And the Latest Buzz in Planning Is: Form Based Coding

Example of Form Based Coding in a community. Photo: complements of Steve Price (Urban Advantage).

Planning Commissioner, Village of Suttons Bay

Just when we've caught up with the latest and greatest planning terms such as "traditional neighborhood design", "smart growth" and "new urbanism", the planning world has thrown new jargon our way:  Form Based Coding (also called Form Based Zoning).  Form Based Coding is not a new approach to zoning, although it is relatively new to Michigan. 

The zoning ordinances we are used to (for the sake of this article they are called traditional zoning), are based on function first.  That is, what goes on in each building is what is regulated first.  If the building owner wants to rent a space to a dentist, that's fine as long as "dental office" is specifically allowed in that particular district.   Form Based Coding switches that around by focusing on a building's form, before looking at what goes on inside.  It is believed that if a form fits on the site (and that can include requirements such as setbacks, parking requirements and impervious surfaces...), and fits in the neighborhood then its function will also fit in with the surroundings.  This form first approach doesn't create a free-for-all, however, districts still exist, with boundaries to each district and uses allowed by right within each district.  There are still zones for residential, commercial, and all the others.

A comparison example can be seen in a traditional zoning ordinance's commercial district in which all the allowable uses are listed out.  Allowed retail opportunities must be on the alphabetical list...antique shop, bait store, bookstore... or they aren't allowed. Many communities are working from a traditional zoning ordinance that can be several decades old.  Wi-fi coffeehouses aren't likely to be on the list of allowed uses!  So what you likely end up with is a row of one story shops, each with parking out front for convenience.  This could look like the dreaded "strip mall".  Contrary to this, a Form Based Code ordinance would say that "retail" is allowed and leave the exact inventory to the discretion of the shopkeeper.  Form Based Coding, however, does allow for restrictions.  For example, if a community doesn't want an adult bookstore in the downtown area it can specifically state this.  It may also state that the district requires two story buildings, the first for retail and the second floor could be used for office, residential or more retail.  Further, it could require that the parking be placed to the rear of the building, off an ally.  What you would get here is an area that looks like the traditional small town downtown, a bustling neighborhood.  This can be accomplished by placing the emphasis on the form and where it is placed.

Form Based Coding supports building re-use.  Take an empty warehouse district for this example.  If the form is already there and is compatible with the neighborhood, then a change in its use will be welcomed.  That's how the old warehouse districts become havens for restaurants, galleries, and residential units.  The land use has changed but the form remained the same.  Form first.  In this manner creativity is encouraged.  Future potential of buildings doesn't have to be a crystal ball prediction. 

In the residential arena, Form Based Coding does not have to separate out the single-family dwellings from the multi-family dwellings. For some communities if a form's size and shape fits into the neighborhood it doesn't matter if one or two families live there. It can be required that the form of a duplex looks like a single-family dwelling. It can be required that the property owner live in one of the units. With Form Based Coding a community can say exactly what they want.

Many of our area's smaller towns have downtown commercial districts that are a mixture of commercial/office/residential, often all in the same building. If a fire were to run rampant through such a downtown could it be rebuilt exactly as it was? With traditional zoning the answer is most likely "no". Form Based Coding is written to protect that type of development. It is written to say exactly what type of development is desired and how it will look and feel. It doesn't get specific about the architectural style of a building; just it's size and bulk. It allows for diversity and creativity in the building design.

Another important feature of Form Based Codes is the pictures. Graphics are used along side the text to help explain the meaning of the text. Often times a picture is truly worth a thousand words - if you can point to a drawing that shows various requirements of corner lot setbacks it is easier to understand. If a picture shows "downward facing lighting" the reader's own light bulb of understanding goes on sooner. The use of pictures reduces the need for excess legal wording which we all know, increases confusion.

Communities don't have to be in one camp or another with their zoning. Many townships and cities are developing combination zoning ordinances where traditional zoning works best for them in some districts, such as agriculture, and Form Based Coding works best in others, such as commercial. The two methods work well together.

Form Based Coding ordinances are easier to interpret and easier to use, especially for the non-professional planner. The inclusion of graphics, the decrease in legal word phrases, the increase in creative uses of a property, the mere readability of the document make Form Based Coding an exciting option for communities to consider.

To see a sample of Form Based Coding go to www.leelanau.cc and follow the links to the Village of Suttons Bay Zoning Ordinance. The photo above was taken from the Form Base Code Institute with permission from Steve Price of Urban Advantage.

Kathy Finch serves on the village planning commission in the Village of Suttons Bay.