FORM BASED CODES

Guide book

A step by step methodology for adopting

Form Based codes in Indian cities

Ministry of Housing & Urban Affairs

Government of India
 Form Based Codes Guidebook

Table of Contents
Executive Summary..........................................................................................................................................1
Frequently Asked Questions (FAQs) ..............................................................................................................2
List of Acronyms ..............................................................................................................................................3
1. Chapter 1 - INTRODUCTION ........................................................................................................................4
1.1. Background ...........................................................................................................................................4
1.2. Defining Form Based Codes .................................................................................................................4
1.3. Difference between FBC and conventional codes ................................................................................5
1.4. Organizing principles of FBC ................................................................................................................6
1.5. Contextualizing FBC .............................................................................................................................6
2. Chapter 2 - FORM BASED CODES GUIDEBOOK ......................................................................................7
2.1. Need for the FBC Guide book ...............................................................................................................7
2.2. Aim and objectives ................................................................................................................................7
2.3. Who should use this guidebook ............................................................................................................7
2.4. Scope and limitation ..............................................................................................................................7
2.5. Over all methodology ........................................................................... Error! Bookmark not defined.
3. Chapter 3 - REVIEW AND ASSESS .............................................................................................................9
3.1. Identify the current development and growth trend ..............................................................................9
3.2. Review of current policies, plans, programs & institutional setup .........................................................9
3.3. Identify institutional capacities for research and key stakeholders .......................................................9
4. Chapter 4 – DEVELOP A VISION ...............................................................................................................10
4.1. Identify potential stakeholders.............................................................................................................10
4.2. Visioning workshop .............................................................................................................................10
4.3. Develop a conceptual plan ..................................................................................................................10
4.4. Select organizing principles ................................................................................................................10
4.5. Identify projects and scope of work .....................................................................................................10
5. Chapter 5 - PLAN AND DESIGN ................................................................................................................11
5.1. Identify FBC area ................................................................................................................................11
5.2. Determine scale of intervention...........................................................................................................14
5.3. Delineate FBC boundary .....................................................................................................................14
5.4. Collect and complie data ....................................................................................................................14
5.5. Create a concept or regulating plan ....................................................................................................15
5.6. Guiding principles ................................................................................................................................16
5.7. FBC codes...........................................................................................................................................18
6. Chapter 6 - IMPLEMENT .............................................................................................................................25
6.1. Administration .....................................................................................................................................25
6.2. Action plan ..........................................................................................................................................26
6.3. Finance................................................................................................................................................29
7. Chapter 7 - MONITOR & EVALUATE ........................................................................................................ 30
7.1. Establish a review committee ............................................................................................................. 30
7.2. Feedback and evaluation ................................................................................................................... 30
7.3. Revise /retrofit - correcting the errors ................................................................................................. 30
8. Chapter 8 - SCALE UP ............................................................................................................................... 31
Appendix ......................................................................................................................................................... 32
Bibiliography .................................................................................................................................................. 33

ii
 Form Based Codes Guideline

Executive Summary
Defining Form Based Codes contextual planning that is functional and in
accordance with the development goals of the
Form Based Codes (FBC) is a planning and city. The keystone of FBC is community
zoning tool that is used for regulating involvement in not only determining
development using physical form rather than community needs and priorities but also in its
land use segregation as the organizing development and implementation.
principle for the code. It aims at contributing to
better quality of life by fostering a high-quality Fig 1: Methodology/ Process for form
public realm. Based codes

In the Indian context FBC can be adopted and

applied as mandatory code, hybrid code or
parallel code. The scale of application can be
at the city level, area/neighborhood level or
project/ site level.
Establishing methodology for adopting
FBC codes
The document complements other regulation
frameworks in the context of Indian cities and aims
to establish a methodology for planning, design
and implementation of form-based codes for Indian
cities.
The methodology provides a detailed step by step
process of each stage of FBC process and the
components/ tasks involved within the same.

Organizing Principles and codes

The document In Indian context FBC can be
implemented using six organizing
principles.as below. The organizing principles
act as guiding elements to define planning and
implementation of FBC process. These
principles are derived from the research and
best practices of FBC around the world and
are contextualized for application in Indian
cities. Once the city creates a vision for the
chosen FBC area, it can pick and choose
principles to be adopted which can help in
realizing the vision and determine the design
components.
The overall methodology for form-based
codes essentially have seven broad stages of
work including scaling up.
FBC is a bottom-up development approach
which aims to achieve economic, social and
environmental sustainability while ensuring

1
Frequently Asked Questions (FAQs)
To be added

2
 Form Based Codes Guideline

List of Acronyms
FBC - Form Based Codes
FAR - Floor Area Ratio
DCR - Development Control Regulations
CBD - Central Business District
CDP - City Development Plan
CMP – City Master Plan
UDA – Urban Development Authority
PWD – Public Works Department
DPR - Detailed Project Report
ECS - Equivalent Car Space
FSI - Floor Space Index
IRC - Indian Roads Congress
ITDP - Institute for Transportation and Development Policy
IPT - Intermediate Para Transit
NMT - Non-Motorized Transport
TOD – Transit Oriented Development
SAP – Station Area Plans
CMAP – Chicago Metropolitan Agency for Planning
FBCI – Form Based Codes Institute
NHAI - National Highways Authority of India
PCB – Pollution Control Boards

