR (floor area ratio), setbacks, parking requirements, maximum building
heights specified
Zoning Design Guidelines
Item 3 - Form Based Code LDR
Special Called Meeting 4-12-17
Conventional zoning requirements, plus frequency of openings and surface articulation
specified
Form -Based Codes
Street and building types (or mix of types), build -to lines, number of floors, and
percentage of built site frontage specified.
Five Main Elements of Form -Based Codes
1. Regulating Plan
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A plan or map of the regulated area designating the locations where different
building form standards apply.
2. Public Standards
.Specifies elements in the public realm: sidewalk, travel lanes, on -street
parking, street trees and furniture. etc.
3. Building Standards
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Regulations controlling the features, configurations, and functions of buildings
that define and shape the public realm.
4. Administration
'AilA clearly defined and streamlined application and project review process.
5. Definitions
glossary to ensure the precise use of technical terms.
Additional Optional Elements
chitectural Standards
Re ulations controlling external architectural materials and quality.
Landscaping Standards
Regulations controlling landscape design and plant materials on private property as
they impact public spaces.
Signage Standards
Regulations controlling allowable signage sizes, materials, illumination, and placement.
Item 3 - Form Based Code LDR
Special Called Meeting 4-12-17
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-Environment Resource Standards
Regulations controlling issues such as storm water drainage and infiltration,
development on slopes, tree protection, solar access, etc.
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Text illustrations explaining the intentions of specific code provisions.
Examples
FBCI gathers examples of well-designed form -based codes from communities across
the U.S. and abroad to aid research and plan making. Selections such as
the Regulating Plan of Peoria, and the Building Envelope Standards of Pleasant HiIf
Bart Station offer a glimpse of best practices in the design and implementation of form -
based codes.
Please also browse the Library of Codes and the Driehaus Award page for further
examples. Or watch Bill Spikowski's video presentation "Creating Urban Form" for and
in-depth look at history and practice of form -based coding.