AMBO UNIVERSITY

HHC CAMPUS

ARCHITECTURE AND
URBAN PLANNING

LITRATURE ON MIXED USE

APPARTMENT

SUBMITTED TO:
MIS. BEZA T.
MR. ESKINDR.
PAULOS KASU Submission date: 31/3/2023
TUS/16239/12

mixed use apartment literature review

ARCHITECTURAL DESIGN 3
Content table page no
INTRODUCTION 2
MIXED USE DEVELOPMENT 3
SHOPS AND RETAIL 5
OFFICES 12
RESIDENCE 24
RESTAURANT 28
LOCATION OF COMMERCIAL AND 32
RESIDENTIAL USES
BUILDING HEIGHT AND FORM 33
BUILDING RELATIONSHIP TO THE 35
STREET
BUILDING DESIGN 38
REFERENCE 71

INTRODUCTION

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 A mixed-use development is a real estate project with planned integration of some
combination of retail, office, residential, hotel, recreation or other functions. It is pedestrian-
oriented and contains elements of a live-work-play environment. It maximizes space usage, has
amenities and architectural expression and tends to mitigate traffic and sprawl.

A mixed-use development is not a standardized product form. It can differ in location

because it can be built in an urban setting or a suburban setting. The density levels are generally
higher in an urban setting but not necessarily. It can differ in relation to its surroundings. It can be a
higher density infill project in an established urban setting or it can be a development in the growth
corridor in a suburban setting. It can also differ in configuration.

Mixed use guide lance often result in residential buildings with street. retailers have the
assurance that they will always have customers living right above and around them while residents
have the benefit of being able to walk at short distances to buy grocery and house hold items or
see a movie.

MIXED USE DEVELOPMENT

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MIXED USE DEVELPMENT IS A TYPE OF URBAN DEVELOPMENT THAT BLENDS RESIDENTIAL, COMMERCIAL,
CULTURAL, INSTITUTIONAL OR INDUSTRIAL USES WHERE THOSE FUNCTIONS ARE PHYSICALLY AND
FUNCTIONALLY INTEGRATEDAND AND THAT PROVIDE PEDESTRIAN CONNECTIONS. MIXED USE DEVELOPMENT
CAN TAKE THE FORM OF A SINGLE BUILDING, A CITY BLOCK OR ENTIRE NEIGHBORHOODS. THE TERM THEY ALSO
USE MORE SPECIFICALY TO REFER TO A MIXED USE REALESTATE DEVELOPMENT PROJECT; A BUILDING, COMPLEX
BUILDINGS, A DISTIRCT OF A TOWN OR CITY THAT IS DEVELOPED FOR MIXED USE BY A PRIVATE DEVELOPER,
GOVERNMENTAL AGENCY OR A COMBINATION OF THESE.

TRADITIONALLY HUMAN SETTLEMENT HAVE DEVELOPED A MIXED USE PATTERNS. HOWEVER

WITH INDUSTRALAIZATION AS WELL AS THE INVENTION OF THE SKYSCRAPER GOVERNMENTAL ZONNING
REGULATIONS WERE INTRODUCED TO SEPARATE DIFFERENT FUNCTIONS SUCH AS MANUFACTURING FROM
RESIDENTIAL AREAS IN THE UNITED STATES THE SEPARATION OF ZONING WAS AFTER WORLD WAR2 BUT SINCE
THE 1990S MIXED USE ZONNING HAS ONCE AGAIN BECOME DESIRABLE AS THE BENEFITS ARE RECOGNIZED
THESE BENEFITS INCLUDE GREATER HOUSING VARIETY AND DENSITY, REDUCE DISTANCES BETWEEN HOUSING,
WORK PLACES RETAIL BUSINESSES AND OTHER DESTINATIONS, MORE COMPACT DEVELOPMENT, STRONGER
NEBEIGHORHOOD CHARACTER, PEDESTRAIN AND BYCYLE AND FRIENDLY ENVIROMENTS.

THIS HISTORICAL MIXED USE PATTERN OF DEVELOPMENT DECLINED DURING INDUSTIRALIZATION

IN FAVOR OF LARGE SCALE SEPARATION OF MANUFACTURING AND RESIDENCES IN SINGLE FUNCTION BUILDING.

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THIS PERIOD SAW MASSIVE MIGRATIONS OF PEOPLE FROM RURAL AREAS TO CITIES DRAWN BY WORK AND
FACTORYS AND THE ASSOCIATED BISUNESS AND BERUACRACIES THAT GREW UP AROUND THEM. THESE INFLEXS
OF NEW WORKERS NEEDED TO BE ACCOMODATED AS MANY NEW URBAN DISTRICT AROSE AT THIS TIME WITH
DOMESTIC HOUSING BEING THEIR PRIMARY FUNCTION. BEGAN SEPARATING OUT OF LAND USE THAT
PREVIOUSLY HAD OCCURED IN THE SAME SPACES.

FURTHER MORE MANY FACTORIES PRODUCED SUBSTANTIAL POLLUTION OF VARIOUS KINDS DISTANCE
WAS REQUIRED TO MINIMIZE ADVERSE IMPACTS FROM NOISE DURT NACTIOUS FUELS AND DANGEROUS
SUBSTANCES EVEN SO AT THIS TIME MOST INDUSTRIZED CITIES WERE OVERSIZED THAT ALLOW PEOPLE TO WALK
BETWEEN THE DIFFERENT AREAS IN THE CITY. HOWEVER IT HAS BEEN THE POST 2 WORLD WAR DOMINANCE OF
THE AUTOMOBILE AND THE DECLINING OF ALL OTHER MODES OF URBAN TRASNSPORTATION THAT HAS SEEN
THE EXTREMES OF THESE TRANS COME TO PASS.

