Best Practice Action 8.6
GreenStep City Best Practices: Land Use
Mixed Uses No. 8
Develop efficient land patterns that generate community health and wealth.
Best Practice Action Detail
Best Practice Action 6
Incorporate form-based zoning approaches into the zoning code, in those areas where a diverse mix of uses is desired.
- The form-based SmartCode, the most complete open-source transect-based model code to date, regulates the physical dimensions of the built environment first to help shape places of quality, and secondarily determines the mix of compatible uses. More flexible than use-codes, form-based codes aim to accommodate a changing mix of business in one district through by-right development (instead of an uncertain discretionary design review process), though sometimes cities create a hybrid code (such as St. Paul's Traditional Neighborhood Districts) structured around form-based language and including typical use-based language. Cities can make form-based zoning mandatory for central business districts and corridors while offering it as an optional overlay elsewhere.
- Inventory tools such as this block typology template allow replication of high-quality city spaces by defining the form-based elements to be favored in rehab and new development. See also guidance for optimal building heights to frame public squares that result in places that are gracious, used, and are human scaled.
- Pairing form-based zoning and by-right zoning approval delivers cost, time, walkable urbanism and affordable housing benefits. See also the Lean Urbanism project that devises model codes/ordinances/processes so that building development/entitlement takes less time, reduces the resources required for compliance, and frustrates fewer well-intentioned entrepreneurs, by providing ways to work around onerous financial, bureaucratic, and regulatory processes.
- The built environment through which a transportation system traverses can have a substantial effect in how/how much people choose to travel. As a rule of thumb, choices can be influenced by physical changes in the 5 D's -- Density, Design (of streets, buildings, block size), Diversity (of land uses), Destination Accessibility, and Distance-to-Transit.
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Use form-based codes (or a hybrid code) in a downtown or historic district. |
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Use form-based codes (or a hybrid) in at least one corridor; specify build-to lines vs. setbacks; adopt a permissive home-based business ordinance. |
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In residential and downtown/commercial sections, use a 3 to 6 ratio of building widths to heights (higher for residential, lower for commercial) to best create a sense of place. |
Who's doing it
Arden Hills -
Date action report first entered:
Date of last report update:
Year action initially completed: 2015
Implementation details:
The TCAAP Redevelopment Code includes form-based zoning approaches. One of the goals of the TCAAP Redevelopment Code is to promote and provide a more functional and attractive community through the use of recognized community design principles, and to allow property owners or developers flexibility in land use, while prescribing a higher level of detail in building design and form than in the current standards of the Arden Hills City Code. The TCAAP Redevelopment Code is written to allow a diverse mix of uses on the site, especially within the Town Center and other commercial districts.
Outcome measures/metrics/money saved:
Descriptive File:
Descriptive links: http://www.cityofardenhills.org/DocumentCenter/View/1302
For more information contact:
Mike Mrosla (City staff) | mmrosla@cityofardenhills.org | 6517927822
Partners:
Duluth -
Date action report first entered:
Date of last report update:
Year action initially completed: 2010
Implementation details:
Duluth has 9 Form Based Districts to accommodate the unique characteristics of different communities ranging from historic to residential to downtown commercial. Three of them explicitly allow for Cottage Commercial buildings which help blend the aesthetics of commercial and residential buildings in the surrounding area. Detailed building standards for each form are codified in the UDC.
Outcome measures/metrics/money saved:
Descriptive File:
Descriptive links:
For more information contact:
Adam Fulton (City staff) | afulton@hermantownmn.com | 218-729-3618
Partners:
Burnsville -
Date action report first entered:
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Year action initially completed:
Implementation details:
Burnsville's Heart of the City District (it's downtown core), uses form-based codes. The HOC District specifies build-to-lines vs. setbacks (see attached PDF). The HOC District standard for building width to height is 25'height to 65' frontage.
Outcome measures/metrics/money saved:
Descriptive File: view file
Descriptive links:
For more information contact:
Sue Bast (City staff) | basts@ci.burnsville.mn.us | 952-895-4524
Partners:
Maplewood -
Date action report first entered:
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Year action initially completed:
Implementation details:
Maplewood has a form-based zoning for the Gladstone area that is currently going through the the process of re-development. The city has also incorporated the idea of form based thinking with the recent decision to implement their "Living Streets" program in their future developments.
Outcome measures/metrics/money saved:
Descriptive File:
Descriptive links: http://www.ci.maplewood.mn.us/index.aspx?NID=754
For more information contact:
Michael Martin (City Staff) | michael.martin@maplewoodmn.gov | 651-249-2303
Partners:
Richfield -
Date action report first entered:
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Implementation details:
The Mixed Use Districts (MU-Regional, MU-Commercial, MU-Neighborhood) are designed as hybrids of traditional zoning and form-based codes. The requirements regarding form, massing, building location on the site, build-to-lines, building design and materials, etc. are consistent with the principles of form-based codes. However, the Code does not rely on illustrative diagrams and streetscape requirements that are essential elements in a form-based code. The Mixed Use Districts are located along significant commercial corridors: Penn Ave. and 66th St.; north of I-494; and Hwy 77 (Cedar Ave).
Outcome measures/metrics/money saved:
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For more information contact:
Melissa Poehlman (City staff) | MPoehlman@richfieldmn.gov | 6128619766
Partners:
Silver Bay -
Date action report first entered:
Date of last report update:
Year action initially completed:
Implementation details:
Silver Bay has recently changed zoning requirements to incorporate areas that have a diverse mix of uses. This includes their 100 acre business park being changed to a mixed use eco-park.
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For more information contact:
Lana Fralich (City staff) | lanaf@silverbay.com | 218-226-4408
Partners:
Winona -
Date action report first entered:
Date of last report update:
Year action initially completed: 2017
Implementation details:
The City of Winona passed a unified development code in 2017 that is form based. The code applies to downtown and residential areas.
Outcome measures/metrics/money saved:
Descriptive File: view file
Descriptive links: https://www.cityofwinona.com/city-services/planning-zoning/development-code-update/
For more information contact:
Carlos Espinosa (City staff) | cespinosa@ci.winona.mn.us | 507-457-8250
Partners:
Hastings -
Date action report first entered:
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Year action initially completed:
Implementation details:
The DC Zoning District is a form based.
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For more information contact:
John Hinzman (City staff) | jhinzman@hastingsmn.gov | 651-480-2378
Partners:
Robbinsdale -
Date action report first entered:
Date of last report update:
Year action initially completed: 2019
Implementation details:
Completed. TOD Overlay District.
Outcome measures/metrics/money saved:
Descriptive File:
Descriptive links:
For more information contact:
John Tingley (City Staff) | jtingley@ci.robbinsdale.mn.us | 763-531-1253
Partners:
Greenstep Advisor
Brian Ross, Vice President - Renewable Energy, Great Plains Institute: 612/767-7296, bross@gpisd.net, www.betterenergy.org/who-we-are/staff-and-consultants/