3
1. Chapter 1- Introduction

1.1. Background 1.2. Defining Form Based

The current planning process in our cities Codes
emphasizes rigid land-use, zoning and Form based codes (FBC) is a planning and
development controls that fails to recognize zoning tool that for regulating development
the unique urban fabric, potentials and using physical form rather than land use as
constraints of different areas/neighborhoods organizing principle for the code. It aims at
within the city needing area-specific solutions/ contributing to better quality of life by fostering
interventions. The existing planning process predictable built results and a high-quality
emphasizes on land use zoning and blanket public realm. Form-based codes address the
building development controls whereby relationship between the form and mass of
ignoring local contexts and ground realities. buildings in relation to one another as well as
This is often also the reason why prescriptive to the public realm, and the scale and types of
parameters are flouted and abused by streets and blocks.
development interests looking to maximize the
use of their land and thereby profits Image 1: An illustration of ideal FBC
irrespective of infrastructure, social and development
economic requirements and goals of the city.
As a result, the livability of cities has degraded
with unplanned urbanization, congestion and
environmental degradation.
To address these dynamic conditions of urban
areas, the competent authorities tend to resort
to frequent land use changes and building
regularization schemes to legalize the course
of development. On a regional and national
scale this lack of integration of spatial planning
and economic planning has increased the
skewed hierarchy of settlements where,
benefits of economic planning and
development schemes have not been fully Source: http://www.urbancincy.com/2014/01/cincinnati-
realized. leaders-approve-citys-third-form-based-code/

Therefore, it has become imperative to look at

alternative ordinances, standards and best
practices to adopt an approach that acts at the
local level, involves the community, promotes
predictability in outcome, meets the
development and growth needs of the city and
is transparent in its formulation and
implementation.
In this, Form Based Codes (FBC) have
emerged as a powerful alternative to
conventional zoning and building regulations.
It focuses on comprehensive development
and aims to economic, social and
environmental sustainability while ensuring
community involvement.

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 Form Based Codes Guideline

1.3. Difference between FBC

and conventional codes
Table 1: Difference between Conventional zoning and Form based codes
Current Zoning/Development Control Form Based Codes
Regulations
Conventional codes focus on land use A form-based code focuses on how
segregation. development relates to the context of the
surrounding community.
Top-down approach applied city wide bottom-up approach with specific codes in
response to local context; applied on at
District/Local Area Plan
Based on segregation of uses Based on compatibility of uses
Often encourages excessive land consumption Encourages a mix of land uses, often reducing
and automobile dependency. the need to travel extensively as part of one’s
daily routine
Ends up focusing on what uses are not allowed, Focuses on what the community requires.
rather than encouraging what the community
requires.
Preparation process includes minimal public Community input, public participation,
participation interaction an integral part of the process
‘Planning’ perspective and fragmented ‘Urban design’ perspective, integrated
No or 5 yearly periodic revision Periodic or annual review
Presented in the form of text, numbers and tables; In addition, also illustrates graphically (maps,
lacks ease in comprehensibility. Also making it sketches, etc.) making it clearer, easier to
easier to flout, difficult to monitor and enforce. decipher. Easier to enforce, identify non-
conformity.
Different departments for review and sanction of Special dedicated body to guide applicants,
development proposals. interpret, review, approve and monitor
development proposals
Current Zoning/Development Control Regulations Form Based Codes
Conventional codes focus on land use A form-based code focuses on how
segregation. development relates to the context of the
surrounding community.
Top-down approach applied city wide bottom-up approach with specific codes in
response to local context; applied on at
District/Local Area Plan
Based on segregation of uses Based on compatibility of uses
Often encourages excessive land consumption Encourages a mix of land uses, often reducing
and automobile dependency. the need to travel extensively as part of one’s
daily routine
Ends up focusing on what uses are not allowed, Focuses on what the community requires.
rather than encouraging what the community
requires.
Preparation process includes minimal public Community input, public participation,
participation interaction an integral part of the process
‘Planning’ perspective and fragmented ‘Urban design’ perspective, integrated
No or 5 yearly periodic revision Periodic or annual review
Presented in the form of text, numbers and tables; In addition, also illustrates graphically (maps,
lacks ease in comprehensibility. Also making it sketches, etc.) making it clearer, easier to
easier to flout, difficult to monitor and enforce. decipher. Easier to enforce, identify non-
conformity.

5
1.4. Organizing Principles of iconography of regions into the spatial order of
settings of the FBC area.
FBC
The organizing principles act as guiding 1.5. Contextualizing Planning
elements to define planning and The FBC approach is a relatively new in Indian
implementation of FBC process. These context. The idea was primarily developed in
principles are derived from the research and US as a concept for defining a new language
best practices of FBC around the world and for a harmonious development as well as
contextualized for application in Indian cities. encourage higher densities and walkability.
Once the city creates a vision for the chosen However, it is interesting to know that most of
FBC project, it can pick and choose principles the FBC components like nature of built form,
to be adopted which can help in realizing the street typologies and coordinated social or
vision and determine the design components. economic character have already been
The guiding principles adopted for the incorporated in Indian planning in different
guidebook are as follows ways (both historically and contemporary
planning). The FBC is derived based on the
Coordinated built form local context and conditions. There is no ‘one
The principle addresses the nature and size fits all’ approach to create FBC projects
characteristics of the built form and the and it must be developed based on local
correlation with the surrounding buildings and context, geography and other influencing
activities. factors. The key factors which influence the
FBC process are
Complete streets
Development context
This principle essentially focuses on
developing streets and networks that are The nature of built form and influencing
designed and operated to enable safe, activates in the area which can help delineate
attractive, and comfortable access and travel the FBC area and develop codes accordingly.
for all users and modes. The stakeholder visions
Accessible public spaces This is the key factor which can help define the
The principle focuese on contextually direction of growth for the FBC area. The
designed and located in the form of open stakeholder workshops organized at different
spaces, parks and other civic spaces which stages of the process help shape the
help create livable neighborhoods. development based on the vision in turn create
lesser resistance during the implementation
Effective mobility management process.
The principle focuses on creating strategies to
Scales of FBC
reduce travel demand or to redistribute this
demand in space or in time, through effective The different scales of intervention i.e. street,
methods like use of public transport and area and city level in combination with the
discouraging private transport. vision helps determine the extent of
intervention and the elements of FBC.
Contextual landscapes
The principle focuses focus critical aspects of
landscaping (vegetation and street elements)
on both public areas as well as the private
setback spaces of the properties.
Environmental and cultural inclusivity
The principle addresses the need to preserve
and incorporate unique cultural and societal