THROUGH OUT THE LATE 20TH CNTURY IT BECOME APPARENT FOR MANY URBAN PLANNERS AND
OTHER PROFESSIONALS THAT MIXED USE DEVELOPMENT HAS MANY BENEFITS AND SHOULD BE PROMOTED
AGAIN.

SHOPS AND RETAIL

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Shopping is now a leisure activity and a huge amount of marketing is aimed at identifying consumer
trends and ensuring user satisfaction attempting to give an emotional as opposed to a purely
physical experience.

Encouraging shoppers to spend, particularly in a very competitive environment, requires many

subtle psychological techniques. Bookshops have coffee areas, with newspapers and magazines
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available, helping to increase ‘dwell time’. Food supermarkets can display in the same area a
different selection of food every day, sufficient for instance for a complete evening meal. The way
that is arranged, the level and colour enhancement of artificial lighting, is very important.

Space planning of retail areas can be greatly influenced by the occupancy totals requirements
of fire regulations and access for people with disabilities is also becoming increasingly important.

TERMINOLOGY
Retail premises are traditionally classified in several different ways:
1 food stores
2 comparison goods (from town-center malls to
3 types of center (e.g. local, district or regional)
4.location.

Comparison shopping- is a term often used to describe Centres which have individual shop
units,
many of which may be selling comparable goods; they are an essential part of traditional town
centers.

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Convenience shopping covers supermarkets where an edge-of-Centre location may be best, with
car parking that allows shoppers to walk to the town Centre for other business. The maximum
walking distance is usually around 200-300m.

DETAILED DESIGN
Planning: use classes Three classes are used:
l: general retail
2: financial and professional services
3: food and drink.

Aisles Recommended minimum width, 1.98m, with subsidiary aisles 990mm. Counter height,
generally, 920 mm. System modules vary according to type of shelving and bracketing used.

Lifts and escalators These should be in groups, visible from entrance. Lifts in large stores are
often placed in the center of the building, not more than 5Om from any part of the sales floor, and
are often combined with escalators, which is essential if 2000 people or more must be transported.

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Escalators should run in successive series (return flights) to all sales floors, in both directions.

Food, alcohol, cafe, restaurant or medicines

Particular hygiene and security legislation applies and must be considered

Staff facilities A rest room, locker room, drying arrangements for outdoor clothes, drinking water,
WCs and washing facilities must be included. Separate entry to customers is desirable, depending
on size of premises.

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WCs Recommended provision is complex and care is needed to establish the correct category.
General guidance is set out in BS 6465 (which collates information in the Offices. Shops and Railwav
small units 5.30-6.00 18.00-36.00 Premises Act, Factories Act, etc.). <or small shops, combined staff
customer WC may be acceptable (depending on the shop’s area). If more than five staff are
employed, or if in planning class A3 (food and drink), higher provision is required.

Goods delivery In small shops, there may be only a single entrance for both customers and
goods, but wherever possible, a separate goods entry should be provided. Goods delivery should
be from a service yard with suitable unloading and turning space for large lorries (see also Vehicle
Facilities section). Delivery may be via receiving room or stock room. Refuse and waste needs a
separate circulation route (note that waste recycling may require several routes).

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Car parking For food retail (above 1000m2),one space/l4mZ; non-food retail, one space/20m2
(maximum standards from PPG 13).There will often
also be a petrol station and car maintenance facilities.

Ancillary accommodation Allow up to 50% gross area for warehousing, food preparation and
staff facilities. Deliveries will probably be on a 24 hours a day basis. Parts of the structure may need
to be designed for heavy warehouse loadings. Food preparation areas may be extensive and must
comply.

OFFICES

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Accessibility
Buildings must now be equally useable for everyone: the needs of wheelchair users are a major
issue, and so too are those of people with hearing or visual impairment. Beyond toilets, signage
and refuges in case of fire, sensual climates are designed to help with way-finding and place-
making.

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 Sound, vision, smell and touch combine to inform and comfort all those who pass
through the environment. The other side of accessibility is security, and there is increasing
emphasis on this in all its forms. Workstations are large or small depending on task. Offices are
allocated to those who need space for concentration or for confidentiality. Meeting spaces and
rooms are available as needed. Other spaces are provided that fit the company or department
processes.

Furniture, furnishings and equipment are provided as appropriate. Workstations are large
or small depending on task. Offices are allocated to those who need space for concentration or for
confidentiality. Meeting spaces and rooms are available as needed. Other spaces are provided that
fit the company or department processes.

SPACES
Space, and the way it is laid out, should reflect the needs of the user of that space. However, in
office buildings there are many different users so the way space is used varies quite dramatically.
The developer and tenant require maximum flexibility.

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 the office workers, maximum comfort; the facilities managers, ease of maintenance.
The chief executive wants space that impresses both shareholders and customers by looking good
on the balance sheet as well as on the street.
Advanced work-styles are affecting the use of space, and thus its design. The functions of
the main components of workspace - primary, support, ancillary and social - are increasingly
overlapping. Space may still underwrite hierarchy, but new ways of working and stringent budgets
increasingly challenge this.

