Location and space requirements.docx

8/11/2019 Location and space requirements.docx

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University of Sulaymaniyah

College of engineering

Architecture department

2012 - 2013

Location & space requirement

for Commercial Housing , Residential &

Industrial Buildings

Prepared by: checked by:

Ismail omer Shazad Jamal

2012-2013


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CommercialFor

To provide a variety of accessible and inviting areas that attract

opportunities for outdoor dining, socializing, and relaxing in

commercial areas to enrich the pedestrian environment.

Standards

1.1.1 All developments shall incorporate publicly accessible open

space on-site. This could include a single public open space or, for

larger developments, a variety of pedestrian-

oriented space(s) as described in 1.1.2.

Specifically,

applicants must successfully demonstrate

how the proposed publicly accessible

open space meets all of the following

criteria:

a. Is/are centralized and accessible. All

applicable open spaces shall be

physically and visually accessible from the adjacent street or major

internal pedestrian route. Open spaces shall be in centralized

locations that nearby business, and/or customers can use rather

than simply left-over or undevelopable space in locations wherevery little pedestrian traffic is anticipated. Locations integrated

with transit stops, for instance, would be encouraged, as there is

likely to be pedestrian traffic in the area. At least 50 percent of the

open space shall be at street level.

b. Is/are inviting. Inviting open spaces feature amenities and

activities that encourage pedestrians to use and explore the space.

Elements and amenities could include a fountain, sculpture,


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childrens play area, special landscaping element, benches and

other seating areas, and pedestrian-scaled lighting.

oriented spaceExample of pedestrian

c. Is/are safe. Safe open spaces incorporate Crime Prevention

Through Environmental Design (CPTED) principles:(1) Natural surveillancewhich occurs when parks or plazas are

open to view by the public and neighbors. For example, a plaza that

features residential units with

windows looking down on space means that the space has good

eyes on the park or plaza.

(2) Lighting that reflects the intended hours of operation.(3) Landscaping and fencing. Avoid configurations that create

dangerous hiding spaces and minimize views

.


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Guidelines for creating

safe open spaces.

(4) Entrances should be prominent, well lit, and highly visible frominside and outside of the space.

(5) Maintenance. Open spaces shall utilize durable materials that

will last and require minimal maintenance costs. Walls, where

necessary, shall be designed and treated to deter graffiti as

indicated in section 2.4, Blank Wall Treatment. Use and maintain

landscape materials that reduce maintenance cost and maintain

visibility, where desired


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1.1.2 Standards and descriptions of pedestrian-oriented

spaces: These are predominately hard-surfaced, plaza or

courtyard type spaces that are encouraged with commercial

buildings. To qualify as a pedestrian-oriented space, an area

shall have:

Pedestrian access to the abutting structures from the street,

private drive, or a nonvehicular courtyard.Paved walking surfaces of either concrete or approved unit paving.

Other materials maybe be proposed as long as they meet the

Americans with Disabilities Act.

Pedestrian-scaled lighting (no more than 15 feet in height) at a level

averaging at least 2 foot candles throughout the space is required

unless other site lighting meets the minimal lighting level

requirement. Lighting may be on-site or building-mounted lighting.At least 2 linear feet of seating area (bench, ledge, etc.) or one

individual seat per 60 square feet of plaza area or open space (up to

50% of seats may be moveable).

Be sited in areas with significant pedestrian traffic to provide

interest and security, such as adjacent to a building entry.

Integrated Landscaping features that add interest to the space.


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The following features are encouraged in pedestrian-oriented

spaces:

Pedestrian amenities, such as a water feature, drinking fountain,

tables, and/or distinctive paving or artwork.

Pedestrian-oriented building facades on some or allbuildings

facing the space.

Consideration of the sun angle at noon and the wind pattern in the

design of the open space.

Transitional zones along building edges to allow for outdoor eating

areas and a planted buffer.


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Maximum setback f rom street

1.For development sites narrower than 150 an alternative sitedesign maybe proposed. Should building placement be greater

than 85 from the right of way, a pedestrian oriented

monumentation must be placed adjacent to the sidewalk.

2.In single building developments not located at the street, the

building will have an 85 maximum setback. For multiplebuilding developments, at least half of the buildings must meet

the 85 maximum setback requirement.

3. 1.2.2 To meet the definition of a pedestrian-oriented facade,a facade must include the following elements:

4.a. The primary pedestrian entrance shall be located on thisfacade.