6
 Form Based Codes Guideline

2. Chapter 2 - Form
Based Codes Guidebook

2.1. Need for FBC codes

key administrative bodies of the city. But the
Form Based Codes (FBC) has potential to interesting fact (or rather the strength) about
emerge as a powerful alternative to the FBC codes is that, it is a community led
conventional zoning and building regulations. approach and takes into account, the private
It focuses on comprehensive development players and other influencing stakeholders of
and aims to economic, social and the project. Hence it involves a diverse set of
environmental sustainability while ensuring stakeholders in the project
community involvement.
Hence the guidebook will be primarily useful to
Most of the cities who are willing to adopt FBC
for their respective cities lack expertise and the • City implementing agencies
time necessary to develop the codes and
therefore hire consultants to develop the FBCs • City governments
for the respective projects in the city. Hence it • Local representatives
becomes vital for the city to understand the
scope of work for FBC as well as the extent • Other key decision makers of the city
and impact of its application.
However, the private stakeholders like
2.2. Aim and objectives developers, housing associations, institutions
and the local decision makers can also refer
The FBC guide book aims to function as a this guide book to understand the process of
reference document for cities who are willing FBC.
to initiate/adopt the FBC planning codes to
achieve a people friendly and inclusive 2.4. Scope and limitation
development in the city. The guidebook will
The guide book provides a methodology for
assist the consultants, the city as well as the
adopting FBC codes in the context of Indian
other stakeholders involved at various stages
cities. This has been derived through research
of FBC planning and implementation process.
from other cities and learnings from the current
The objectives of the guidebook are as follows Indian regulation mechanisms.
• To educate the city governments on The document cross-references on other case
understand and evaluate the need for FBC studies and multiple guidelines and standards
codes for their cities (street guide lines, zonal regulations) to serves
as a plugin into the current Indian regulations
• To provide a step by step methodology to and avoid ‘reinventing the wheel’.
identify, design and implement FBC codes
Considering the diverse contexts of Indian
• To help gauge the amount of outside cities, the document being developed at a
assistance (consultants) needed, financial national level and the FBC codes being
and administration support required for the contextual and specific in nature, it is very hard
project. to develop the codes which could be
applicable to the entire country.
2.3. Who should use this
Hence the scope of the document is to clearly
guidebook provide a methodology to adopt FBC.
The guidebook aims to act as a reference
document for the cities who are willing to adopt
FBC process and the process will be led by the

7
2.5. Over all methodology
The overall methodology for developing FBC
is as follows
Fig 2: Methodology/ Process for form
Based codes

REVIEW AND ASSESS

DEVELOP A VISION

PLAN AND DESIGN

ADOPTING
GUIDING PRINCIPLES AND CODES

IMPLEMENT

MONITOR AND EVALUATE

SCALE UP

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 Form Based Codes Guideline

3. Chapter 3 – Review 3.3. Identify institutional

capacities for implementation
and Assess and research
The representatives from implementing
This is the first stage of the FBC process
agencies and govt form a critical part of the
where the city primarily needs to evaluate the
FBC committee to manage the planning and
need to adopt the codes as a part of their
implementation of the project. Hence it is
planning process. The is undertaken by
important to identify potential team from form
assessing the internal capacities available
the preliminary stage of research. This can aid
(both in terms of knowledge of the process and
to improved knowledge sharing within team
staff time commitment required) as well as the
resulting in comprehensive FBC process.
need and impact, the project can create for the
chosen area and the city.
The review and assessment parameters are Fig 3: Steps involved in review &
as follows assessment

3.1. Identify the current

Identify current growth trend
development and growth trend
The city needs to primarily analyze the current
state of development in terms of building
typologies and morphologies, concentration of
densities and the growth patterns and the
triggers for the same. It is a usual Review Current Policies
phenomenon that the cities get saturated
within their cores and the investments start
spreading towards peripheries. On the other
hand, the cores start getting rebuilt with new
form of developments. So, what happens to
the identity of the city, is there a development
language it can choose, or would it demand a Identify Institutional capacities
new form of identity? The city hence needs to
asses all the aspects thoroughly before
deciding on next steps.

3.2. Review of current policies,

plans, programs & institutional
setup
Once the city understands the need for FBC, it
needs to validate the same through tangible
components. The city needs to review the
existing planning mechanisms and regulations
in place like the city master plan and extension
plan, development control regulations and
other guidelines. This will help determine the
extent to which FBC codes that could be
adopted to the city. Evaluating the respective
staff and departments can help determine/
identify potential capacities which can aid to
formation of FBC committee.

9
4. Chapter 4 – Develop a 4.3. Develop a conceptual plan
Vision Once the vision is in place, the experts can
discuss with the local community/
Form-based codes are usually designed to Stakeholders to develop strategies to achieve
achieve a specific outcome as desired by the the same and develop conceptual plan. The
community and involved stakeholders conceptual plan acts as a first step towards
especially in terms of their form and function of developing a successful over all regulating
the area in question. This kind of intervention plan and requirements.
requires a definite ‘vision’. The different steps
involved in the visioning process are as 4.4. Select organizing principles
follows:
Based on the information on conceptual plan,
The process can be strengthened by including the stakeholders need to select the organizing
the local groups who can serve as an principles of the FBC which will help them
important resource to validate the proposals. derive the regulating plan which will be binding
The city needs to identify key local groups and for the development of the FBC area.
representatives of the community, institutions,
experts and other key stakeholders who can 4.5. Identify projects and scope
contribute to the determining the tangible and of work
intangible assests the chose FBC area.
Based on the regulating plan created along
4.1. Identify potential with stakeholder inputs, identify priority
stakeholders and decision projects (if possible) and define the scope of
work.
makers
Fig 4: Step by step process – vision to
Identification of stakeholders in the earlier FBC
stages of the project helps validate the ideas
for development of FBC codes, it also helps Identify stakeholders
develop lesser resistance during
implementation process.

