A quiet revolution is underway in the way American cities and towns shape their built environments. Recent research reveals that the principles of New Urbanism—once considered niche or even radical—are now being widely adopted through zoning reforms across the United States. This shift, centered on the use of form-based codes (FBCs), is fundamentally changing the look, feel, and function of communities nationwide, with profound implications for walkability, housing diversity, and urban vitality.

The New Study: Mapping the Spread of Form-Based Codes

At the heart of this transformation is a groundbreaking study published in April 2025 by Emily Talen of the University of Chicago and Arianna Salazar-Miranda of Yale University. Using artificial intelligence to analyze over 2,000 zoning codes from across the U.S., the researchers found that a staggering 89 percent of codes now include some form-coding elements, with 72 percent showing moderate adoption and 33 percent exhibiting strong adoption of these principles1.

Form-based codes, a hallmark of New Urbanist planning, focus on the physical form of the built environment—such as street setbacks, building heights, and lot sizes—rather than simply regulating land use. This approach aims to create walkable, mixed-use neighborhoods, in contrast to the conventional zoning model that separates residential, commercial, and industrial uses and often leads to car-dependent sprawl.

From Fringe to Mainstream: How New Urbanist Ideas Took Hold

Having originated in projects such as Seaside, Florida (seasidefl.com) and Rosemary Beach, Florida, at the turn of the 21st century, form-based codes were rare, and most cities relied on traditional zoning that enforced strict separation of uses and uniform housing types. The new study shows a dramatic shift: FBC principles are now embedded in the majority of municipal codes, often without explicitly being labeled as such. This incremental, sometimes subtle, integration has been facilitated by advances in technology—such as natural language processing—and by a growing recognition among planners and policymakers of the benefits of walkable, human-scaled neighborhoods1.

Emily Talen, who has tracked the adoption of these codes for 25 years, notes that the progress is “really significant—what an achievement!” The AI-powered analysis confirmed that FBC elements are being adopted regardless of a community’s wealth or demographics, and are especially prevalent in regions with a tradition of “traditional neighborhood developments,” such as the American South1.

Tangible Impacts: Walkability, Housing, and Economic Vitality

The study’s findings are more than just academic. Municipalities with form-based codes have seen measurable improvements in several key areas:

• Walkability: FBCs are associated with narrower, more consistent street setbacks and higher floor-to-area ratios, which contribute to a more pedestrian-friendly public realm.
• Housing Diversity: There is a higher share of multifamily housing and more opportunities for mixed-use development, allowing for a broader range of housing options and reducing reliance on single-family zoning.
• Shorter Commutes: By promoting mixed-use neighborhoods and denser development patterns, FBCs help reduce commute times and car dependency.
• Economic Development: Areas with form-based codes have experienced greater increases in construction activity, especially in multifamily housing, and have generated more tax revenue compared to areas with conventional zoning.

Incremental and Uneven, But Momentum Is Building

Despite the widespread adoption, propagated in part by the Congress for New Urbanism (CNU.org), the study notes that many municipalities apply form-based codes only to specific areas—often those targeted for higher-density growth—rather than citywide. The reforms are typically incremental, reflecting political realities and the complexity of overhauling decades-old zoning systems.

Nonetheless, the momentum is undeniable. The relaxation of single-family-only zoning, reduction of parking minimums, and encouragement of accessory dwelling units are all part of a broader trend toward more flexible, inclusive, and sustainable land use policies.

Challenges and the Road Ahead

Critics of form-based codes argue that they can be overly prescriptive, potentially stifling architectural creativity or imposing a uniform aesthetic. Others worry about the pace of change or the risk of displacement as neighborhoods become more desirable and property values rise. However, proponents counter that these reforms are essential for addressing housing shortages, promoting equity, and creating places where people want to live, work, and gather.

The widespread adoption of New Urbanist zoning reform marks a pivotal moment in American urban planning. As form-based codes become the new norm, cities and towns are better equipped to foster walkable, vibrant, and resilient communities. While challenges remain, the evidence suggests that thoughtful zoning reform—grounded in the principles of New Urbanism—offers a powerful tool for shaping a more sustainable and inclusive urban future.