Precise demands depend on business sector, task and individual characteristics. Traders and
journalists often concentrate best with a high degree of background noise, call-center operators
with a medium level, while the writing of reports requires maximum peace. These tasks will
probably take place in ‘primary space’, though many people write reports at home, and some
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people get the inspiration for this in a cafe setting. Although spaces may be dedicated (personal
offices or workstations), the practice of sharing facilities (hot-desking or officing) is on the increase,
and is used for short- and long-term working.

Primary space
Spaces for solitary work include:

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Workstations: basic configuration of work surface, chair, storage and equipment, possibly
with some screening.
Personal offices: fully enclosed spaces, usually with a door, for one or more people.

Spaces for collective work include:

Team rooms: enclosed spaces for long-term team-working, which clients may also use.

Team spaces: areas for teams; often changing configuration frequently.

Group spaces: dedicated ‘family’ space for groups of people who may, or may not, work as teams.
Meeting points: extended workstations to allow for informal meetings.

Meeting areas: open spaces with formal or informal meetings furniture.

Meeting rooms: enclosed spaces with formal or informal meetings furniture, plus special
facilities such as electronic whiteboards, and audio-visual or video-conferencing equipment.

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Service space
Service space includes:
Mail room: business processes will dictate layout and size. = Serveries, kitchens and ancillary
areas: dictated by functional needs, available space and service provision.
Staff rooms: toilets, showers, changing rooms and sitting spaces for catering, maintenance and

Visiting staff.

Storage: for furniture, office supplies, cleaning equipment, and maintenance supplies; and
secure storage for office equipment.
Service storage: for deliveries, and for waste that may be separated into clean, dirty, recycling, and

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compacted.
Security rooms: housing CCTV monitors and workstations for security staff.
Corridors and passages: enclosed or open routes through the building, providing clear direction
and the opportunity to interact.
Lifts, lift lobbies and staircases: position and design again encourages interaction.
Escalators: their capacity provides an excellent means of moving people quickly and visibly
between levels.
Delivery areas and goods lifts: positioned for easy access to all parts of the building.

Space standards
Space standards are seen to relate to full-time equivalent employees (FTEs), which means that
two people working half-time count as one FTE. Space per person may refer to net space FTE in

an office or workspace and it may include a proportion of secondary circulation.

However, normally when referring to space per person it is assumed to include not
just secondary circulation, but an aggregated proportion of support and ancillary space too -
meeting and break-out areas, restaurant, resource Centre, coffee and paper processing points, as

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well as back-of-house space.
While taking a figure of 16m2per person shows how many people will fit in a given
space, the actual dedicated space per desk space could be as low as 6m 2.

Circulation

The way people move around a building will affect how much they interact. Major focuses, such as
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cafe or library, can be positioned in such a way that encounters - and thus communication - are
facilitated. Small seating areas along circulation routes, attractive lighting and color, and views
out, can all encourage casual interaction. Fire escape routes must be easy to identify for all
building users, including those with special needs.

Widths for horizontal circulation presuming

a density of 1person/7m2 of NIA:
Primary circulation 1.5-2.0 m2+
Secondary circulation 0.9-1.5m2+
Tertiary circulation 0.55-0.75 m2+
Lift lobbies 3.0m2+

Relationships
Appropriate adjacencies are critical to the well-ordered business, though these could change over

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time. Members of a department or business unit are most often co-located, but where this is less
rigid there is more chance of potentially valuable cross-fertilization. Managers may well work close
to their teams, rather than in a specifically managerial area.

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RESIDENCE
Aspect
Aspect is an important characteristic which relates the plan to the conditions of its site. Four basic
layouts can be identified (see 19):
Dual aspect: rooms look out in both directions, to access and garden sides.

Single, blind-side, or controlled aspect: rooms other than kitchen and service room look out in one
direction only, usually garden side.
Reverse aspect: rooms on ground storey and upper storeys look out in opposite directions.
Open aspect: ideal detached or semi-detached where rooms can look out in three or four
directions without constraint.

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Prevailing wind
Wind directions must be considered for each site in planning heat and cold protection measures.

SERVICES
Statutory utilities (e.g. gas, water, electricity, telephone) should be supplied with details of any
proposed housing development at an early stage in order to agree service routes between different
interests and avoid later adjustment, which can be both time consuming and costly. Mains services
will generally be laid within the public road, as this gives certain automatic statutory rights of
access; but in segregated layouts or those designed with narrow road widths this may prove
inconvenient or uneconomic and alternative routes may need to be agreed. An alternative solution
might be rear-of-block service strips, easily accessible and surfaced with materials which may
readily be removed and reinstated. (For mains services entries to individual dwellings,

Private open space

All dwellings, and particularly those for families, require some kind of related open space - whether
garden or balcony-which is sunny and sheltered from wind. It should ideally be large enough

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to allow space for clothes drying, play, out-door hobbies and sitting out. For factors
affecting location of outdoor living areas.

Visual privacy
Many planning authorities seek to prevent houses being overlooked from neighbouring houses or
across the road (this being controlled by building regulations in Scotland). Rule of thumb minimum
distances of 18m (front of dwellings) and 22m (rear) are often stated but this is restrictive and
ineffective since visibility is affected by the types of windows involved and their respective levels,
and the incidence to one another - for instance, for diagonal sight-lines, distances can be reduced
to 10m.