4.2. Visioning
workshop/consultation Visioning workshop

The initial discussion should provide a brief

insight about the form-based codes and the
benefits that the stakeholders can gain
through the process. Develop a conecptual plan

The organizing team can also use tools like

maps, sheets, interactive activities,
discussions, etc. to communicate with the
stakeholders. This can help gain inputs which Select organizing principles
can help translate to strategies for the chosen
area.

Based on the received inputs from the

stakeholders the development vision of the Identify projects and scope of work
FBC area can be derived.

10
 Form Based Codes Guideline

5. Chapter 5 – Plan and Peripheries: Under-served areas typically

outside municipal boundaries where unplanned
design growth is occurring
An example of segregation of different areas in
the city using the concept of Transect zones
5.1. Identify FBC areas has been shown below.
Once the city takes a decision to go ahead Transect zones are basically classified by
with FBC process and creates the FBC team, physical intensity of the built form, the
the next stage to identify the FBC areas/ zone relationship between nature and built
for the project. environment and complexity of the uses within
the zone. This not only helps develop an identity
The FBC codes can be identified as a and harmony but also brings continuity to the
combination of two aspects, development current growth pattern (Refer Image and Table
typology and area characteristics. 3)

Table 2: Showing identification matrix format Fig 5: City zoning using Transect
Area Herita Tran Ecologi Functi Other codes
typology ge sit cal on conte
 Area zone zone specif xt
Develop ic speci
ment areas fic
typology area
Central
Business
Districts
(CBD)
Corridors
Wedges
Peripheri Source - smart codes 9.2
es
Fig 6: Different stages of plan and design

a. Development typology Identify FBC areas

This is determined based on the current need
for the project and state of growth and
development influence in the city. These Determine the scale of intervention
geographies could be categorized under 4
sections
Central Business Districts (CBD): The city Determine FBC boundary
areas that are dense and have typical character to
its existence often due to historical importance or
robust trade centers/ economic activity Data collection
agglomeration.
Corridors: Well-connected and diverse in
character, these are areas along mass transit lines Adopt guiding principles
that extend from the center of the city to its
periphery.
Wedges: Low-density/intensity areas between Develop regulating plan
corridors where the neighborhoods are growing,
evolving and stabilizing in terms of use and
character Develop FBC codes

11
Table 3: Transect zone descriptions -
smart codes 9.2
Source: Smart code 9.2

12
 Form Based Codes Guideline

b. Area characteristics/ features

Image 3: Area around MG road metro
This is determined based on significant
station, Bengaluru
characteristics of the area based on nature of
built form, functional activities, economy,
culture, history etc. If the area doesn’t have a
significant feature (particularly in green field
projects) the typology can be determined
based on the significant land use. A set of
constants could be identified and
benchmarked, which could then be adapted
into the FBC guidelines.
A list of area typologies (but is not limited to)
are given below
i. Type 1 - Heritage precinct
Source: Rajeev, WRI India
These are areas of significant heritage
character and generally seen in old cores of Constants - Streets which support both mass
the cities and can be determined in two ways. transit and pedestrian movement, facilities for
IPTs, supporting development (preferably
Case 1 - Area which consists of an important commercial activities)
monument or monuments and the surrounding
development complementing the same. E.g.- iii. Type 3 – Ecological zone
axis street, market, built form etc. These could be areas around important
Case 2 - The entire precinct is of historical ecological areas of the city like city parks,
significance both interms of heritage value as urban forests etc. The development around
well as architectural character. these zones is sensitive and pedestrian
friendly in nature.
Image 2: Indore old city core.
Image 4: Sanjay Van Mehrauli,

,
Constants – Heritage elements, nature of use Source: Wikipedia
in buildings, street types, public chowks etc.
Constants – Low height-built form, cycle and
ii. Type 2 – Transit area pedestrian friendly transport, no truck or heavy
vehicular zones.
These are areas which have mass transits
(public or private) as the main anchor of the iv. Type 4 - Function specific zones
area. This in turn influences the land use and
activities in the area. The surrounding streets These areas are determined by the function/
and built form compliment to the transit mode activities in the area. Here the development
type. and streets are shaped based on the dominant

13
use or activity. E.g. – Industrial towns, of intervention needs to be determined. This
housing, Central business districts, market will guide the design process for the FBC
streets etc. area. The different scales of interventions are
as follows
Case Jamshedpur industrial town – where the
area is designed keeping in mind the cycling • City level
needs of working class.
• Area level
Image 5: Jamshedpur city
• Project/ site level

5.3. Delineate FBC boundary

Once the typology of the FBC zone is
determined, the extent of FBC intervention
must be determined. This is done based on the
following parameters
• The extent of intervention required
determined by community vision (retrofit,
redevelopment or green fiend)

Source: Wikimedia commons • Funding and time available

https://en.m.wikipedia.org/wiki/File:Viewing_Skyline_at
_Jamshedpur_City.jpg • Administrative and technical support
available
v. Type 5 - Other zones
The FBC boundary is demarcated based on
These are the areas which are consist of
significant characterstics (tangible and • Existing property lines
intangible) like socio-cultural setting, • Streets and public space boundaries
economic factors, landmarks and important
activites. These characterisitcs drive the • Important landmarks etc.
nature of development and activities.
Image 6: Concentric planning of Madhurai
city around Meenakshi temple

Source: Google maps

5.2. Determine the scale of

intervention
In order to apply the guidelines and
regulations to the chosen FBC area, the scale

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 Form Based Codes Guideline

Fig 7: Demarcation of a Transit based FBC • Economic influences

boundary
• Other contextual factors

5.5. Creating a concept or

regulating plan
This is a concept plan which is developed to
determine the segregation of built forms and
uses. It provides a frame work for determining
the guide lines for the area.
This involves basic zoning of the area,
depending on land use, building typology,
activities etc. The categorization of land as
different zones aids to adopting the guiding
principles and respective FBC codes
Fig 8: An example of a regulating plan

Fig: Towards a walkable and

sustainable Bengaluru - An
accessibility project for
Indiranagar Metro Station.
Source: WRI India

Note: If streets are used to determine the

boundary, make sure that at least one row of
buildings are included on the outer edge of the
boundary so that there are no buildings with
two sets of regulations on either side of the
road.

