FBC Tips: 10 TIps for Integrating Form-Based Codes Into Your Development Code Update

1. Use physical form instead of use as the organizing principle

Rather than allowing use to determine regulations, Form-Based Codes (FBCs) use the intended physical form or type of place as the Organizing Principle (framework). Why is this important? A restaurant in a walkable downtown or neighborhood main street performs differently from a restaurant in an auto-dependent suburban environment, and should therefore have different regulations. A use-based approach cannot easily differentiate these place-specific differences, but a form-based approach can.

The urban-to-rural transect is a great starting point for an Organizing Principle for most Form-Based Codes. For more information on Organizing Principles see Form-Based Codes, pages 18-26.

You should translate as many existing zones as possible to form-based, but some zones, particularly in auto-dependent areas, may remain use-based if there is no need or desire to transform these places.

2. Analyze the entire City for potential FBC application

Utilizing available GIS data, complete an analysis of neighborhoods, districts, and corridors at a city-wide scale to determine the best application areas for FBCs. See the Livermore Code Update web page (URL on reverse) for our latest refinements to this process.

The most probable candidates for FBC application areas are downtowns and adjacent neighborhoods, neighborhood main streets, and likely any areas built prior to the 1940s.

3. Graphically assess your existing zones

Illustrate the worst-case scenario build-out allowed within existing zones. This will inform the code writers what regulations will need to be changed within the new code to prevent these bad designs. It will also determine the amount of development potential the new FBC will need to accomodate within the new form-based zones, which will replace existing zones in walkable urban locations or those intended to tranform into them.

As the code develops, this graphic assessment should be continuously used to test decisions being made within the FBC.

This is a critical step in creating a successful FBC. An outside urban designer or architect should be hired to assist with this step if necessary.

4. Use existing conditions as the DNA of the Form-Based regulations

The place-based aspect of Form-Based Coding should be reinforced by a micro-scale analysis of existing places locally or regionally to determine the typical conditions that will be reflected within the new form-based zones. Download documentation templates.

5. Minimize the total number of zones within the code

For usability’s sake, the total number of zones within the code should be minimized, along with the total number of non-form-based zones.

The first step in the minimization process is to translate existing zones for areas that are walkable urban environments (or that have the potential to evolve into them) into form-based zones; transect zones are also a possibility. The second step is to remove zones that are no longer necessary, or that occur infrequently enough within the zone to be translated into another zone. The third step is to consolidate non-form-based zones that have overlapping intents. See Livermore code update (URL on reverse) for an example of these steps.

PUD use should be minimized. However, if allowed, PUDs should be required to use the form-based zones established by the code, as well as thoroughfare, civic space, and other FBC components.

6. Adjust your general development standards

All of the typical development standards - parking, fencing, landscaping, and so on - need to be adjusted for form-based zones. Many of these requirements may actually be unnecessary because they were created to deal with suburban conditions; they may also be integrated into the each of the form-based zone standards.

Parking is probably the most important set of regulations to be sure to calibrate for urban, suburban, and rural conditions. See pages 50-53 of Form-Based Codes for Jeffrey Tumlin’s excellent overview of parking approach and standards by transect zone.

7. Be clear about the intent and hierarchy within mixed-use zones

The true intent of a mixed-use zone should be clear. Is the intent only vertical mixed use? If so, is a shopfront frontage desired or required at designated nodes? Should a percentage of the ground floors be flex space to allow for the market to determine the best use and for transitions into residential areas? What type and percentage of residential mix should be regulated?

For sites larger than a block, it is likely that multiple form-based zones will be necessary to regulate an appropriate mix. Also be sure that the code has all the components necessary to create a high-quality environment, such as thoroughfare, civic space, and frontage standards.

If you allow more development in a zone to encourage mixed use, be sure to clearly define the minimum threshold of the usage mix.

8. Revise the application process and requirements

The code’s application process and requirements need to be adapted in order to address complex mixed-use projects, encourage variety in design, and discourage out-of-the-box design solutions.

If a developer meets the intent of the code, the review process should be clearly spelled out and predictable. The process begins with the community buy-off on the visioning and code process. The review process should be tiered, including a pre-application meeting, a conceptual design review approval, and a final design review approval. This prevents developers or builders from spending too much money before getting feedback.

The submittal requirements should also be carefully considered so that they do not require too much too early, and so that they include elements that are important within a mixed-use urban project (street design, frontages, methods of dealing with topo, etc.).

9. Think carefully about document structure

Consider content location from a usability standpoint. The document outline should be arranged from the general to the specific. Analyze and choose the most logical place for all information within the code. For example, process and procedures should be consolidated in one location for ease of use.

10. Make walkable urbanism the default

The overarching goal of integrating Form- Based Codes into your Development Code is ultimately to make your code default to walkable urbanism and further the application of FBCs within the community. Make autodependent development the exception within the code. While doing this you must be aware of nonconformities and comfortable with how you will address them.

Don’t forget new growth areas. Adopting a TND ordinance with thoroughfares, civic spaces, building form standards, and other critical FBC components is a good early step. The SmartCode is a great tool for doing this. See, for example, the City of Flagstaff’s TND Ordinance in Chapter 17 of their development code.

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