Privacy from noise

Houses built near distributor roads, or main highways, are, best protected from noise nuisance by
embankments or other land formations. Privacy can, however, be improved by use of suitable
house plans with rooms facing away from noise sources. There is increasing realization that noise is
a growing problem a noise within or between.

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 RESTAURANT

Public access must look inviting and be separate from service access and waste disposal. Similarly,
the exterior appearance should communicate clearly, with signs, lighting and menu displays, and
convey an image of cleanliness. From outside, people should be able to view the interior seating,
style and features (e.g. theme or ethnic origin). Each type of restaurant needs a different identity.

The interior should create a good impression and a suitable atmosphere. Comfort should
be related to the cost of the meal and length of stay, which will influence seating, furnishings,
decorations, lighting, noise level and toilet facilities Ambience is an important factor in restaurant
design
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 Interior planning
Relationship of main elements

The layout and relationship between different areas is dependent on the type of facility. Despite
separate functional requirements, all elements (customer area, food preparation area, and counter
or - in exclusive restaurants - interface with waiter) are interdependent and must be successfully
integrated.

Customer circulation should be planned so that there cannot be any confusion with
service access and there should be an acoustic lobby between service doors connecting the
restaurant and kitchen. The kitchen and preparation areas will equal about 50% of the dining space
and ancillary and storage will be about 1.5-2 times the kitchen area. Any reduction in kitchen area
tends to reduce efficiency and speed of service.

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RESTAURANT TYPES AND SPACE ALLOWANCES

 1.3-1.9 m2/person, according to type of business formal atmosphere, with waiter service.
 Furniture/equipment stores Allow 0.14m2/person
 Service aisles should be 900mm (minimum) to 1350mm wide if used both by trolleys and
guests.
 Cafe service 0.83-1.5 m2/person
 Coffee bars 1.2-1 .4m2/person
 Carvery restaurant 1.6m2/person
 Specialty/themed restaurant 2.0 m2/person
 cocktail lounge (comfortable) 1.8-2.0m2/person
 general bar (some standing and on stools) 1.3-1.7m2/person
 Allow 1.0-3.5 m2/couple.
 For live music, allow 1.5-2.0m2/performer (more if a piano is needed), plus space for audio
equipment and speakers etc.

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 CONCLUSION
The mixed-use should be sensitive to the market area’s history or its future
outlook and tie its design features into it. The mixed-use needs to be high quality in all of its
aspects.

The other big issue in the design of the site is that “mixed-use is all about place making. The
best definition in the literature for place making is “the creation of vibrant, pedestrian-friendly
areas with a mix of complementary land uses. In terms of retail, place making means shopping or
dining that is less about selling and more about creating an experience.

Finally, one key to success in an urban, horizontal mixed-use project is the proper
incorporation of all components to create a seamless whole. Another key to success provides that
each use should have a “front door” that is distinct and separate from the other uses. And, the
mixed-use development needs to balance night and day activities so that everything on the site
does not shut down at the end of the workday.

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LOCATION OF COMMERCIAL AND RESIDENTIAL USES
The ground floor commercial uses should create an active pedestrian realm that is an engaging and
well-populated environment with a variety of uses and activities.

1. Locate active commercial uses on the ground floor adjacent to the sidewalk, including retail,
restaurant, and personal service uses.
2. Provide continuous storefront windows, open air store frontages, and frequent, highly visible
entrances for ground floor commercial uses adjacent to the street and sidewalk

3. Locate buildings at or near the property line. Ground floor street frontage space is to be
predominantly for active, pedestrian-oriented uses.
4. The residential component of mixed-use development adjacent to residential property shall be
located to be functionally a part of the residential area. For example, primary access to the residential
units shall be from the residential street, and residential units shall have view access to the adjacent
residential neighborhood.

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 BUILDING HEIGHT AND FORM
-The scale of the building is compatible, and tall buildings are not located so as to overwhelm
smaller scale buildings or block access to light and sun.

- Locate the taller portions of residential projects away from adjoining residential properties, in
order to provide height transitions between taller and lower buildings, and to maximize light, air,
and privacy for units.
- For projects adjacent to low and medium density residential zones, reduce the visual and
shadow impact of upper stories by using one or more of the following design strategies:

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• Locate upper floors in the center of the property at least 30 feet away from adjacent properties,
• Step back the top one or two stories from the stories below.
• Tuck the top story inside a pitched roof,
• Use pitched roofs with dormer windows for top story rooms.

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 BUILDING RELATIONSHIP TO THE STREET

Projects strengthen the pedestrian realm, foster pedestrian comfort, and emphasize neighborhood
character.

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 Pedestrian-Oriented Areas
1. Locate active uses on the ground floor, and provide continuous storefront windows and frequent,
highly-visible entries.
2. Locate buildings close to the sidewalk, to enclose the public realm of the street and sidewalk, and
locate shops and restaurants next to the pedestrian sidewalk. Wider setbacks are appropriate to
allow for the following:
• Wider sidewalks where they are narrow;
• Building entrances and facade articulation;
• Outdoor cafes;
• Plazas or other high activity public areas.
3. Design setback areas to be used for public entry, gathering and outdoor commercial activity.
Design them predominantly with hardscape, and provide shade and places to sit. They also may
be appropriate places to locate pedestrian conveniences such as public telephones, trash receptacles,
bicycle racks and newspaper dispensers
4. Minimize the visibility of parking from the street and sidewalk, especially at corners. Locate
parking to the side or rear of buildings, or underground.

