Form Based Code Report - Indesign - 98% Original Images

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ELEMENTS OF URBAN DESIGN

FORM BASED CO D E WHAT IS IT?

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Form-Based Coding was born as an alternative to zoning, as a way to regulate what can be built on space based on the character of the development, rather than its intended land use. Form-Based Code aims to generate predictable built results and it places greater emphasis in a high-quality public realm. FormBased Code is a land development regulation, not a simple guideline that becomes adopted as law, and thus, are “mandatory, not advisory”.

Form-Based Coding is different from conventional zoning as it does not intend to micromanage or aggregate by use. Also, it does not use “abstract and uncoordinated” parameters such as FAR, dwellings per acre, setbacks, parking rations, etc), neglecting the built form. Figure A shows a

graphic published by the FormBased Code Institute that illustrates the difference between conventional zoning, zoning design guidelines, and form-based codes regulation of development.

KEY COMPONENTS Form-Based Coding uses a set of tools that “haven proven necessary” to be effective these include a Regulating Plan in lieu of the traditional zoning plan, a set of building form standards establishing measurable parameters such as building heights, parking requirements, etc. In addition to these, Form-Based Code also often includes Civic Space Standards, which ensure public spaces dedication is according to the character and scale of the development. Furthermore,

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SECTION: RESIDENTIAL & COMMERCIAL BLOCK WALNUT HILLS, CINCINNATI OH PLAN 6021

B u s i n e s s M a g a z i n e | A p r i l 2 0 11

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standards for the design of the area’s thoroughfares allow for added coordination between new development and street design.

Finally, a typical Form-Based Code regulation often also includes Frontage Standards to ensure adequate transitions between the private and the public realm as well as an established Transect, which sets different transect zones that classify different parts of the city according to its intended form-based purposes.

CINCINNATI FBC- CASE STUDY INTRO In the city of Cincinnati, this process began in 2008 and in 2012. ThenVice Mayor Roxanne Qualls led visits of local officials and business leaders to the city of Nashville in Tennessee in order to better understand and experience the outcomes of a FormBased Code system.

The way in which Form-Based Code came to happen in Cincinnati, was in the midst of a loss of 40% of population since 1950’s. The city began to explore this alternative, thus, it was not a grassroots initiative but a process triggered by the city. Form-Based Code as a toll was presented as giving residents and business more control of development and as a way to revive “once vibrant” business districts. The public process was conducted at two levels: city-wide and in charrettes for specific neighborhoods. There were 700 total participants, who were exposed to introductory knowledge about Form-Based Codes and other urban design concepts such as “complete streets” and “Main and Main”.

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However, not everybody is as thrilled with FBC as the rest of the country. Major Cranley believes that FBC will ultimately stunt new development. He is reported as saying “If you look at Over-the-Rhine, Oakley or East Price Hill ... Avondale or Evanston or Corryville – all of which have had major development in their communities in the

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1,735.7 sq. ft. area 3,471.5 sq. ft. floorspace 1,609.4 sq. ft. area 3,218.8 sq. ft. floorspace 1,998.5 sq. ft. area 1,764.6 sq. ft. area 3,997 sq. ft. floorspace 3,529.2 sq. ft. floorspace

1,062.9 sq. ft. area 2,125.7 sq. ft. floorspace

183.5 sq. ft. area 183.5 sq. ft. floorspace 1,679.5 sq. ft. area 3,359 sq. ft. floorspace

516.5 sq. ft. area 516.5 sq. ft. floorspace 1,379 sq. ft. area 625.4 sq. ft. area 2,757.9 sq. ft. floorspace 625.4 sq. ft. floorspace

3,124.7 sq. ft. area 6,249.4 sq. ft. floorspace

544.2 sq. ft. area 544.2 sq. ft. floorspace 1,157.8 sq. ft. area 2,315.5 sq. ft. floorspace

1,921.8 sq. ft. area 3,843.6 sq. ft. floorspace 834.3 sq. ft. area 1,668.6 sq. ft. floorspace

387.3 sq. ft. area 387.3 sq. ft. floorspace

942.4 sq. ft. area 1,884.9 sq. ft. floorspace 789.4 sq. ft. area 1,578.7 sq. ft. floorspace

806.3 sq. ft. area 1,612.5 sq. ft. floorspace

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Generally political figures have viewed FBC as a positive alternative to a possibly outdated strategy and have acknowledged its benefits. According to the FBC institute, FBC encourages more public participation, increased diversity, and is easier to interpreta huge advantage for developers funneling through zoning and regulation codes.

last couple of years – it didn’t come about because they changed the zoning code, It came about because they had a developer in the private sector, they had community support and they had financial help from the city. Those are the essential elements of revitalization (cincinnati.com)”. It should be noted that Bellevue, KY, just across the river has implemented FBC and is reported to be enjoying its results. Development is taking place and vitality is being brought to the streets. Developers enjoy FBC because it allows them more freedom and easier to understand regulations.

On the contrary, when asked what developers think, Cranley responded “I know developers in Cincinnati, they don’t want FBC (cincinnati.com)”. Is this really true?

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working as a team, the action group hosted multiple charrettes and events across the city.

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R E S I D E N T I A L B L O C K 1,264.1 sq. ft. area 2,528.2 sq. ft. floorspace 4.23 ACRES 184,450 SQ. FT. 886.6 sq. ft. area

1,773.1 sq. ft. floorspace

1,237 sq. ft. area 2,474 sq. ft. floorspace

1,329.1 sq. ft. area 2,658.2 sq. ft. floorspace

873.5 sq. ft. area 1,747 sq. ft. floorspace

1,322.1 sq. ft. area 2,644.1 sq. ft. floorspace 1,056.6 sq. ft. area 2,113.2 sq. ft. floorspace 1,370 sq. ft. area 2,740.1 sq. ft. floorspace

1,193.7 sq. ft. area 2,387.4 sq. ft. floorspace

953.3 sq. ft. area 1,906.6 sq. ft. floorspace

1,546.6 sq. ft. area 3,093.2 sq. ft. floorspace 593.2 sq. ft. area 1,186.4 sq. ft. floorspace

1,056.3 sq. ft. area 2,112.5 sq. ft. floorspace 814 sq. ft. area 1,628 sq. ft. floorspace

6,473.8 sq. ft. area 12,947.5 sq. ft. floorspace

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WI LLIAM H TA FT RD

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100 Feet

Building Count:34 Average Main Building Footprint: 1,506.53 sq. ft.

Total Building Footprint: 45,032.87 sq ft.

Total Building Floorspace: 87,808.83 sq. ft.

Total Main Structures: 84 365.55 sq. ft.

Total Accessory Structures: 3443.28 sq. ft.

Total Block Acreage: 4.23 acres Total Block Square Footage: 184,450 sq. ft.

Source: Esri, i-cubed, USDA, USGS, AEX, GeoEye, Getmapping, Aerogrid, IGN, IGP, and the GIS User Community

WALNUT HILLS SAMPLE BLOCK: RESIDENTIAL

B u s i n e s s M a g a z i n e | A p r i l 2 0 11