5.b. The ground floor facade between 2 and 8 feet above theground shall contain a minimum of 75 percent transparent

window area.

6.c. Weather protection at least 4-1/2 feet in depth and at

least 8 feet above the ground along a minimum of 75 percent of

the facade.


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.Pedestrian-oriented

facades

example.

1.2.3Buildings

within 5 feet of a public street shall feature a pedestrian-oriented

facade (as defined in Standard 1.2.2). Exceptions:

a. For buildings fronting on two public streets, the minimum

percentages of weather protection and window transparency

shall be reduced from 75% to 50% on the buildings secondary

facade (as determined by the responsible official).

b. Porches and covered entry features may project up to the front

property line adjacent to a public street, unless otherwise

noted.

c. Primary pedestrian entrance is not required along this facade.


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Commercial buildings shall be located and oriented towards

the street. Parking lots may not be located between the street

and the building except as allowed in section 1.2.1 and listed

below:

a. For sites that front on more than one public street, the

development shall orient to both streets.

b. Development shall incorporate design features that maintain

visual continuity along the streets.

c. Where unique topographical or environmental conditions make

conformance difficult or undesirable, the responsible official shall

allow alternative commercial building placement and/or


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orientation, provided the overall development meets the Intent of

the standards

For industrial building

industrial building means a building used for the carrying out of

an industrial process and includes a building used for the carrying

out of such a process on land used as a dock, harbour or quay for

the purposes of an industrial undertaking and land used for

research and development of products or processes, but does not

include a building on land in or adjacent to and occupied together

with a mine;

a) the height of any part of the new building erected would exceed-if within ten metres of a boundary of the curtilage of the

premises, five metres;

in all other cases, the height of the highest building within the

curtilage of the premises or 15 metres, whichever is lower;

(b) the height of the building as extended or altered would exceed-

if within ten metres of a boundary of the curtilage of the

premises, five metres;

in all other

(c) any part of the development would be within five metres of any

boundary of the curtilage of the premises;

If the height limits set out under (a) or (b) above are exceeded, or if

any part of the development is within 5 metres of any boundary of

the curtilage of the premises, then development is not permitted andan application for planning permission will be required.


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The curtilage of premises will normally comprise the area of land

surrounding the premises. It will, however, vary according to

individual circumstances and in some cases, may not comprise all of

the area of land in which the premises sit. Professional advice may

therefore need to be sought on what defines the curtilage in a

particular case.

When measuring the height of the highest building within the

curtilage, that height should be calculated as the height of the ridge

line of the main roof (even if there are roofs with ridge lines at a

lower or higher level) or the height of the main roof where roofs on

a building are flat or mono-pitched.

Any protrusions or other development (such as chimneys, flues,

plant and machinery and antennae) above the roof should not be

taken into account when considering the height of the highest

building within the curtilage. However, when calculating the height

of any building being erected, extended or altered, the measurement

should be to the highest part of the new building, extension, or

alteration and should include any protrusions above the roof.(d) the gross floor space of any new building erected would exceed

100 square metres;

(e) the gross floor space of the original building would be exceeded

by more than-

(i) 10% in respect of development on any article 1(5) land or

25% in any other case; or

(ii) 500 square metres in respect of development on any article1(5) land or 1,000 square metres in any other case;

whichever is the lesser;


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for housing

There has been growing concern that the internal space of new

dwellings may be getting smaller. There is evidence that less family

size housing is being provided. There is however concern that

internal space within both family and non-family homes may also

be reducing. This has implications for both accessibility and forsustainability and for quality of life including health. In addition

there is a relationship between size of units

and affordability

Trends in Space Standards

Over the last 90 years, a number of attempts have been made to

define minimum space standards in public sector provision. The

approach has become progressively more sophisticated over theyears, progressing through number of rooms, minimum floor

space for rooms and the dwelling as a whole, to functional/activity

based requirements. The Parker Morris Report (1961) is still the

most commonly cited benchmark for space

standards amongst practitioners, in England and elsewhere in the

UK, although it is a benchmark that neither the public nor private

sectors seek to achieve. The amount of space provided in privateand public sector housing has ebbed and

flowed. Space standards have been set as part of the various

publicly-funded housing programmes instituted over the decades,

not as general requirements applicable to all

sectors through the Buildings Regulations or planning system. As

new space standards are introduced or updated, public sector

standards improve for a while but then tail off. Private sectorstandards are influenced by these changes and show a similar


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pattern of ebb and flow, although less pronounced. In the absence

of controls, developers (both public and private sector) will tend to

reduce the size of dwellings being developed whilst trying to

minimise any reduction in

value. Studies indicate a pattern of increased cramming of rooms

(such as additional bathrooms) into dwellings leading to smaller

habitable rooms and significant reductions in storage space.

