Downtown Form Based Code

The North Bend City Council approved an amendment to the Downtown Commercial (DC) Zone to allow for a Form Based Code. The Municipal Code Chapter for the Form Based code is NBMC 18.12 and works in tandem with the Form Based Code Regulating Plan.

Form Based Code is a land development regulation that fosters predictable built results and a high-quality public realm by using physical form, rather than separation of uses, as its organizing principle.  The form-based approach will allow the public to see and adjust actual components that contribute to what they like in development, while also addressing what they don’t like.

The Vision

To further enhance the downtown area and secure its future as a social, cultural and entertainment destination, form-based code will ensure that new development fits with the scale and character of the historic commercial uses and improve the public realm with a good relationship between street, sidewalk, and building. This will be accomplished while enabling additional housing, providing more affordable choices to meet a significant local need and help bring additional residents to support a walkable, vibrant downtown community.

The regulations and standards in form-based codes are presented in both words and clearly drawn diagrams and other visuals to help property owners and the public. They are keyed to a regulating plan that designates the appropriate form, scale and character of development, rather than only distinctions in land-use types.  They will help implement a community plan for North Bend and also enliven the downtown area with buildings and a built form that relates well to existing uses, facilitates a lively pedestrian environment, and secures the downtown as the cultural and economic heart of the City.

Other complexities form-based code could alleviate include floodplain development, underutilized spaces, parking, walkability, lack of transit, viewsheds, density concerns, noise, compatibility of developments.

The Code creates two districts: Downtown Commercial – Core and Downtown Commercial – Mixed Use. See map below.

Downtown Commercial Core

New buildings within the DC-C shall meet character of the downtown area and comply with the City’s Design Standards. Additionally, buildings within the Historic District shall fit the character of the existing historic buildings as determined by King County Historic Preservation. Site design shall add to public realm and enhance this small district as North Bend’s cultural center. New buildings shall be similar in scale to existing structures sharing property lines and not more than 45 feet in height. Balconies and terracing on upper levels shall be used to retain mountain views. 

Ground-floors of buildings shall be occupied by retail, office, service, and other active uses along commercial corridors. Upper floors and back spaces from streetscape should include a wide variety of uses, including office, housing, and lodging.

Downtown Commercial Mixed Use

New buildings shall comply with North Bend’s design standards, using modern architecture that fits the character of recently constructed buildings within the DC Zone. New buildings shall range from smaller, multifamily complexes to mixed-used developments up to 45 feet in height, located at the front of the property line, with active frontages along the ground level.   Building mass steps down to 35 feet when adjacent to single story or historic buildings.  Balconies and terracing on upper levels shall be used to retain mountain views.

Buildings may be occupied with ground floor retail, office, service, and other active uses.  Residential uses on the ground floor should, where permitted off North Bend Way, have frontages ensuring privacy for the units. Units shall be accessed directly from the street, unless determined infeasible due to specific site constraints. Upper floors and back spaces from streetscape should include a wide variety of uses, including office, housing, lodging.

Form Based Code FAQs

What is Form Based Code (FBC) and how is it different from the zoning that existed on my downtown property prior to the FBC’s adoption?

A form-based code is a land development regulation that fosters predictable built results and a high-quality public realm by using physical form, rather than separation of uses, as the organizing principle for the code.  

How does applying FBC affect my property?

If your property is located in the Downtown Commercial (DC) zone, the requirements for development or redevelopment have changed. The primary requirements are located in the regulating plan which can be found HERE. The City's Form-based Code gives clear direction about what is expected for building types and building frontage types for each area within the DC zone. Additionally, building setback and multi-story step backs have changes with the approved code.   

Please Email CED Department for specific questions. All development will still need to comply with the City’s Design Guidelines and other Municipal Code requirements. 

Will the uses allowed on my property change?

There are some changes to the allowable uses. The Downtown Commercial – Core limits ground floor uses to commercial type uses. The regulating plan states, “The DC Zone is open to residential, commercial, office-related, public, and quasi-public, and light industrial uses that can be contained within and cause no public nuisance outside of existing buildings or proposed development. Uses prohibited in all zoning districts as set forth in NBMC 18.10.030, in addition to outdoor storage or outdoor vehicle sales specifically prohibited in the DC Zone, continue to be prohibited. Nuisances as set forth in NBMC Chapter 8.08 are prohibited, including hazardous materials and uses that produce noises above what lawful as set forth in NBMC Chapter 8.26.” 

Please Email CED Department for specific questions. All development will still need to comply with the City’s Design Guidelines and other Municipal Code requirements. 

Does FBC change the way I would process a development permit on my property?

No, Form Base Based Code does not change the process for a development permit. Staff reviews your application for conformance to the form based code.