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Doors and Entrances
- Emphasize building entrances with special architectural and landscape treatments. Low quality
trim materials, such as anodized aluminum, are not permitted for window and door trim.
- Locate all customer entries and entryways to be directly visible from the public sidewalk, and
accessible from public and private walkways. Corner buildings are encouraged to have corner
entries.
- Provide a pedestrian walkway from the public sidewalk to the entry frontage of buildings set
back from the street edge.
- Design public street facing residential facades with individual entries, such as steps, porches,

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and paths from living units to the street help to break down the scale of multi-unit buildings.
- Provide attractive rear and side access to businesses where there is parking at the rear or side of
the site, but in all cases, there must be a principal entry that is strong and visible from the public
sidewalk.

BUILDING DESIGN
Create unified and harmonious building compositions, promote quality architecture, and visual
diversity. No official architectural style is dictated or preferred.
Architectural Style
1. Design projects with a consistent design integrity, exhibited by all building components including,
but not limited to, building mass and articulation, roof forms, windows (proportion and design),
building materials, facade details (doors and entrances), fencing, and landscaping.
2. Design publicly-visible exterior facades, or building walls to be substantial, permanent, and
integral to the entire building.
Building Design
- Organize facade areas to provide:
• Horizontal emphasis through recesses, ornamentation and other types of decorative detail;

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• Pedestrian orientation through overhangs, eaves, awnings, display windows and architectural
ornamentation; and
• Harmonious composition through use of complementary combinations of materials and
colors.
- Design commercial building facades fronting on sidewalks to consist of storefronts that include
a preponderance of clear glass display windows and entry doors, that provide visibility into the
ground floor lease space.
• In some circumstances, such as when building security would be placed at risk or when a side
or rear wall of a building is adjacent to or near the street, shallow display windows, containing
merchandise or artworks, are encouraged.
• Ground floor office uses are discouraged, per the Land Use Element of the Specific Plans,
but, where present, must be designed and maintained as storefront spaces.
- Include architectural elements providing shade and weather protection for pedestrians, such as
overhangs and arcades.

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 Building Materials
- Use building materials that convey a sense of durability and permanence. Use high quality
materials that will last for the life of the building. Install materials so that building facades do not
stain or deteriorate quickly.
- Use the highest quality and most durable materials at the ground floor of buildings, because those
can be most impacted by landscaping, people, and automobiles. Ground floor exterior materials must
be tile, stone, brick, glass, concrete, and other highly durable materials. Do not use
stucco or EIFS in the first three feet above sidewalk level.
- Use exterior siding materials such as stucco, wood siding, masonry, tile, wood shingles, metal
panels, and glass panels. Do not use scored plywood, aluminum siding, or shake or wood shingles.
- Use a complementary palette of materials on all four sides of buildings. Use building materials of
similar durability and quality throughout the project.
- Locate material changes at interior corners as a return at least six feet from the external corners
or other logical terminations; and not at externalcorners.
- Use secondary materials (such as ceramic tile, terra cotta, or wood millwork) applied to the primary
finish material that are complementary to the primary material and compatible with the
overall building design. Do not use false stone, plastic, aluminum, or plywood.
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Building Colors
-Select a coordinated palette of complimentary colors, rather than a patchwork of competing colors.
- Use bright colors only as accent colors.
-Do not use fluorescent or neon colors.
-Use predominant building colors that are generally light in tone. (This does not restrict the
color palette to any one color range, such as earth tones.) Avoid Corporate colors not consistent
with this or other guidelines on color. Darker colors may be used for trim.
- Use muted colors for large areas such as building walls.
-Wood siding and trim may be left natural and stained to be light in tone.

-Use a consistent color scheme for a building’s entire facade and all visible sides.
- Use a color scheme that is compatible with the colors of adjacent buildings, unless the colors of
adjacent buildings strongly diverge from these Design Guidelines. In such a case, the Guidelines
shall prevail.
-Wherever possible, limit the number of colors appearing on the building exterior to no more
than three colors or tones of the same color, including trim and accent colors.

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- Use architectural detailing, including the use of color, that complements and embellishes principal
design features, materials and colors of a building facade.

Rehabilitation and Remodeling

- Design remodels and additions to conserve the design integrity and character of the existing
building.
- Do not close, move or enlarge exterior openings for doors and windows without consideration for
the overall composition of the building, including all other remaining exterior openings.
- Design additions to existing buildings with consideration for the overall form of the resulting
building or complex buildings; additions must not mix styles or introduce incongruous design
motifs to an existing building or building complex.
- Do not remove or cover high quality original finish materials and ornamentation integral to the
design integrity of the building with new incompatible materials.

- Use materials to fill openings or to repair damage to the existing building that match existing
exterior materials.
- Design new windows and doors to match existing window, door and hardware materials, except
when the existing materials are of low quality, in which case they all shall be replaced with wood or

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high-quality metal materials.
- Design elements added to the exterior of buildings, including windows and doors, security
hardware, fire escapes, utility boxes, and screens of any kind, to be compatible with the existing
design detail and composition of the building facade.
- Use exterior paint colors that conform to the Design Guidelines.