5.4. Collect and compile data

The generic components and specific site-
based features must be documented to
establish the bench marks of design and
implementation. These can also help direct the
design process. The components to document
in a given FBC area have been listed below
• Location and connectivity
• Geographical study
• Existing built form conditions
• Future conditions
• Socio-cultural elements

15
5.6. Guiding principles a. Coordinated built form
The organizing principles act as guiding The principle addresses the important
elements to define planning and characteristics of the building and its
implementation of FBC process. These correlation with the surroundings while giving
principles are derived from the research and an identity to the type of building and create a
best practices of FBC around the world and harmonious development in the area.
contextualized for application in Indian cities. These codes typically focus on the types of
Once the city creates a vision for the chosen buildings that maybe allowed in a context. It
FBC project, it can pick and choose principles elaborates aspects like
to be adopted which can help in realizing the
vision and determine the design components. • Building form
Fig 9: Guiding principles and respective • Building placement
FBC codes
• Height and nature of built form
• Building form
• Building placement
• Setbacks
Coordinated • Building frontage & projections
Builtform • FAR & density caps
• Landuse and building use
• Building placement & setbacks
• Block standards

• Street networks and Linkages

• Street typologies/hierarchy
Complete streets • Street elements &
infrastructure
• Livability on streets
b. Complete streets
This principle essentially focuses on creating
• Hierarchy of public spaces
complete streets that are designed and
• Function of public spaces
Accessible • Accessbility to public spaces
operated to enable safe, attractive, and
• Public space elements comfortable access and travel for all users and
Public spaces
• Streets as public spaces modes including pedestrians, bicyclists, IPT,
• Vending motorists and public transport. The principle
focuses on three critical aspects
• On street and offstreet parking • Identifying and developing streets as
Effective Mobility • Access to public transport
Management vibrant urban public spaces
• NMT safety and access
• Defining and developing vending spaces
• Elaborates the way a building should meet
• Vegetation and define the street with detailing of
Contextual • Landscape elements
Landscape parameters like height, frontage type and
build -to-line.

Environmental • Built heritage

and cultural • Natural heritage
inclusivity • Intangible components
• Inclusivity

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 Form Based Codes Guideline

vehicles), or to redistribute this demand in

space or in time. This could be achieved by
• Rationalizing the different transport modes
and their routes
• Promotion of public transport, IPT
(Intermediate Para Transit) and NMT (Non-
motorized Transport)
• Managing off street parking (within the
buildings) and on street parking

c. Accessible public spaces

The public spaces function as lung spaces
which contribute to both environmental as well
as socio-cultural benefits of the city. The
principle promotes assessments to identify the
ecological, cultural and recreational public
spaces of the city that can be enhanced
through conservation, density control, land
use planning and public space design.
Contextually designed and located in the form
of open spaces, parks and other civic spaces;
these spaces help create livable e. Contextual landscapes
neighborhoods. The principle focuses on three
Landscape functions as another critical
critical aspects
component to an ecologically balanced and
• Developing the civic spaces and open people friendly environment in the FBC area.
spaces of the city The FBC codes focus on both public spaces
i.e. streets as well as the private set back
• Identifying and developing streets as public spaces of the properties. It is important to
spaces guide the landscape character and type in the
• Defining and developing vending spaces private property as it affects the street edges.

d. Effective Mobility management f. Environmental and cultural

inclusivity
Mobility demand management is a process of
creating strategies to reduce travel demand The cultural landscapes reflect the elements of
(specifically that of single-occupancy private heritage/environmental/ social cultural
importance of the past and the need to

17
preserve and incorporate them as a part of permitted elements, such as balconies, stoops
FBC areas. Embedded in the principle is the and street walls.
concern for unique cultural and societal
iconography of regions and their importance. Fig 10: FBC coded building and its
Their incorporation into the spatial order of characteristics
urban settings is promoted.
The cultural landscapes are categorized into
two categories
Tangible components - measurable
components of heritage and environment
Intangible component - Non-measurable
socio-cultural components.

Mixed use building on a corner plot

The component of built form for area as

follows
Building form
The building form standards play an important
role in establishing the character of the FBC
area. Functioning as the ‘walls’ of the street,
the building facades are regulated for height to
ensure appropriate proportion in relation to
street width.
Regulate buildings of varying heights and
5.7. FBC Codes proportions to ensure that they are developed
The codes play a key role in determining the based on the desired vision and help achieve
outcome on ground. The codes are derived a rich urban form through harmonious
from respective guiding principles and development.
address the application of standards on Building Placement
ground.
These are standards which regulate the
Note that all the images provided are placement of buildings (particularly the front
indicative of the respective code. The cities edge of the building) in reference to the street
however, are supposed develop code based edge. The placement of these buildings
on the local context. provides a foundation to preserve or establish
the character of the FBC zone. Provide
A list of FBC codes derived from their
regulations for building placement standards
principles are as follows.
which include the build-to line, setback, and
a. Built form codes widths of lots etc.

