On Friday, December 4, 2009, The Cincinnati Form Based Code Initiative and Cincinnati ULI hosted a tour of Columbus and New Albany, Ohio. The purpose of the tour was to learn about efforts in central Ohio to create walkable, mixed use neighborhoods in a variety of scales (urban and suburban) and from a variety of viewpoints (planner, developer, designer).
A Form Based Code is a combination of a Zoning Code and Subdivision Regulations that allow developers to develop pedestrian-oriented, mixed use communities. They can be adopted in urban areas that wish to maintain a certain character and by suburbs who wish to direct the transformation of cornfields or defunct auto dealerships into something worthwhile. Form Based Codes are entirely about creating a worthwhile public realm where inhabitants don't have to drive everywhere for everything. They seek to create great streets, public greens and plazas, and fertile ground for redevelopment of a desired mix of uses.
As we saw in Columbus, Form Based Codes can be used for a wide variety of neighborhood types. They can be used in wealthy suburbs where residents can walk to their neighborhood business district to meet with their investment advisor and grab a cup of coffee (as in the case of Market Square in New Albany), and they can be used in mixed income, urban neighborhoods where residents can walk to shop for their groceries and, well, grab a cup of coffee (as in the case of City West here in Cincinnati).
A well framed Form Based Code lets a community explain to developers what they desire to have built with enough clarity that developers can depend on a short approval period. But it is critical for Form Based Codes to be well written by qualified professionals, publicly designed (through a charrette), and based on a clear conception of what range of character and scales a community wishes. This is not easy, it is not quick, and it is not cheap - yet it is vital. Without this full, clear execution, a form based code simply allows developers to build production houses on small lots, or to create gated communities that might be wonderful places for snobs.
Jeff Raser is an architect with glaserworks.