BUILDING SETBACKS FOR LIGHT, AIR, AND PRIVACY

ensure adequate setbacks for residential units in the project and ensure the project respects the
residential units in adjoining buildings.
- Provide adequate light, air, and privacy for residential units in the project, as well as for residential
units on adjoining properties.
-Provide distance between buildings on the same project site that is adequate to ensure light, air
and privacy for adjacent residential units and to minimize shadows on open space.
- Use design strategies to protect privacy, such as: offsetting windows of adjacent units; locating
minor windows above eye level, and using opaque glass for minor windows.

AUTO CIRCULATION: SITE ACCESS AND DRIVEWAYS

ensure a safe and convenient pedestrian environment and an attractive street frontage to

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accommodate pedestrian and bicycle activities.
Site Access and Curb Cuts
- Minimize the number of entrances and exits to parking areas, in order to minimize conflicts with
pedestrians, reduce congestion at street intersections, and preserve existing on-street parking.
- Locate entries and exits to allow direct, through movement among individual parking areas where
possible.
- provide access to rear parking areas predominantly from side and rear streets;
direct access from Castro Valley Boulevard and other major arterials is discouraged.
Shared Site Access and Parking
- Minimize the number of entrances and exits to parking areas in order to minimize conflicts with
pedestrians and reduce congestion at street intersections.
- Share parking areas and/or parking entrances/exits between adjacent properties to the maximum
extent feasible. Place covenants on deeds to continued shared use.
- Design vehicular circulation to allow through movement between adjacent parking areas.

PARKING LOCATION AND DESIGN

ensure that the visibility of parking is minimized from public streets and that parking areas will not

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create a negative visual outlook for the residential units.
- Locate parking to the rear or side of buildings, underneath buildings, or underground and avoid
land intensive surface parking lots. Recommended parking locations include the following:
• Interior Side Parking
• Rear Yard Parking
• Partial Below Grade Parking
• Below Grade Parking
• Tuck Under Parking
• Parking Wrapped with Living Space
- Disperse contiguously paved areas throughout the project in smaller segmented parking areas
rather than creating land intensive surface parking lots.
- Do not locate parking between buildings and the street.
• Parking areas between the building edge and the sidewalk are not allowed. Buildings may be
located behind other buildings that are located at the street edge, with on-site parking provided
between the two sets of buildings.
• locate all parking areas behind street frontage buildings and ground
floor use areas.
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• locate parking areas are to be interior to or at the back of the site where it is not visible to the street,
and/or by garage space in the building where no more than one garage door is visible to the street.
Apartment type buildings built over exposed parking spaces are not permitted.
- Screen parking areas from view from the pedestrian sidewalk.
- Separate parking areas from buildings by at least a raised concrete walkway or a landscaped area,
preferably both. Parking spaces must not directly about buildings.

FACILITIES FOR PEDESTRIANS, BICYCLES AND TRANSIT

ensure the provision of adequate facilities for pedestrians, bicycles and transit to promote and
facilitate alternative modes of transportation and improve circulation.
Sidewalks, Street Trees, and Other Public
Right-of-Way Improvements
- Provide street trees along the street frontage that enhance the visual appearance of the street and
provide shade for pedestrians, but do not block the visibility of commercial signs.
• Trees planted adjacent to the sidewalk area to the established street tree pattern, creating a double
row of street trees that provide an arcaded shade canopy for the sidewalk area.

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 Pedestrian Sidewalks and Walkways
- Locate buildings to be contiguous wherever possible, and make accommodations for pedestrian
circulation between adjacent businesses and sites.
- Where new parking areas are to be located adjacent to existing parking areas on an adjoining site
or sites, provide pedestrian walkways that connect the two areas.
- Provide sidewalks within residential projects, connecting from the street or driveway to unit
entrances.
-provide pedestrian walkways with landscape amenities from within parking areas to
permit and encourage direct access.

Bicycle Parking and Storage

- Provide short-term bike parking in parking areas and other locations near commercial building
entrances.
- Provide accessible and secure on-site bicycle parking/storage facilities in each residential building.
Transit Shelters
- If the provision of a transit shelter is required, provide transit shelter that enhances the streetscape
and that offers adequate seating and shade

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SITE LANDSCAPING
ensure that projects provide landscaping to manage stormwater, support passive heating and cooling,
improve air quality, provide an attractive visual outlook for residences, and beautify neighborhoods
and communities. In addition, the following guidelines support the use of landscaping as an integral
part of design to promote quality of life and the environment.
Site Plan and Landscaping Treatments
- Incorporate landscaping in order to create an attractive visual outlook for residential units,
create usable open space, maximize storm water infiltration, and provide privacy for adjacent
residential units. Provide at least the minimum percentage of site landscaping required.
- Design site landscape treatments to be attractive, with a consistent design integrity throughout the
project.

Site Landscaping Locations

- Provide site landscaping in the following priority areas:
• Between commercial and residential buildings
• In areas that are visible from the primary living areas of residential units
• Within common open space areas

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• Along the edge of driveways, Along the property perimeter
• Between buildings and driveways
• Between buildings and parking.
Parking Area Landscaping
- Landscape parking lots, driveways, and other auto circulation areas in order to improve the visual
appearance of circulation and parking areas from residential units, from the common areas of the
project, and from adjacent properties.
- Incorporate trees, landscape islands, shrubs, and ground cover throughout parking areas, consistent
with required standards.
- Shade paved surfaces to the maximum extent feasible in order to reduce heat gain and other
environmental effects.

