Form Based Codes

Definition
Form Based Codes (FBCs) are a legal system that controls the form of buildings, sidewalks and other structures in an area. It is usually seen as an alternative to traditional (or Euclidean) zoning. "A form-based code (FBC) is a means of regulating development to achieve a specific urban form. Form-based codes create a predictable public realm by controlling physical form primarily, with a lesser focus on land use, through city or county regulations.

Form-based codes are a new response to the modern challenges of urban sprawl, deterioration of historic neighborhoods, and neglect of pedestrian safety in new development. Tradition has declined as a guide to development patterns, and the widespread adoption by cities of single-use zoning regulations has discouraged compact, walkable urbanism. Form-based codes are a tool to address these deficiencies, and to provide local governments the regulatory means to achieve development objectives with greater certainty."

FBCs in Cincinnati
City Council has been, under the lead of Roxanne Qualls, investigating the potential use of FBCs here in Cincinnati. Currently Cincinnati is zoned under traditional "Euclidean" zoning based on land use.

Cincy Character is an organization formed by the Urban Land Institute of Cincinnati promoting the use of Form Based Codes in Cincinnati.

Quote from Roxanne Qualls' Motion to adopt Form-Based Code Overlay Districts
"Form-based codes are a powerful tool for building strong, vibrant neighborhoods, creating a climate for business and economic development, and enhancing the quality of life of our community. Form-based codes are a response to the urban sprawl, the decline of historic, traditional neighborhoods, and the neglect of pedestrian safety that have resulted from conventional zoning. Single-use zoning regulations have discouraged compact, walkable neighborhoods and, in fact, many of our most admired neighborhoods could not be built today under conventional land-use zoning.

The old adage “form follows function” describes the common approach behind land use regulation as it has been practiced in the past. Form-based codes turn that relationship on its head. Since the primary basis for regulation is the buildings, not the uses, “function follows form.” These codes concentrate first on the visual aspect of development: building height and bulk, façade treatments, the location of parking, and the relationship of the buildings to the street and to one another. Simply put, form-based codes emphasize the appearance and qualities of the public realm, the places created by buildings.

The physical structure of a community is its most enduring and intrinsic characteristic. This is usually what we call character and what creates a sense of place. Form-based codes codify this structure in a straightforward way so that planners, citizens and developers can make a shared vision a built reality.

Form-based codes create and define public spaces through the control of buildings’ size and scale in relation to each other, streets, and open spaces. They focus not on use, but on what most communities really care about – how things look.

Form-based codes are developed through an intensive planning process that includes all stakeholders, including developers, residents, property owners, business owners, and community leaders, from the outset. In doing so, form-based codes address a major concern of developers – the lengthy delays associated with traditional approval process. By adopting form-based codes, some cities have reduced the approval time for new development to as little as six weeks.

The result is that neighborhoods get what they want – development that is compatible with their history and vision, and results in compact, walkable, communities. Developers get what they want – speedy approval of their proposals as long as they conform to the approved form based code for the neighborhood."