The building standards are necessary to

create desired built form to address the street
interface to create a healthy and vital public
realm through good Urban Design. The
guidelines help define basic parameters
governing building construction, including the
building envelope and certain required/

18
 Form Based Codes Guideline

The building frontage refers to the nature of

interaction between building facade and the
Fig 11: Building to street relationship and street. This is determined based on the
edge treatement typology of FBC area and building use in
correlation with street type and use. The
building projection are the elements like
chajjas, balconies, bay windows etc that may
extend over the build-to line (the distance
between the property line and the building
facade). Regulate the projections for the
buildings can develop a rich urban form.
Fig 13: Building frontage and opening
guidelines

Fig: Development regulations guiding the building placement

w.r.t street. Source: Indiranagar report, EMBARQ India

Setbacks – Front rear and sides

The setbacks help determine the relationship
of the buildings with the street and the
surrounding buildings. Based on parameters
and international best practices, at least 33%
of the street facing building facade should be
located on the setback line. The intent is to
maximize eyes on the street while taking into Source - Building form standards, Gridley, Allin, & Prickett
consideration the urban location without Neighborhood Form-Based Code (2007), City of
Bloomington, Illinois. Credit: Farr Associates.
compromising on light and ventilation
requirements. The proposed setbacks are The building to street interaction can happen
based on plot width and depth as in the Master both within the property boundary as well as
Plan. The setbacks are derived based on the street space. The table given
parameters such as light, ventilation, demonstrates various street edges vs building
development rights as well as current norms. frontage possibilities.
Fig 12: Building front and side setback FAR (Floor Area Ratio) and Density
regulations
Introduce FAR and density ranges to
maximize the carrying capacity of the area
while ensuring predictable built form using
complementary parameters such as height,
setbacks and building envelope etc. This can
be defined based on the analysis of current
zonal codes and developing new ones under
FBC frame work.
Building height and step back
The FAR and densities help define the urban
mass, but they remain ambiguous in terms of
Source: Centre for infrastructure, Sustainable Transportation determining the desired form for the building.
& Urban Planning (CiSTUP) report on FBC The building height derived based on
parameter such as light, ventilation and
development rights, helps define the building
Building frontages and projections form in a more accurate manner. Mezzanines

19
greater than 2/3 of the floor area footprint shall can use a step back method to achieve the
be counted as full stories. Basements up to a desired visual appeal.
1.2m height above average ground level shall
not be counted as a storey.
Since the Form Based Codes are developed
with a vision of creating a human centric
development, the building heights to be
proposed so as to maintain human scale (upto
4 storeys), and buildings higher than 4-5 floors
Fig 14: Building to street relationship

Fig: Private Frontages. The Private Frontage is the

area between the building Facades and the Lot lines.
Source: Smart code v9.2

20
 Form Based Codes Guideline

Block Standards b. Complete Streets

To address larger project sites (typically larger Street networks and linkages
than two acres) and encourage the creation of
The first step is to understand and establish
walkable neighborhoods, form-based codes may
the linkage of important streets and spines in
include block and subdivision standards to guide relation to surrounding areas and other parts
the division of large development sites into an of the city. The helps avoid a piece meal
interconnected network of new streets that follow approach and establish the smooth vehicular
the code’s public space standards and smaller and mass transit flow and hence create
blocks that meet the code’s standards for enhanced pedestrian provision in the area.
maximum block perimeter and length.
The following guidelines to be considered to
define the intervention at block level Fig 16: Street hierarchy around
Indiranagar metro station
• Size of the block
• Public spaces and other existing
constants of the site
• Main spines roads of the blocks
• Secondary streets and thoroughfares
• Plot sizes
• Build for typologies
Fig 15: Block design and components

Source: Towards a Walkable and Sustainable

bengaluru, An accessibility project for indiranagar metro
station report, EMBARQ India

Street typologies
Street typologies to be determined based on
the width, intensity of use and the nature of
activities.
Street elements
This includes all the surface elements and
amenities to create a livable street. E.g. –
benches, light poles, dustbins, water
Fig: A demonstrative process of defining block and its fountains, landscaping etc.
components Source:
Street infrastructure

21
This includes the surface and sub surface civil d. Effective Mobility Management
works required to create a universally
accessible street. This includes creation of The parking standards are derived from the
footpaths, ramps, crossings etc. conventional zoning regulations and are
established according to the building use and
c. Accessible Public Spaces activities designated for the FBC area. Surface
parking damage the physically quality of the
This essentially includes open spaces or public realm on streets and the unplanned
public areas which exist at different scales parking obstructs the movement of
(city, neighborhood and street scale) and are pedestrians. In response, FBC aims to reduce
accessible to all. This may include parks, this negative impact by locating the parking in
playgrounds, squares, plazas, neighborhood the rear side or in the center by pushing the
parks etc. The streets on the other hand are built form to the edge (which also creates an
also considered as linear public spaces of the active edge).
city.
The parking standards are defined at two
The guidelines to be established to regulate levels i.e. on street and off-street parking and
public spaces and this typically includes the amount and type of parking is determined
• Restoration of existing public spaces. based on the density and use of the built form.

• Identifying locations and function of new The amount of on street and off street to be
public spaces based on the FBC zones. calculated based on the city’s zonal
regulations and adapt the FBC codes based
• Parameters for placement of public on the extent of parking required. The off street
spaces. or the building level parking is defined within
the private property while the on-street parking
• The amount of land area required for
is designated as a part of street design
respective public spaces.
guidelines. In addition to the number of parking
• Elements of the space (furniture, spaces to be allotted, the typical off-street
landscaping, planning). parking standards include, Area for parking,
desired setbacks, size of parking spaces and
• The nature of use the space is intended to adjoining landscape.
facilitate and
The section includes standards on
• The appearance and design of the public
space. i. On street parking
ii. Off street parking
The section includes standards on
iii. Access to public transport
Hierarchy of public spaces
iv. NMT design and infrastructure
Function of public spaces
Accessibility to public spaces
Public space elements
Streets as public spaces
Vending
Refer Fig 17 for public space typology

22
 Form Based Codes Guideline

Fig 17: Public space typology

23
e. Contextual landscapes
The landscaping can be categorized into two.
The landscape plays a very important role in
creating a sustainable and environment
friendly FBC codes for the chosen area. The
key to achieve an effective landscape for the
project is by using native species of vegetation
as a part of the project.
The landscaping for a project can vary all the
way from a single tree to a huge green space
for a city. The strategies and solutions must be
developed based on careful understanding of
these scales.
The landscaping can be categorized into two
components based on the nature of
intervention.
Vegetation
It is recommended to identify the native
species in the given region for planting both
along the streets to shade the foot paths and
also in private properties to control the porosity
of built form

Landscape elements
This consists of all the which complement and
help shape the landscaping in a functional and
aesthetic manner.
Some of the landscape elements include
• Tree guards
• Benches
• Bollards
• Lighting etc.

