Contents
Foreword: An Optimistic Moment by Elizabeth Plater-Zyberk ix
Foreword: The Time Is Now by Stefanos Polyzoides xiii
Acknowledgments xix
1 lntroduction 1
Why Form-Based Codes? 3
A Critical Juncture 4
Why This Book? 5
A Brief History of Zoning 6
Conventional Zoning Unleashed 8
A New Approach 11
Scope of This Book 13
2 Components 15
The Regulating Plan 17
Organizing Principles 18
Implementation 26
Public Space Standards 28
Thoroughfares 28
Civic Spaces 35
Building Form Standards 39
Overview of the Zone 40
Building Placement 40
Building Form 44
Parking 49
Allowed Land Uses 55
Allowed Frontage Types 58
Allowed Encroachments 58
Allowed Building Types 58
Frontage Type Standards 59
Block Standards 62
Building Type Standards 64
Integrating Building Types into the Code 66
Building Type Standards 67
General Description 69
Required Lot Size 69 Pedestrian Access 69
Frontages 70
Vehicle Access and Parking 73
Service 73
Open Space 75
Landscape 76
Building Size and Massing 77
Architectural Standards 78
Massing 79
Facade Composition 82
Windows and Doors 82
Elements and Details 84
Materials 86
Code Administration 88
Project Review and Approval 88
Nonconformities 93
3 Process 95
Pre-Phase 1: Scoping 98
Assembling the Team 98
Selecting the Process 99
Determining the Application Area 1oo
Determining the Implementation Method 102
Selecting an Approach to Coding 104
Phase 1: Documenting 108
Process Overview 109
1.1 Macro Scale 111
Process Overview 111
Macro Elements 112
1.1.1 Gather Background Documents 114
1.1.2 Create Base Drawings 115
1.1.3 Analyze Compiled Materials 117
1.1.4 Visit the Site 118
1.1.5 Organize the Data 122
1.1.6 Analyze the Data 124
1.1.7 Present to Stakeholders 124
1.2 Micro Scale 126
Process Overview 126
1.2.1 Select Sampling Areas 127
1.2.2 Prepare Site Visit Materials 127
1.2.3 Visit the Site 128
1.2.4 Organize the Data 132
1.2.5 Analyze the Data 132
1.2.6 Repeat for Other Micro Elements 135
Conclusion 143
Phase 2: Visioning 144
Process Overview 145
2.1 Illustrative Plan and Imagery 147
Process Overview 147
2.1.1 Hold a Kickoff Meeting 148
2.1.2 Locate the Macro Elements 148
2.1.3 Locate the Micro Elements 149
2.1.4 Illustrate the Transect Zones 149
2.1.5 Illustrate the Micro Elements 151
2.2 Regulating Plan and Regulations 152
Process Overview 154
Using This Section 154
2.2.1 Create the Transect Regulation Matrix 154
2.2.2 Select a Neighborhood 161
2.2.3 Draw the Boundary of the Regulating Zone 161
2.2.4 Add a Transect Zone to the Matrix 161
2.2.5 Review the Transect Zone Regulations 162
2.2.6 Duplicate the Transect Zone on the Matrix 163
2.2.7 Modify the Transect Zone Regulations 164
2.2.8 Finalize the Regulating Zone164
2.2.9 Review the Regulating Plan 164
2.2.10 Resolve the Outer Area Boundaries 164
2.2.11 Review the Transect Regulation Matrix 165
2.2.12 Repeat for Micro Elements 165
2.2.13 Write the Development Review Process 166
2.2.14 Assemble the Vision Plan 166
Phase 3: Assembling 168 Code Components 240
Process Overview
Phase 3: Assembling 168
Process Overview
3.1 Splicing 170
3.2 Formatting 171
Know Your Users 172
Graphic Design 174
Process Overview 174
3.2.1 Organize the Content 174
3.2.2 Write Additional Content 177
3.2.3 Create Graphics 177
3.2.4 Create Page Templates 181
3.2.5 Transfer the Content 184
Future Considerations 186
4 Case Studies 187
Color Images 189
Santa Ana Downtown Renaissance Specific Plan (Santa Ana, California) 205
Code Components 206
Code Process 206
Advanced Application ofFBCs 207
Implementation 209
Downtown Master Plan and Form-Based Code (Benicia, California) 217
Code Components 218
Code Process 219
Advanced Application of FBCs 219
Implementation 221
Miami 21 Smart Code (Miami, Florida) 227
Code Components 228
Code Process 229
Advanced Application of FBCs 229
Implementation 233
Development Code Update and Form-Based Code (Grass Valley, California) 239
Code Components 240
Code Process 241
Advanced Application of FBCs 242
Implementation 243
TOD SmartCode (Leander, Texas) 249
Code Components 252
Code Process 252
Advanced Application ofFBCs 253
Implementation 254
Heart of Peoria Land Development Code (Peoria, Illinois) 259
Code Components 260
Code Process 260
Advanced Application of FBCs 261
Implementation 263
Form-Based Code for Mixed-Use lnfill (Sarasota County, Florida) 269
Code Components 270
Code Process 271
Advanced Application ofFBCs 271
Implementation 273
Towns, Villages, and Countryside 249
(St. Lucie County, Florida) 279
Code Components 280
Code Process 281
Advanced Application of FBCs 281
Implementation 283
Ventura, California 289
The City's Approach to FBCs 290
The First Code: The Downtown Ventura Specific Plan 291
Expanding the Application of FBCs to the City 293
Code Administration 293
Future Goals for the Application of FBCs 294
Montgomery, Alabama 301
The City's Approach to FBCs 302
The First Code: An Optional Citywide Smart Code 302
Expanding the Application of FBCs to the City 303
Code Administration 305
Future Goals for the Application of FBCs 305
Appendix 311
Abbreviated Timeline of Form-Based Coding 313
Common Mistakes 316
Confusing, Overly Detailed, or Insufficiently Detailed Land-Use Tables 316
Using Density to Regulate Development 316
Not Calibrating Parking to the Transect 317
Not Calibrating Open Space Requirements to the Transect 317
Building Placement 317
Using Lot Coverage Percentage 318
Using Floor-Area Ratio 318
Not Addressing Frontages 318
Not Using Administrative Review 318
References 319
End Notes 323
Index 325