Development

Understanding Form-Based Code for Monroe

Form-based code (FBC) is a method of regulating land development to achieve a specific urban form. Unlike conventional zoning codes that primarily control land use (e.g., residential, commercial, industrial), form-based codes focus on the physical form of the built environment, the relationships between buildings, and the public realm, such as streets and open spaces.

Key Features of Form-Based Code:

  1. Emphasis on Design and Appearance: Form-based codes prioritize the physical form, design, and appearance of buildings and spaces. They provide specific regulations for building height, setbacks, facades, and placement on a lot to create a cohesive urban fabric.

  2. Public Realm Focus: These codes emphasize the design of public spaces and the relationship between buildings and the street. This approach aims to enhance walkability, create attractive streetscapes, and encourage social interaction.

  3. Prescriptive Standards: Form-based codes are typically more prescriptive than conventional zoning codes. They provide detailed standards and guidelines for the physical form of development, including architectural style, materials, window placement, and street design.

  4. Regulating Plan: A regulating plan is a key component of form-based code. It is a map that designates specific areas where different building forms are allowed. The plan specifies the building envelope (height, width, depth) and placement, ensuring consistency in urban form.

  5. Mixed-Use Development: Form-based codes often encourage or mandate mixed-use development, allowing for a combination of residential, commercial, and other uses in a single area. This approach fosters vibrant, diverse neighborhoods.

  6. Community Involvement: The development of form-based codes typically involves significant community input to ensure that the regulations reflect the vision and desires of the local population.

Benefits of Form-Based Code:

  • Improved Aesthetics: By focusing on the design and form of buildings, form-based codes can create more visually appealing and cohesive urban environments.
  • Enhanced Walkability and Connectivity: Form-based codes promote pedestrian-friendly streetscapes and connected public spaces, which can enhance the quality of life and encourage walking and cycling.
  • Flexibility in Use: While regulating the form, these codes are often more flexible regarding land use, allowing for a mix of uses that can adapt over time to changing needs and market conditions.
  • Predictability in Development: Developers and community members can have greater confidence in the type of development that will occur, leading to more predictable and harmonious growth.

 

Overall, form-based codes aim to create more livable, sustainable, and attractive communities by focusing on the design and physical characteristics of development rather than just its function.

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Cali Smolarsky

Transaction Coordinator
The Eulalia Group

Cali Smolarsky serves as the Transaction Coordinator at The Eulalia Group, helping ensure every detail from the first meeting through closing runs smoothly. She plays a key role in keeping transactions organized, timelines on track, and communication clear for both clients and the team.

Cali enjoys watching Monroe’s continued growth and appreciates the many additions that have helped transform the town into a vibrant community. She values the strong sense of connection the area offers and loves that there’s something here for everyone.

Callen Moore

Communications Director
The Eulalia Group

Callen Moore serves as Communications Director for The Eulalia Group, managing social media and creative storytelling behind the scenes. With more than a decade of experience in communications, she brings a strategic, thoughtful approach to highlighting The Eulalia Group’s projects, people, and impact.

She enjoys sharing the real estate and revitalization efforts happening across Walton County and finding new ways to spotlight the work and people behind The Eulalia Group.

Tammy Wade

Realtor®
The Eulalia Group

Tammy Wade supports client and tenant relationships at The Eulalia Group and serves as a Realtor for buyers and sellers. She helps plan client events, strengthen connections, and guide clients through the real estate process with care and attention.

Known for her strong communication skills and people-first approach, Tammy brings decades of experience working with individuals and families. A lifelong member of the Monroe community, she has watched the town grow into a vibrant place to live, work, and enjoy. She is excited to continue building relationships that support The Eulalia Group’s work.

Jennifer Mata

Bookkeeper
Bolt Construction Group

Jennifer Mata brings more than 30 years of experience to her role as Bookkeeper at The Eulalia Group. She oversees payroll for team members and subcontractors, tracks expenses against project budgets, and handles client billing, ensuring financial operations stay organized, accurate, and aligned with expectations.

A Walton County native, Jennifer enjoys seeing the positive growth and revitalization happening in Monroe and is proud to support the work behind the scenes that makes these projects possible. Her attention to detail and steady approach help keep projects moving forward and ensure our team is supported every step of the way.

