ARE 5.O PA

Zoning

uniform standards of construction originating in NYC in 1916 to protect the health, welfare and safety of people.

Incentive Zoning

encourages private developers to provide amenities for public use in exchange for opportunity to build larger or taller structures on a site.

Nonconforming Use

building is no longer permitted by the zoning ordinance. Typically allowed to stay unless it’s unsafe.

Conditional Use

A building that is permitted in an area that it is not zoned for, to benefit

the public

Easements

legal right of government or another land owner to use one’s property for a specific purpose

Scenic Easement

Prevents development that upsets something scenic to the public

Business Improvement Districts

used to fund public space improvements (new streetscapes/graffiti removal) with the intention that it will enhance an area’s appeal. All business owners in district who would benefit pay increased taxes.

Deed Restrictions

place limitations on the use of the property, typically by original developers, who determined what land would be used for (live, work, or play) and can’t be changed by future owners.

Restrictive Covenant

limitations and stipulations used in residential settings. Can be aesthetic, pet control, or storage related

Affirmative Covenant

commits a buyer to performing duties in the future

Conditional Covenant

If restriction is violated or disregarded, the land will revert back to original owners/heirs.

Total Building Group

all of the buildings in a complex, group or masterplan

Component Building

an individual building in the group

Activity Center

Space related to each other by function

Space Unit

each individual space within a center

Space/Site Planning Considerations

1. Relationship between site/structure, Create a relationship between the interior and exterior

2. Response to site conditions

3. Express and serve its purpose economically and thoughtfully

4. Utilize technologies and materials appropriately

5. Create a hierarchy of parts that is interesting to look at

6. Express human spirit and encourage human interaction

Proportion

relationship between parts that provides harmonious order

Local Road

low capacity roads with direct access to a site

Collector Road

connection roads between local and arterial streets

Arterial Road

wide high capacity streets usually connecting to expressways

Slope Categorization per percentage : 0- 4%

flat area - good for all activities

Slope Categorization per percentage : 4%-10%

Moderate

Slope Categorization per percentage : 10- 50%

Steep / Unstable

Slope Categorization per percentage : 50%+

Very steep, likely unusable, prone to erosion

Storm Drain’s must maintain a minimum slope of:

0.3% Minimum

Sanitary Sewer’s must maintain a slope of:

0.4% - 1.4%

Street Surface Drainage must maintain a minimum slope of

0.5% minimum

Planted or large pavers must maintain a minimum slope of

1% minimum

Lawns should not exceed a slope of

25%

Planted Banks should not exceed a slope of

50%

Parking areas/lots should not exceed a slope of

5%

Automobile ramps should not exceed slopes of

8%

Sidewalks, streets and pavers should not exceed a slope of

10%

Characteristics of loose or wet clay/silt

Characteristics of compact dry clay

Characteristics of wet sand

Characteristics of dry sand

Gross Area

Total Enclosed Floor area (circulation spaces and utility rooms included) multiplied by the number of floors (if applicable)

Net Area

Total usable area, the total area of spaces accessible to the general public and tenants

Floor Area Ratio

Gross Area (Area of total enclosed building footprint) / total site area

T or F: Penthouses, fan rooms, and skylights are sometimes allowed to exceed height

restrictions

True

At intersections with more than ___ cars per hour, a traffic light is required

750

At intersection with more than ___ cars per hour, grade separation is required

3,000

In street design it is crucial you avoid:

Avoid intersections that are slightly offset and intersection where the angle of roads is less than 80°

Standard Dimensions for a Cul-de-sac:

400‘ max w/ 80‘ turn around

Typical width of a 2 lane highway

40’-0” - 42’-0”

Typical street width

11’-0” - 12’-0”

Heavy traffic streets require a 6”

6” concrete curb and gutter

Minor streets require a 4”

4” roll curb or gravel

Landscape strips w/ trees should be ___ ‘ in width and ___’ in width without

7’ w/ trees 4’ w/ no trees

When a turning radius is placed for small/standard cars it must be ____ ‘ in length:

16' - 19’;19’ - 23

When a turning radius is placed for large cars it must be ____ ‘ in length:

23’-25’

When a turning radius is placed for ambulances cars it must be ____ ‘ in length:

25’- 30’

When a turning radius is placed for buses/trucks it must be ____ ‘ in length:

43’ - 50’

Standard parking space dimensions:

9’ wide x 18’/20’ in length

Standard ADA parking space dimensions:

8’ width w/ 5’ access alley (8’ for Vans), access alley can be shared between neighboring ADA spaces

T or F : The number of accessible parking spaces is determined by the total number of spaces provided

True

When planning parking you should allow ___ SF per 1 car for parking and circulation

400sf per 1 car

For every 1,000 SF of a shopping center, you should allow ___ - ___ sf of parking lot

3000 - 4000 SF

Circulation aisles within parking lots should be ___ ‘ wide

Circulation aisles within parking lots should be 12‘ wide

T or F: When calculating double aisle parking lots you should add 6’ to parking space depth to account for aisle and multiply by 2 for total length of 2 spaces + shared aisle

True

What is the most efficient parking orientation

90 degrees; can fit 11 cars per 100 lineal feet of curb

What is the least efficient parking orientation

30 degrees; can only fit 5 cars per 100 lineal feet of curb

In multiple story lots, ramps should have a max slope of ___ , with ___’ transitions

15% slope with a 8’ long transition