USABLE OPEN SPACE5

ensure that projects provide enjoyable usable outdoor living areas for residents and light access,
privacy, and a sense of openness is maintained in higher density developments.
Usable Open Space for Residents
- Provide both common open space and private open space for residents’ recreation and relaxation.

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• Design common open space as a space where people can interact, host guests, and also enjoy
some time alone in the fresh air.
• Design private open space for the exclusive use household members to eat outside, garden,
enjoy the fresh air, and grill outdoors.
- Provide usable open space that may have a dual function for stormwater treatment and incorporates
strategies such as grassy swales, vegetated swales, flow through planters, rain gardens, etc.
Common Open Space: Courtyards, Plazas, and Green Spaces
- Design common open space to be a shared open space for use by all residents.

-Include seating areas and other passive recreation facilities.

- Include landscaping with trees, shrubs, and groundcover. If the space is not located on the
ground, include extensive pots and planter boxes that accommodate trees, shrubs, and groundcover.
See Site Landscaping Materials section for appropriate materials.
- Include children’s play areas in one of the common open spaces, unless the size and layout of
the units are targeted exclusively towards empty–nesters, singles, and seniors.

SERVICES
Service area guidelines ensure that these areas do not

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detract from the overall quality of the common areas
within projects. Additionally, they ensure that pedestrian connections are not disrupted by service or
loading areas..
Trash
-Provide on-site facilities for trash storage and for recyclable materials.
- Provide trash areas within buildings, or centralized garbage dumpsters inside trash enclosures.
- Build covered trash enclosures with durable materials such as stone, concrete block, steel, and
heavy timber.
Utilities
- Locate electrical panels to minimize their visibility from the street, in locations such as side yard
walls, and/or behind landscaped areas. Integrate them into the design of residential buildings to
the maximum extent feasible.
- Minimize the visibility of utilities connections from the public street.
- Provide bulk storage areas in garages or in residential buildings so people do not store bulk
goods on outdoor balconies or patios that are visible to other residents.

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Stairs and ramp
1 . Risers should not be more than 7 in high .

2. The proper proportion of run to rise should be scrupulously observed .

3 . Fewer than two risers should be avoided .

4. Winders or curved treads should never be used .

5. Nonslip nosing should be used and be of a contrasting color

6 . Continuous handrails should be provided on both sides of the stairs .

7 . Handrails should be of the proper height, of a cross section which is easily grasped, and sturdy in
appearance as well as in fact .

8 . Stairs should not be less than 3 ft 3 in clear width.

9. No doors should open directly onto the stairs.

10 . Traffic should not cross the top or bottom of the stairs . 11 . The stairs should be well lighted
with shielded sources

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All building Steeper ramps limit independent chair use and should never be used . They are
hazardous not only to wheelchair users but also to persons with artificial limbs and to the elderly.
Ramp surfaces should be fireproof and nonslip.

If the vertical height requires two ramps to achieve the properly graded slope, the ramps should be
no longer than 20 ft, separated by a level platform at least 5 ft-6 in . long, to provide ample rest
space. Such two-run ramps may be in a straight line ; however, a more desirable and safer
arrangement would be a 90 or 180 ° turn at the platform.

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entrances to be used by the tenants should be approached by paved walks, with nonskid
surface, sloped for drainage, but not over 1 in 20 (or 5 percent) . Steps should not be
used.

Most wheelchair users can negotiate a ramp sloped 5 percent or less without assistance.

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Fire Stair Dimensions
• The length of the fire staircase should be a minimum of 900mm in length.

• The width of the fire escape staircase should not be less than 75 cm.

• The height of the fire escape staircase riser should not be more than the 19 cm.

Septic tank
septic tank is scientifically well design underground chamber generally made of rcc or plain
concrete, fiberglass, plastic or Steel through which domestic wastewater, fecal material, toilet and
excretory product flows into it for primary treatment of waste material that decompose and change
into settleable solid or semi-solid sludege.

Septic tank so big that should have the capacity to retain the household wastewater at least for 3
days, minimum 1000 gallons capacity of septic tank is sufficient for 3 bedroom house, minimum
depth of Septic tank should not be less than 1.8m and sludge settled down per person – 30 liters/
year.

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Universal design
In architecture universal design means creating spaces that meet the needs of all people , young and
old ,able and disable

Principles of Universal Design

 Equitable Use

• Flexibility in Use

• Simple and Intuitive Use

• Perceptible Information (e.g., color contrast)

• Tolerance for Error

• Low Physical Effort

• Size and Space for Approach and Use

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 Designing Accessible Spaces
Allow enough floor space to accommodate a stationary wheelchair and also enough room for a
smooth U-turn: at least 1965 mm (78 inches) by 1525 mm (60 inches).

• Include tables or counters that are a variety of heights to accommodate standing, seating, and a
range of different tasks.

• Provide shelves and a medicine cabinet that can be reached by persons seated in a wheelchair.

• Make sure entry doors to rooms are at least 815 mm (32 inches) wide.

• Mount bathroom sinks no higher than 865 mm (34 inches) from the floor.

• Install grab bars in the shower and beside the toilet.

 Provide a full-length mirror that can be viewed by all people, including children.

