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• Hybrid codes are more integrated—not stand alone codes. Some "pure" form-based codes that have been adopted are stand alone codes and because of unresolved administration issues, they are optional for applicants; not mandatory What are some Form-Based and Hybrid Code fatal flaws? • When allowed land uses are too complex and don't allow a mix of uses • When there is an unresolvable difference between the development capacity allowed by existing zoning and future urban form goals. This is a particular problem with form-based and hybrid codes applied to infill areas • When there is an unresolvable difference between the existing development standards and future urban form goals • The vision and plan process must precede the making of a form-based or hybrid code A BRIEF SUMMARY OF FORM-BASED CODE TYPES In a form-based code, the development standards that dictate urban form are linked to a Regulating Plan. A Regulating Plan is similar to a zoning map, but with less emphasis on land uses and more emphasis on the building shape, street type and neighborhood character in each zone. Development standards define and shape the public realm by providing pre-set dimensions for every aspect of the site and building. Form-based codes can take several forms: • Street-based The Regulating Plan locates private realm development standards by street type; that is, the development standards for all site and building characteristics is governed by the site's relationship to pre-defined street types. In addition to setting the private realm standards, the Regulating Plan defines elements within the public realm (e.g. sidewalks, travel lanes, on-street parking, street trees, street furniture, etc.). This type of form-based code can be useful for areas where streets have not yet been platted. • Frontage-based The Regulating Plan locates private realm design standards by frontage type; that is, the development standards for all site and building characteristics is defined by the edge condition where it meets the primary street (frontage). Frontage-based FBCs may also define street type, but the development standards are not (or not always) tied to street type. This type of form-based code can be useful for areas where streets are already designed and/or built. • Street-Frontage Hybrid Development standards are tied to specific frontage/street combinations. • Building Type-based The Regulating Plan controls the locations of pre-defined building types. The development standards define the configurations, features, and functions of buildings. • Transect-based The Regulating Plan articulates a cross section of street types, frontage types and/or building types along an urban/rural continuum to understand where different uses or building types fit or are inappropriate. The "pure" transect-based FBC uses the SmartCode transect with clearly defined zones fromT1 to T6 This system was first created by DPZ (Duany Plater Zyberk). • Modified Transect The concept of the transect is modified to correlate with the existing or zoned local urban to suburban characteristics. 338 fVW 5TH AVENUE PURTLANO OR 97209 i 503.445.7372 i 503.445.7395 >•Ci;:;i'�:C,�. ..