We note that data is not collected on dwelling or room sizes as part

of the process of obtaining planning permissions or Building

Control approval, and there is therefore very

limited data available on these dwelling characteristics apart from

specificallycommissioned research. We recommend that such datais collected to allow future

studies or reviews to be built on a more extensive database.

Requirements for Residential Zones.

Chart of Site Requirements.

(1) Purpose. The Site Requirements Chart establishes basic

dimensional standards for residential development. The

standards and rules are established to maintain a consistent and

compatible land use pattern throughout Redmond and to

provide flexibility in project design, maintain privacy between

adjacent uses, and prevent public nuisances.


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(2) Explanation of Chart. The Site Requirements Chart is

arranged in a matrix format. Site requirement categories are

listed down the left side of the chart, and residential zones are

identified across the top of the chart. The matrix cells contain

the minimum or maximum dimensional requirements for each

zone.

Allowed Density.

(1) Purpose. The allowed density requirement helps to

maintain a consistent and compatible land use pattern in

Redmonds residential neighborhoods. Other purposes of this

requirement are to serve the planned housing needs ofRedmonds residential population, and prevent public nuisances

that result from a lack of adequate open space and the over

utilization of public facilities.

(2) Requirements. The allowed density, as shown for each

residential zone in the Site Requirements Chart represents the

maximum number of dwelling units that may occupy an acre of

land, exclusive of bonuses.

(3) Calculations. When calculating allowed density for any

given site in the City, the gross area of the site is multiplied by

the allowed density per acre that applies to the zone where the

site is located. The result is the maximum number of units that

may occupy that site. For the purposes of this calculation,

fractional values shall be rounded to the nearest whole numberAverage Lot Size.

(1) Purpose. The average lot size requirement allows for the

development of consistent and compatible land use patterns

throughout Redmonds residential neighborhoods. This

requirement also minimizes public nuisances that may result

from a lack of adequate open space and the over utilization of

public facilities.


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Minimum Lot Width Circle.

(1) Purpose. The minimum lot width circle ensures that each

lot is wide enough to maintain a consistent and compatible land

use pattern in residential neighborhoods. Although not intended

to define the final buildable area where a residential structure

must be sited, the minimum lot width circle is intended to

ensure that a minimum buildable area is included in each lot

created. This requirement also provides for the adequate

separation of residences, thereby helping to reduce the threat of

public nuisances that may result when a lot is too narrow.

Minimum Lot Frontage.

(1) Purpose. The

minimum lot frontage is designed

to prevent congestion by allowing

for on-site parking and to reduce

public nuisances that result


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from an inability of emergency vehicles to access a building

either because vehicles block the access to a residence or

because the lot is not wide enough to allow emergency vehicles

to enter from the street.

Building Setbacks.

(1) Purpose. Front, rear, side/interior, and side street setbacks

help maintain a consistent and compatible land use pattern for

Redmonds residential neighborhoods. Setback requirements

also provide for adequate light and air to all properties,

minimize incompatibilities such as excessive light and noise, and

prevent public nuisances such as the potential for fire damage

from buildings constructed too close to each other.

(2) Requirements.

(a) Lot Orientation. For the purpose of applying setback

regulations, the following shall be applied: the front shall be

toward the street or access corridor from which the lot is

addressed; the rear is opposite to the front or as nearly so as

the lot shape permits; and the sides are 90 degrees to the

front or as nearly so as the lot shape permits.


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Minimum Open SpaceLandscapingBuffers.

(1) Purpose. The minimum open space requirement maintains

community character by providing visual relief, open space,

adequate outdoor space for residents of residentialdevelopments, and enhanced public safety by providing

adequate off-street recreation space for children.

References

www.uctc.net

www.belden.com

www.planningportal.gov.uk

.orgwikipediawww.
http://www.uctc.net/http://www.belden.com/http://www.belden.com/http://www.belden.com/http://www.uctc.net/http://www.uctc.net/

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Location and space requirements.docx