• Avoid shag carpets, uneven brick floors, and other floor surfaces that could pose slipping and
tripping hazards.

• Design a room so deaf people can accomplish tasks while facing the room's center. Mirrors are a
poor solution to universal design.

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MIN IMUM APARTMENT SIZES

• Studio 30 m²

• 1 bedroom 45 m²

• 2 bedrooms 70 m²

• 3 bedrooms 90 m²

• 4 bedrooms 110 m²

LIVING ROOM

Typical furniture groups in the living room are as follows: 1 . Primary conversation group: chairs
and sofa normally grouped around the fireplace 2. Secondary conversation group: chairs and love
seat at end of room or in corner 3. Reading group or groups : chair, ottoman, lamp, table 4. Writing
or study group: desk, lamp, one or two chairs, bookcases

• 5. Music group: piano, bench, storage space • 6. Game group: game table and four chairs • 7.
Television group: television set and seating for several people • According to the price of a house

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and the cubage allotted to the living room, two or three or all of the furniture-group units may be
included . The fireplace is so closely associated with living room furniture that it has been included
in all schemes.

FURNITURE ARRANGEMENTS

1 . In all living rooms shown, main conversation group centered about fireplace is dark gray. Bay or
picture windows may be used as focal points, instead of fireplaces.

2. Minimum length for a room which must contain a baby grand piano is approximately 20'. If
minimum clearances of l' between piano and wall, and 3' between desk (15) and wall, are to be
maintained, room length must be increased .
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3.If sofa opposite fireplace is omitted, primary group can be brought closer together. In schemes I to

4, note that wide groups permit conversation without twisting to see speakers seated on sofa ; here
this restriction is removed.

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4. Off-center rooms often divide naturally into two parts: primary group, and other groups combined.
Clearance no greater than 2' will not accommodate a major traffic lane

DINING ROOM
 DINING AREAS must accommodate furniture either portable or built-in-for eating, sitting,
serving and possible storage. Equipment for these dining functions may also be adapted to meet
other possible requirements for this space-as studying, game playing, etc
 Table space requirements per person are as follows: for crowded seating, 5.08 cm on the table's
perimeter; for comfort,60.96cm. Adequate clearances

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 

1. Minimum requires 2-ft buffe+ space on one side only ; 3' more length is needed for extension
table.

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 2. .Spaces smaller than the usual minimum can be utilized if built-in seats are included ; seatin
and table service comfort are sacrificed.

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BEDROOMS

Bed Tables (G): • 1'-2" to 2'-0" by l'-0" to 2'-0"

• Bedroom Chairs (H): • Small, l'-8" by l'-8"; larger, 2'-6" to 2'-10" • by 2'-8" to 3'-2"
•Dressers (3-drawer) (D):

• 3'-0" to 4'-0" by l'-6" to l'-10"

• Chest of Drawers (4-drawer) (D): • 2'-8" to 3'-4" by l'-6" to l'-10"

• Chaise Longue: • 2'-0" to 2'-4" by 4'-0" to 5'-6"

• Day Bed: • 2'-9" to 3'-3" by 6'-2" to 6'-8"

• Dressing Table: • l'-3" to l'-10" by 3'-0" to 4'-2"

Bed Tables : 1'-2" to 2'-0" by l'-0" to 2'-0"

Bedroom Chairs (H):

Small, l'-8" by l'-8"; larger, 2'-6" to 2'-10" by 2'-8" to 3'-2"

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Dressers (3-drawer) 3'-0" to 4'-0" by l'-6" to l'-10"

Chest of Drawers (4-drawer) (D): 2'-8" to 3'-4" by l'-6" to l'-10"

Chaise Longue: 2'-0" to 2'-4" by 4'-0" to 5'-6"

Day Bed: 2'-9" to 3'-3" by 6'-2" to 6'-8"

Dressing Table: l'-3" to l'-10" by 3'-0" to 4'-2"

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KITCHENS
 The kitchen is not a specialized workroom, for it has many uses . It is used for
preparation of meals, food preservation, storage of food and utensils, and also, in
many cases, for eating, laundering, entertaining, and child care
 Kitchen design should be functional in the sense of minimizing reaching and
stooping .
 The kitchen should be well ventilated , with an exhaust fan to remove objectionable
kitchen odors
 There should be easy access to front and back doors, laundry area, telephone ,and
bathroom .

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LAUNDRIES
 Laundering may be done in a room designed especially for this purpose, or in a
multiuse room, designed also for food preparation, sewing, child play and the like.
 The best location, of course, is convenient to other work centers, such as the kitchen,
and to the drying yard so that there will be a minimum of carrying necessary .
Generally, basements are not considered desirable locations because of their
inconvenience, dampness, and lack of adequate light.

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Bathroom

 Facilities should be conveniently arranged, with special attention given to clearances

. The room arrangement should permit more than one family member to use its
facilities at the same time.
 Lighting should be adequate for all of the activities performed
 Good ventilation is essential in bathrooms, both to reduce humidity and to dispel
odors .

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 REFERENCE
1. THE ARCHITECT’S HANDBOOK BY QUENTINE PICKARD

2. ERNST AND NEUFERT THIRD EDITION

3. DESIGN GUIDELINES FOR RESIDENTIAL MIXED-USE PROJECTS

4. METRICS

5. TIME-SAVER STANDARDS FOR ARCHITECTURAL DESIGN DATA seventh edition

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