24
 Form Based Codes Guideline

• Shall constitute a Steering Committee and

6. IMPLEMENTATION a Technical Committee as part of the
Special area development cell.
6.1. Administration FBC area development Cell:
For successful implementation of FBC, a • Shall create Ring –fenced fund for FBC
dynamic intuitional setup is required. This zones, earmarked special areas and
section details out the proposed institutional managing the disbursement.
set up long with roles and responsibilities and
approval timelines. • Shall formulate the Working groups.
• Shall be responsible for conducting
a. Institutional setup
stakeholder and citizen consultations.
Fig 18: Institutional setup for approving
• Shall adopt one window clearance
FBC projects.
including all types of clearances
Development
Authority • No separate environmental clearance or
pollution control board clearance will be
FBC area required and shall be facilitated through an
development cell MoU between the Development Authority
and Concerned Environment Clearance
Authority.

Technical
• Shall create the online portal for uploading
committee all necessary formats, regulations circulars
Steering etc. that can be refereed by the
To approve
Committee
projects that are stakeholders at any given time.
To approve Working
projects covering ≥20000 sq.mtrs
group
an area ≥ 50 ha. and <1,50,000 • Shall accept the submission online based
and or built up area sq.mtrs. of built- on the given formats and shall update the
≥1,50,000 sqm up area or
project details along with the status
covering an area
<50 ha. regularly that can be refereed by the
stakeholders at any given time.
The Steering Committee:
b. Roles, responsibilities and approval • The steering committee meets once every
timelines month for assessing and approving
scheduled projects.
The development Authority shall oversee the
development and implementation of the FBC • Shall be responsible for clarifying or cross
Zone Plans. check any query that arise during the
assessment of projects from the working
The Development Authority shall:
group.
• Establish a FBC area Development Cell for • Shall call the proposal submitting entity
all FBC projects. within 15 working days for any required
• Shall appoint the Head of Department for clarifications. Post this timeline, the
the constituted cell who shall be an submission shall be considered complete
Additional Commissioner Level personnel in all respect.
and Shall appoint a Director for the
• Shall ensure the approval is issued within
Department.
60 working days from the date of
submission of the proposal to the Special
area development cell.

25
The Technical Committee: Technical committee meetings or Steering
Committee meetings.
• Shall be Chaired by the FBC area
Development Cell head • Representation from Public works
departments, Municipal Authority, fire
• It shall have representation from department, State or center Environment
Development Authority, Public works department, pollution control board,
departments, Municipal Authority, fire Transport department, Flood and irrigation
department, State or center Environment department, and Traffic police shall be on
department, pollution control board, invitation basis.
Transport department, NHAI (if applicable),
Flood and irrigation department, and • Working group can outsource preparation
Traffic police. of plans through consultant appointment by
following process as established by the
• Shall meet every week for assessing and development Authority.
approving the scheduled projects.
• Shall be responsible for clarifying or cross 6.2. Action Plan
check any query that arise during the Plan of action - Strategize phases of
assessment of projects from the working implementation
group.
The implementation of Urban design and
• Shall call the proposal submitting entity planning projects includes large funding and
within 15 working days for any required longer timelines. The implementation process
clarifications. Post this timeline, the hence needs to be phased to achieve
submission shall be considered complete outcomes at desired intervals. This also helps
in all respect. manage the funds and the staff time better, in
turn help achieve impacts on ground. Each
• Shall ensure the approval is issued within phase can be given part approval by the
60 working days from the date of concerned Authorities and can also be given
submission of the proposal to the FBC area part completion depending on the nature of the
development cell. project.
The Working Group: Institutional Coordination
• Shall be chaired by the Director of the FBC For successful implementation of FBC,
area development Cell. institutional coordination is critical. The table
below broadly list out the (Reference to the
• Shall be responsible for assisting FBC area
table in the next page)
development cell in conducting
stakeholder consultations. Timeline and approval process
• It shall have representation from Ward This is covered in above sections. However,
Councilors and citizen representatives on details for approval processes based on Public
invitation basis depending on the nature of agency project, private agency project and
the project. PPP project may be detailed out in addition to
what is detailed above.
• If any FBC Zone has two or more than two
ward areas, then the constituted working Prerequsits for FBC proposal
groups shall have representation from submission
Ward councilors and citizen The consultant and the concerned implementation
representatives of all the wards that are team need to abide to a set of requirements to fulfill
part of the FBC Zone.
the approval process of FBC project
• The Ward councilors and citizen
representatives shall be invited only for the
working group meetings and not for

