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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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Commercial For

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 where
very 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 space Example of pedestrian
c. Is/are safe. Safe open spaces incorporate Crime Prevention
Through Environmental Design (CPTED) principles:
(1) Natural surveillance which 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 from
inside 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 all buildings
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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1.2 Building Use, Location and Orientation
Intent
Establish active, lively uses along sidewalks and pedestrian
pathways.
Organize buildings and uses in such a way that pedestrian use of the
district is facilitated.
Enhance the visual character and definition of streets within the
district.
Take advantage of special opportunities to create a composition of
buildings and open spaces.

Standards
1.2.1 Project applicants shall successfully demonstrate how the
proposed design configuration of uses meets the Intent of the
standards. Techniques to accomplish this include:
1. To provide for a welcoming and accessible streetscape, primary
building entrances should be oriented toward the public street
or pedestrian and transit facilities.
2. Build to the Sidewalk. Buildings should be located as close as
possible to the public street and right of way. The circulation drive
and parking at the front of the building may be designed with the
look and feel of a street including such things as street trees,
parallel parking, street furniture, windows and sidewalks. (See
figure below).
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Maximum setback from street

1. For development sites narrower than 150 an alternative site
design 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 multiple
building 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 this
facade.
5. b. The ground floor facade between 2 and 8 feet above the
ground 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.






1.2.3
Buildings
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 and
an 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 article
1(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 for
sustainability 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 the
years, 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 private
and 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 sector
standards 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 data
is 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 of
Redmonds 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 number
Average 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 Space Landscaping Buffers.
(1) Purpose. The minimum open space requirement maintains
community character by providing visual relief, open space,
adequate outdoor space for residents of residential
developments, and enhanced public safety by providing
adequate off-street recreation space for children.


References
www.uctc.net
www.belden.com
www.planningportal.gov.uk
.org wikipedia www.