Form-Based Codes:

A Consultant’s Perspective

Kristin Ihnchak�Urban Designer | Planner, Farr Associates�

Form-Based Code Case Studies�Presentation Overview�

1.� Farr Codes Overview�

2.� Main Street Code Overlay (Bloomington-Normal, IL)�

3.� Lakeland Code Re-write (Lakeland, TN)�

Form-Based Code Case Studies�Farr Codes�

Different Ways to Use Form-Based Coding�

•� Create a WHOLE new zoning code�

•� Develop OVERLAYS for sensitive portions of your community�

•� Require the use of a TEMPLATE for planned developments or certain areas (ie TODs)�

Form-Based Code Case Studies�Farr Codes: Building Type Components�

Form-Based Code Case Studies�Farr Codes: Districts�

Form-Based Zoning� Conventional Zoning�

•� Mapped SPECIFICALLY (by parcel)�

•� Mapped GENERALLY (by area)�

Form-Based Code Case Studies�Farr Codes: Uses�

-Narrow use lists to eliminate

extraneous uses�

-Focus uses in desired areas�

Form-Based Code Case Studies �Main Street Introduction�

•� North-South Boundary:��I-55 to Veterans Pkwy�

•� East-West Boundary:��Varies, ~1/2 to 2 blocks in either direction�

•� Municipalities:��Town of Normal & City of Bloomington�

•� Major Institutions:��ISU, IWU, & BroMenn�

Normal

BroMenn

IWU

I-55

Veterans Pkwy

ISU

Bloomington

Form-Based Code Case Studies�Main Street Plan Directives�

•� Code based on Main Street Redevelopment Plan, adopted in 2007�

•� Direction provided for the form-based code included:�

1.� Reversing auto-oriented nature of Corridor�

2.� Creating effective Building Types that produce predictable results�

3.� Rethinking parking requirements�

4.� Concentrating retail development in pedestrian-oriented nodes�

5.� Including landscaping and buffer requirements to improve aesthetics and reduce impervious coverage�

6.� Revising signage requirements to ensure appropriate signage for various contexts along Corridor�

Form-Based Code Case Studies �Main Street Public Involvement�

Main Street Plan (adopted in December 2007)�

1.� 2 Community Meetings (IPS, charrette)�

2.� 2 Open Houses�

Main Street Form-Based Code (in adoption process)�

1.� IPS Community Meeting�

2.� Adoption Meetings�

Form-Based Code Case Studies�Main Street Vision: Intersection at Empire and Main�

Form-Based Code Case Studies �Main Street: IPS Translated to Building Types�

Pedestrian

Oriented Signage

Transparent

Windows

Recessed

entry

Form-Based Code Case Studies �Main Street: IPS Translated to Building Types�

Existing Forms� Desired Forms�

Commercial �

Cottage Commercial�

Auto-Oriented�

Corridor�

Iconic�

Form-Based Code Case Studies �Main Street: Commercial Building Types�

Rowhouse�

Manor Multifamily�

Manor�

House�

Form-Based Code Case Studies �Main Street: Residential Building Types�

MS1: Commercial �

MS2: Commercial & Iconic�

MS3: Commercial, Cottage Commercial, & Iconic�

MS4: Auto-Oriented, Corridor, & Iconic�

MS5: Corridor & Iconic�

MSU: Corridor & Iconic�

MS6: Corridor, Rowhouse, Manor Multifamily, & Iconic�

MS7: Manor Multifamily, Manor, & Iconic�

MS8: Manor & Iconic�

MS9: House & Iconic�

Form-Based Code Case Studies�Main Street Regulating Plan & Districts�

Form-Based Code Case Studies�Lakeland Introduction�

Form-Based Code Case Studies�Lakeland Comprehensive Plan�

-Adopted in 2006

-Conservation Overlay not

sufficient to cover

sensitive areas

-Showed interest in “TND”

Form-Based Code Case Studies�Lakeland Zoning Code Components�

I.� Administration

II.� Neighborhood Development Regulations

III.� Resource Protection Regulations

IV.� Zoning Regulations

1.� Districts

2.� Uses

3.� Building Types

4.� Open Space Types

5.� Landscape Standards

6.� Parking, Loading, & Access

Form-Based Code Case Studies�Lakeland IPS Results: Commercial�

Existing Forms� Desired Forms�

Form-Based Code Case Studies�Lakeland Commercial Building Types�

Form-Based Code Case Studies�Lakeland IPS Results: Residential�

Existing Forms� Desired Forms�

Form-Based Code Case Studies�Lakeland Residential Building Types�

Form-Based Code Case Studies�Lakeland Neighborhood Types�

-6 Neighborhood Types, ranging in

intensity from I (least intense) to

V (most intense) & Campus

-Each Neighborhood Type has a

table, illustrative example, & text

-Commercial minimum & maximum

-Permitted building types

-Required open space

-Permitted street types

Form-Based Code Case Studies�Lakeland Neighborhood Types�

Form-Based Code Case Studies�Lakeland Neighborhood Types�

Form-Based Code Case Studies�Lakeland Conservation Provisions�

Thank you!�

Kristin Ihnchak�Kristin@farrside.com�

312.408.1661�

www.farrside.com�

Form-Based Code Case Studies�Lakeland Street Types: Scenic Corridor�orridor

Form-Based Code Case Studies�Lakeland Street Types: Conservation Street�

Frontage Buffer

-Required for all right-of-ways (except

alleys)

-Depth of 7’; shade trees planted every 35’

-Continuous hedge required between trees

-Fence also required

Side & Rear Landscape Buffer�

-Depth of 5�; 10� for Auto-Oriented �

building type�

-Light or heavy requirements depending�

on adjacent building type�

Form-Based Code Case Studies�Main Street Landscape Buffers�

Interior Parking Lot Landscaping

-Islands required at ends of standing rows

-Island required for every 9th parking space

-Medians required in all free-standing bays

-Every parking space must be located within 50’ of a tree or parking

lot’s edge

Form-Based Code Case Studies�Main Street Interior Parking Lot Landscaping