Info

Low

Medium

High

Living unit

Living

Minimum aies:: combined living, dining and entry ateas

Larger room sties, dining alcove, entry alcove

Generous room sizes: separate dining room, separate entry foyer

Within

Minimum counter top and storage, S tan (fa rd appliances

Addilionel counter top and storage; snack bai, better appliances, space loi dishwasher

Ample woikspace, counter top, and storage, built-in appliances, wail oven, dishrwashei, eat-in kitchen

Bedrooms

Minimum closets

Walk-in closets

Dressing rooms, storage closets, built-in accessories

Baths

Minimel tain with s lande rd fixtures and an sisones, minimum finishes

Higher-Quality fixtures, finishes, and accessories; extra half bath al entry or master bedroom

Additional balbs and half balhs with custom cahmets and fixtures, stell showers, etc. powder room, luxury finishes

Support faciiities

In span-ment.

Few extras limited to security

Intercom, door signal, beloonies.

unit air conditioners

Doorman ami telephone, large baicon les, cent re 1 air conditioning, service entrance, servants' Quarters

In buil dins

Laundry facilities, minimum lobby

Laundry room, commercial space, community room, centra! storage

Attended parking, convenience shopping, service elevators, doorman, closed-circuit TV security system, valet service, meeting rooms, health club, sheltered swimming lad lilies

Site

□pen parking, drying yatri

Secure open or sheltered parking, on 1 door play and sitting area, swimming pool

Gardens, recreation areas, country club amenities, swimming pool

5. Building types Vacancy rates 7. Public facilities (transportation, schools, shopping, recreation)

Program items to be resolved include Price rongo- What segment of the market is the project to be aimed at?

Amonities Identified in Table 2 as support facilities and closely interrelated with price range.

Scopo How many units?

Distribution. Percentage of each type of unit. Building type or typos.

1 AND 2 STORY ROW OR 20 DU/ACRE

CLUSTER HOUSING ^

4 AND 5 STORY WALK-UP GARDEN 0^35353 °"4° DU/ACRE APARTMENT DEVELOPMENT ~~_70-H0 DU/ACRE

COMBINED hi AND LOW-RISE ESTATEE^fm^

HOUSING WtTH ISOLATED MED-RISE 150-175 DU/ACRE

TYPICAL URBAN DENSITY FOR COM- FZro&rera^ras^vmrcTa

8INED HI- AND LOW RISE DEVELOPMENT ,„2QQ DU/ACRE

TYPICAL HIGH URBAN DENSITY hi-RISE DEVELOPMENT NEW YORK CITY THEORETICAL MAX

Fig. 1 Comparative densities

425 DU/ACRE

Funding

In many cases a market analysis will conclude that conventional private financing is not economically feasible and that some type of public or semipublic assistance is required it a project is to proceed.

There area number of sources of such assistance at both federal and state levels. The FHA (Federal Housing Administration) and PHA (Public Housing Administration) are well* known examples of such agencies. As a rule, an agency which provides assistance also requires conformance to agency standards, arid frequently such an agency will require approval of or participation in program development.

While the client, local authorities, and funding sources will usually institute basic program direction, it nevertheless remains the responsibility of the architect to catalyze these decisions and formulate the finished program.

Density

Figure 1 compares relative densities of various urban and suburban situations, ft is helpful to "have a feel" for the physical reality of density figures as an aid in visualizing possible solutions and to anticipate implications of decisions which are made during program formulation.

ZONING AND CODES General

Zoning and building codes are of basic importance to any project; and of all types of projects, those which involve housing tend to be regulated to a greater degree by zoning ordinances and codes.

Appropriate local and regional authorities should be contacted in order to determine the type and extent of limitations or controls which may be imposed on a project and» further, to gauge the discretionary powers and flexibility of the governing authorities. To an increasing degree, the philosophy of zoning is changing from one of restrictive limits and controls to an approach which attempts to lead and influence community growth. Many communities and regional authorities have guiding master plans which deal with long-range development and evaluation. The conceptual and planning freedom uf the architect is linked with these considerations.

Failure to pursue a thorough investigation of these controls can resull in serious problems later on in project development.

Controls

Zoning is concerned principally with questions of use, bulk, density, and location.

Ustt, bulk, and density are usually controlled

Fig. 2 Zoning map example.

r- residential c- commercial m- manufacturing

Fig. 2 Zoning map example.

Fig. 3 Setback diagrams.

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Homeowners Guide To Landscaping

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