Pat Kurek

Builder
Bolt Construction Group

Pat Kurek brings nearly four decades of experience in residential construction and community development to The Eulalia Group. With a background in civil engineering and construction management, Pat has contributed to the design and construction of more than 1,000 homes and multiple large-scale neighborhoods across Georgia and South Carolina.

Throughout his career, Pat has held leadership roles with respected homebuilding and development firms, overseeing everything from custom home construction to large, mixed-use and traditional neighborhood developments. His work includes extensive experience in sustainable and “green” building practices, as well as guiding complex projects from design through completion.

At The Eulalia Group, Pat’s depth of experience, steady leadership, and hands-on approach help ensure projects are built with quality, intention, and long-term value in mind.

Ramsey Ray

Realtor® & Property Manager
The Eulalia Group

Ramsey Ray is a Realtor® and Property Manager with The Eulalia Group, known for her precision, clear communication, and steady guidance throughout the real estate process. She works closely with clients and tenants to ensure each transaction is well-organized, thoughtfully managed, and aligned with their goals.

With a background in training and client support, Ramsey brings strong skills in coordination, advocacy, and process management. Her experience guiding others through complex systems translates seamlessly into real estate, where attention to detail, responsiveness, and proactive problem-solving are essential.

Rooted in the local community, she values the role of creativity, craftsmanship, and historic spaces in shaping meaningful places. This balance of structure and creativity informs her approach to real estate, allowing her to serve clients with both strategic focus and genuine care.

Chad Draper

Founder & Realtor®
The Eulalia Group

Owner
Bolt Construction Group

With more than 30 years of experience in real estate sales, construction, and historic preservation, Chad Draper is a leader in placemaking and community-driven development. His work blends a deep appreciation for architecture with a practical understanding of how thoughtful development can strengthen towns and neighborhoods.

Chad, along with his dad, co-founded JEC Development in 1999 in Downtown Monroe, where he helped redevelop more than 50,000 square feet of historic commercial and residential space. During this period, the company earned state and industry recognition, including a Georgia Department of Community Affairs Award for the redevelopment of the Nunnally and Eulalia buildings and a Golden Hammer Award for Monroe Mercantile. These projects helped lay the groundwork for Monroe’s ongoing revitalization.

In 2012, Chad expanded his work beyond Georgia and relocated to Portland, Oregon, where he founded Place Portland LLC. As owner, he assembled and led a team of sales agents and staff, achieving consistent annual residential sales exceeding $25 million and establishing the firm as a respected presence in the local real estate market.

After additional development work in Athens, Chad returned home to Monroe in 2021 and founded The Eulalia Group, along with launching Bolt Construction. Today, he leads a vertically integrated team focused on development that respects history while supporting modern use. Current and recent projects include Thai Won On, the Ford Building redevelopment containing Red Crawfish and Grizzle Beer and the When Pigs Fly remodel.

Chad continues to lead projects that balance preservation, progress, and community, helping shape the future of Monroe while honoring its past. In his free time he enjoys time with his wife listening to live music, UGA football, travel and their two dogs Bolt and Murphy.

Susan Sykes

Broker & Realtor®
The Eulalia Group

Susan Sykes has been serving buyers, sellers, and investors as a Realtor® since entering real estate in 2012 and also proudly serves as the Broker for The Eulalia Group Real Estate, overseeing both real estate sales and property management with experience, integrity, and hands-on leadership.Known for her strong organizational skills and thoughtful negotiation style, Susan has closed more than 400 transactions and is a long-standing member of the Walton Barrow Board of Realtors Circle of Excellence.

At The Eulalia Group, Susan works across real estate sales, property management, and development, bringing a well-rounded perspective to every project and transaction. Her approach is grounded in clear communication, attention to detail, and a deep commitment to serving her clients well.

Active in both professional and civic organizations, Susan is involved with the Walton County Chamber of Commerce, Walton/Barrow Board of Realtors, Team Up Mentoring and the Monroe Rotary Club. She takes pride in building lasting relationships and helping clients navigate each step of the real estate process with confidence.