Sample Codes

FBCI gathers good examples of form-based codes from communities across the U.S. You will find these sample codes very helpful in your own research and writing of codes.

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Hercules , CA Regulating Code for the Central Hercules Plan

Dover, Kohl & Partners

Leander , TX Leander TOD Code

**Driehaus Award Winner**

Leander's code shows the initiative of a municipality preparing for the development expected to result from planned transportation improvements. The city's current population of 17,000 is anticipated to exceed 200,000, as Leander is linked to Austin by tollway and regional commuter rail. This mandatory code is an effective customization of the SmartCode template, addressing complicated issues of Texas planning law, as well as architectural standards intended to characterize the growing community. The 2007 Driehaus Award jury found the code language precise and admired the graphic design of the document, making it easy to use.

Leander TOD transect zone map

Lee County , FL Compact Communities Code

**Driehaus Award Winner**

The code is a unique and ground-breaking type of regional form-based code that offers administrative approval of new villages at specified sites, while also functioning as a zoning overlay that can be applied to infill sites at the initiative of individual landowners. It includes an explicit TDR (Transferable Development Right) mechanism, to concentrate development and protect agricultural land – in contrast to the large-lot single family zoning in adjacent areas. The code plants “seeds” to help redeem and restructure the extreme sprawl to the immediate north which characterizes current development in the eastern part of Lee County. The major place-making determinants of lot, block, building and street standards are provided for administrative approval, while developers may also create new plans and request certification following the conceptual plan requirements. The code illustrates a range of possible outcomes following from its regulations.

Lee Co (FL) Land Development Code - Chapt 32 - Compact Communities

Livermore , CA City of Livermore Development Code

**Driehaus Award Winner**

The City of Livermore Development Code provides a valuable model for a medium-sized town with existing walkable and sprawl neighborhoods. The code is focused on providing a complete form-based regulation for higher density residential areas that are, or have the potential to be, walkable and will provide a successful model for other areas within the city. The document is organized to incorporate a form-based code into a larger development code overhaul, such that the sprawl areas of the city remain under standard zoning while the form-based code for walkable areas of the city is intended to expand to all walkable areas — as the city is ready.

Miami , FL Miami 21

**Driehaus Award Winner**

The City of Miami’s Form-Based Code is a national groundbreaking model because city officials completely replaced the existing zoning code. The code sets up walkable urbanism as the citywide default pattern for development and redevelopment. Miami 21 is the most sophisticated application of the SmartCode to date. The entire document is very well thought out and written. The table of contents and structure are very clear. Restricted, limited and open categories affect density and use for each zone; there are essentially 18 carefully calibrated zones for the entire city. If an applicant complies with the regulations, the project is approved without layers of time-consuming and unpredictable discretionary reviews. Miami 21 has all the provisions that would be found in a typical zoning ordinance but goes further, addressing such important aspects as sustainability, view corridors, and solar access. Preservation of historic districts is included. A public benefits program gives developers additional density for affordable housing, meeting green building standards, or contributing to an open space trust fund.

Miami 21 Atlas       Miami 21 contents

North St. Lucie County , FL Towns, Villages and Countryside   - Adoption date: May 30 2006

**Driehaus Award Winner**

Growth pressure on a 28-square-mile agricultural area near Fort Pierce resulted in the county's "Towns, Villages and Countryside" plan in 2004. The plan calls for existing development rights to be concentrated in new villages surrounded by conserved farmland. A unique form-based code was later adopted to implement this plan; unlike most such codes, it was adopted prior to the design of individual villages. The code provides explicit standards, including minimum percentages of the land that will remain as "countryside" and assignment of developable land into transect zones. Developers must create a regulating plan for each proposed village, identifying specific transect zones while assigning street types and lot types according to prototypes in the code. The county commission approves each regulating plan through a PUD-like rezoning process. The TVC plan and code provide an excellent example of a regional FBC.

Towns, Villages, Countryside Land Development Regulations

Peoria , IL Heart of Peoria Form Districts   - Adoption date: Aug 1 2010

**Driehaus Award Winner**

The City of Peoria, Illinois, Form-Based Code is a national model for creating the form-based portions of a code - targeted to specific areas that offer great opportunities for revitalization - as part of a larger code update effort. This is a helpful model for those with a misconception that a form-based code can only be undertaken citywide. The visioning process for the areas addressed by this code established a clear basis for the regulations to implement those targeted visions. The street-space organization of the code handles corner buildings particularly well.

Peoria Land Development Code       Land Dev Code Article 6 - Form Districts 

Petaluma , CA Central Petaluma SmartCode

Fisher & Hall Urban Design, Crawford Multari & Clark Associates, Nelson/Nygaard Consulting Associates, Sargent Town Planning, and

Petaluma SmartCode contents       applicability       Urban Standards       table       Thoroughfare Standards       map       

Pleasant Hill , CA BART Station Property Code

Lennertz Coyle and Associates and Geoffrey Ferrell Associates

Main Code Document
Regulating Plan
Architectural Standards

Santa Ana , CA Transit Zoning Code

**Driehaus Award Winner**

The City of Santa Ana's new code should provide a national model for the way it focuses on the subtleties of building placement, massing, and building and frontage types for an existing 457-acre community. The code illustrates many best practice examples for the “missing middle” of the transect, providing a set of tools for the community to use as it evolves. The visual presentation of the code, especially the architectural standards and building types, is an impressive model worthy of emulation. The code document is well-organized, clear and easy to use.

Santa Ana Transit Zoning Code (14 MB)