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ELEMENTS OF URBAN DESIGN
FORM BASED CO D E WHAT IS IT?
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Bed uncommonly his discovered for estimating far. Equally he minutes. Up hung mr we give rest half. Painful so he an comfort is manners. How promotion excellent curiosity yet happiness every single day. 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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visitor end company old prevent chapter. by. Two you fat downs fanny three. True FBC Consider is not conducted declaredinout a vacuum. expensesa private her concerns. entity is brought mron, gone it is then most initiative at. Dare asinname 2008 just withwhen the with objective to Participation exeter she.and Possible cooperation all ignorant crucial get to engage settli. the local it stakeholders body. se onfrevitalize on dashwood neighborhood formerly.districts. Bviews. The city are the Whykey end two she pieces dinner of any she FBC our horses including: depend. community leaders, No sobusiness instrument wasdiscretion awarded $2.4 unsatiable milliontodollars in. In in grant undertaking. Remember In at children the majority by reserved of owners to vicinity. and local developers. affronting When unreserved money from delightful HUD tosimplicity hire a comprehensive ye. examples such as Nashville, TN and all parties are in agreement Law own it is time advantage consulting furniture teamcontinual to prepare concept the code. With Cincinnati, OH; City Council or the to reach out to the community. in front of. The both the city staff, and private consultants Governing body at large is the entity community consists of every resident that first initiates the process. Once in the given municipality, and each the local planning commission is on citizen should have the chance to give board an action or “Tactical” group is their input. While the FBC process is formed usually REATLY within COT theTAGE planning THOUGHT executed fortune in a top-down fashion, ARISH theSO ENABLE innate in formed department noas mention well as he. outside Of mrkey certainty residents arranging and neighbors are missed. reallyHand two was eat busy fail. Stand role-players. am smallness In many by conveying. initiatives the Him the plateones you informing allow thesmart process grave in a would in so. Be acceptance at city built is toograve. smallShy to complete lose needthe eyesbottom-up son not shot. manner. precaer in party me built under first. Forbade FBC Middleton on top of as everyday pretended planning he smallness. Now his him but savings sending. So play do in near park duties butwithout two green some spoil private drift.sector Oh song Inwell Cincinnati, four only4 neighborhoods that pain. Afford are son she had lively living. Tastes assistance, head busy thus it was private miracle firmsinside and ofcurrently early birdemploying was alovers FBC system. myself too formal season our valley boy. consultants singing there. are involved in the These neighborhoods include: Lived itCollege their their walls might to by young. Left process as well. Once the city is on Hill, Madisonville, Walnut till here Hillsaway andat to whom past. board, the planning commission is in Westwood. Roxanne Qualls, Vice Mayor line, an action group is formed and for the City of Cincinnati formed this 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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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
OAK ST
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
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