26
 Form Based Codes Guideline
Project stages Tasks Nodal/ Support Authority Execution
Anchor Authority
Authority

Administration • Developing a Special team Urban All the concerned depts Urban
for FBC management and development development
approval process which authority authority
involves representatives
form all the departments
(water supply, urban
development, fire, electricity
etc.)
Review and Mapping Development Municipal Corporation Development
Assess • Map land uses and key Authority and Authority +
developments FBC FBC team
• Identify priority transit committee
demand corridors.
• Identify activity generators
• Map transit alignment and
station locations
Delineation and notification of Special area Development Authority, FBC working
FBC Zones development FBC committee group
• Delineate and notify FBC cell
zone for implementation
• Creation of centralized data
base of FBC Zones
Evaluate Existing conditions Special area • Municipal Corporations FBC working
• Review of Planning development • Ward counsellors group
documents followed by cell • Fire Department
existing conditions baseline • Traffic Department
assessment. • Public works
• Identify activity generators. Department (Road,
• Develop FBC area water Supply, Public
typologies considering Buildings, Sewage and
existing carrying capacities storm water drainage
and existing development and Horticulture)
scenario. • Irrigation Department
Plan and Undertake Analysis of FBC • Disaster Management
Design Zones Department
• Carrying Capacity Analysis • Environmental
and potential for Department
upgradation.
• Undertake audit for way
findings, usable public
spaces.
• Urban form analysis
(permissible, existing and
proposed).
• Conduct SWOT (Strength,
Weakness, Opportunity and
threat) Analysis matrix to
determine development
context.
• Identify goals, targets and
development opportunities.
Develop regulating Plans for Development • Municipal Corporations Special area
FBC Zones Authority and • Ward counsellors development
• Developing vision for the FBC • Fire Department cell
FBC zone through public committee • Traffic Department
consultation. • Public works
• Adopting guiding principles Department (Road,
• Developing regulating plan water Supply, Public
Buildings, Sewage and

27
 • Undertaking Public storm water drainage
consultation and and Horticulture)
incorporating the inputs in • Irrigation Department
regulating plan • Disaster Management
• Finalizing regulation Plan Department
• Identify a Environmental
pilot/demonstration project Department
• Identify a phasing and
implementation strategy
including catalyst projects

Implement • Formulate a phasing Special area Development Authority, Developer

strategy for implementing development FBC committee entity
the regulating plan cell
• Define clear roles and FBC working group
responsibilities of each
involved stakeholder
• Establish statutory
relevance
• Develop a community
engagement strategy and
outreach.
Funding/ • Creating ring-fenced fund Special area • Finance Department of Special area
Financing for FBC area development Development development
• Central government shall cell Authority. cell
allocate fund to create initial • Municipal Authority
corpus for FBC zones
• Managing of funds and
Distribution of funds to all
stakeholders.
• Fund allocation for FBC
areas
• Revenue generation / Value Special area Finance Dept. of Municipal
Capture/ collection based development Development Authority Corporation
on spatial property map of cell
all properties in FBC zones
through applicable value
capture mechanisms.
• The generated revenue
shall be used for
development/ expansion/
upgradation of horizontal
infrastructure in FBC Zones
that includes, roads, water
supply networks, sewerage
networks, storm water
drainage network, Solid
waste management, Public
spaces, water bodies etc.
within the FBC Zones.
• There shall be sharing of
revenue between
authorities based on
development and service
augmentation needed for
the horizontal infrastructure.
• Identifying other potential Special area Finance Dept. of Municipal
funding mechanisms development Development Authority Corporation
through PPP models, Land cell
value capture mechanism
etc

28
 Form Based Codes Guideline

6.3. Financing FBC channeling and governance structures are in

sync.
a. FBC financing frame work
The successful implementation of FBC
requires significant public and private sector
investments. With growing interest in India for
adopting FBC to solve issues in existing and
newly emerging urban areas, it is important to
understand that its implementation requires
bottom up approach for envisioning the
desired development outcome. It will also
require cross-disciplinary integration and
partnering at various tiers of the Government,
its departments along with involved
community.
The project proponents must identify all the
components that require financing, the best
model that could finance them, the role of all
stakeholders in the financing process and
most importantly, the possible changes to the
finance model if the project deviates from what
was originally planned. The financials of the
project must be scrutinized for being realistic
and whether the project is feasible. A
“business model framework” to support
building capacity around the key elements of
FBC investments and facilitating dialogue
between key strategic actors on the options
available, current gaps, and potential
strategies for developing bankable business
models for FBC investments need to be
explored.
b. Potential funding and financing tools
(Private and public)
Between the local, state and Central
governments, transit agencies, business
community, philanthropy leaders, community
and community-based organizations,
developers and financial institutions that
provide resources and support to the FBC
process, the amount of capital available for
development is huge but it needs to be
properly channelized. Hence, finance
mechanisms such as land value capture
should be explored and incorporated during
the planning process so that it can be
successfully used to facilitate FBC
implementation in the country. Further the
roles and responsibilities of the stakeholders
should be structured so that the fund

29
7. Chapter 8 - MONITOR
AND EVALUATE
As per business as usual, post implementation
management is neglected. But it is an
essential step to keep the violations at bay and
ensure better management.

7.1. Establish a review

committee
The FBC committee established during the
project inception can continue to function as a
review committee. This is useful since the
team is equipped with the technical knowledge
of the project and has been through the entire
process from planning till implementation. This
can also help to benchmark the project
indicators and constants to track the change.

7.2. Feedback and evaluation

This is done through evaluation process by
reviewing pre and post implementation of the
project. This is done through bench marking of
the indicators and measuring them at every
stage. This also helps measure the KPI (Key
Performance indicators) which can lead to
sustainable development of the area.
This also helps to take next steps for the
project growth and development.

7.3. Evolve the implementation

strategies
Once the city evaluates the feedback for the
project through data collected, the
development authority and the corporation can
take a decision on revisions to be carried out
for future projects.

30
 Form Based Codes Guideline

8. SCALING OF FBC
The implementation of any FBC project (of any
urban project) is not the end but a precedent
for the future projects. Each FBC project
designed and implemented in the city is much
more beyond a physical entity, it triggers the
potential and sets a path for growth of the city
and help define a pattern of growth for the city.
Hence documenting the learnings of the
project helps to evolve the strategies of
development especially for the future projects.
Each city during and post implementation of
the FBC projects, can establish a methodology
for the entire process. This will act as a
reference to other projects in future.
As much as it is important to document a
methodology of the implemented projects for
future reference, it is important to understand
that varying context and geography of the
place shapes the true potential of the projects.
Hence the methodology developed can be
shaped based on two components
• Generic principles – Looks at principles
which could be adopted to most of the
scenarios
• Specific principles – These are shaped
based on the context and can vary due to
the shift.

31
Appendix
To be added

32
 Form Based Codes Guideline

Bibliography
To be added

33
34