Land Use: Form Based Code

5 pieces of euclidian zoning

1. use
2. density
3. height
4. lot coverage
5. lot size

Euclidian: No sense form of form
separates uses

Performance Zoning: You can mix uses BUT trying to regulate the impacts of the land use. It doesn't tell you what the development is going to look like. Generally what happens is, "oh well, you can do whatever you want as long as the impact is not too bad."

Planned Unit Development: You can mix uses BUT they are project by project, they are a floating zone (in the text but not on the map) that can happen anywhere. No sense of form.

Form Based Code:
Prescriptive, not proscriptive

1. Regulating Plan
1. map of FBC areas: building types that are allowed in that area, building form standards,
   
2. Building Form Standards, height min & max, storeys, functions, alignment
   

How do develop a form based code:

1. Visioning process: Charrettes
   
2. Goals and Objectives --> put in the Comp Plan sections that involve mixing uses: Housing, Economic, Development & Community Facilities; also, the future land use map because it identifies areas where you want to use your form based code (how widely used is the form based code?)
   
3. Public Spaces: sidewalk width, street width/design, streets, trees, furniture, lamps
4. Administration: how you pick the applications and process them? Condition in zoning. Use Community Viz
   

Form Based Codes
Appearance over functions
Americans fear two things: density (crime, higher taxes) and sprawl
Design Review is typically found in historic towns and districts
Regulates the appearance of new buildings
form based codes have wider application and give predictability to the appearance of what will be built.

Development Review Process
Require developer to provide a 3-D presentation of what the development will look like and how it will fit into the surroundings
e.g. community viz
serves as a verification of the FBC

Key Features of a Traditional Zoning Ordinance

1. Uses allowed
2. Density
3. By right, special exceptions, conditional uses
4. height
5. lot coverage, FAR
6. Setbacks

Parallel Codes: combining euclidian and FBC
What's good about it is that it has both text and graphics

Urban transect Zone:

Form Based Zoning
How does it differ from Euclidian Zoning?
Why are environmentalists a problem?

Duany: The Difficulty
fear of development, sprawl, lack of trust in development
Environmentalists vs. new urbanists: density is the issue, so low density results
Enviros are not about "place making " but minimizing environmental impacts (ecological footprint--or so they think).

Duany II
Need for connected streets, avoid or minimize traffic congestion (not cul-de-sacs)
Inside Portland, OR UGB weak on design. So there is a lot of "constrained sprawl." Need for a FBC inside growth boundary.
The transect and transec-based zoning
T1-T6, but T-3 and T-4 can be problems


Transect:
What would you use a special district for: locally unwanted land use (LULU), industrial center

Seaside FL

1. Compelling urban design
2. Effective public process (buildable plan)
3. Better development regulations: simplyify or avoid case by case design review process and design review board decisions
4. traditional zoning is use-based: too many zoning categories (FAR not great)
5. New urbanists: for first, management of sites second, use and density third.
6. a pattern book (what is this?)

meisner park

Louisville KY