Minimum aies:: combined living, dining and entry ateas
Larger room sties, dining alcove, entry alcove
Generous room sizes: separate dining room, separate entry foyer
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
Dressing rooms, storage closets, built-in accessories
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
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
□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
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.
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 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.
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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