MIXED-USE HIGH-RISE BUILDING
ZONING
Neighborhood Commercial Zoning – convenience goods and services, such as
convenience stores, permitted in otherwise strictly residential areas
Main Street residential/commercial – two to three-story buildings with residential
units above and commercial units on the ground floor facing the street
Urban residential/commercial – multi-story residential buildings with commercial
and civic uses on ground floor
Office convenience – office buildings with small retail and service uses oriented to
the office workers
Office/residential – multi-family residential units within office building(s)
Shopping mall conversion – residential and/or office units added (adjacent) to an
existing standalone shopping mall
Retail district retrofit – retrofitting of a suburban retail area to a more village-like
appearance and mix of uses
Live/work – residents can operate small businesses on the ground floor of the
building where they live
Studio/light industrial – residents may operate studios or small workshops in the
building where they live
Hotel/residence – mix hotel space and high-end multi-family residential
Parking structure with ground-floor retail
Single-family detached home district with standalone shopping center
BASIC PLANNING CONSIDERATIONS
Parking Planning module - the space one needs for living, changes according to
the culture and the economic class.
Span - described as the distance from a fixed interior element such as building
core to exterior window wall; 12 and 18 m for office functions, except where very
large single tenant groups are to be accommodated. Lease span for hotels and
residential units range from 9 to 12 m.
Ceiling height
- Commercial functions - 2.7 and 3.7m
- Office functions - approximately 2.5 to 3.0 m
- Residential and hotel functions - 2.5 to 3.0 m
Floor-to-floor height
Depth of structural floor system
Elevator system
- one elevator per 1000 m2 of gross area is a rule of thumb for estimating the number
of elevators needed
- the net usable area varies from one elevator zone to another and from floor to
floor, and should average from 80 to 85% over the entire building.
Core planning - perimeter zone, an interior zone, and a core zone
Parking
DEVELOPMENT CONTROL RULES
A. BUILDING NORMS
Minimum Road width for building above 60m is 30.5m
Maximum F.S.I. 2.50
Premium F.S.I. 40% of normally allowable FSI
OSR – OPEN SPACE RESERVATION – 10% of the plot extent
Maximum plot coverage = 30%
Maximum Height above ground level is 60m
Further every increase in height of 6m, minimum extent of setback left
additionally shall be 1m.
Spacing between blocks will be 7m.
Vehicular access within the site 7.2m
Height of basement floor 1.2m
PARKING DETAILS
1 car space for every 50 sq.m. for shopping / 100 sq.m. for office / 75 sq.m. for flats /
50 sq.m. for hotels.
1 Two wheeler parking for every 50 sq.m. of shopping/ for every 25 sq.m. of office
space / for every 75 sq.m. of flats / for every 50 sq.m. of hotels
Car stall size ; 2.5 x 5.0m / two wheeler 1.0m x 1.8m
Drive way 3.0m for one way / 7.0 m for two –way
Width of entry exit gates - 3m wide
Ramp: ramp gradients 1 in 8 / turning radius 4.0m
TYPOLOGY OF DECK STRUCTURE BY FUNCTIONS
Sky Bridge - Connecting structure (Pedestrian walkway, Moving walkway)
Deck Plaza - Connecting space from street to building Raised Ground (Entrance
plaza, Gardens, Shops, Community space)
Sky Garden - Disconnected exclusive space Isolated space (Gardens, Community
space)
DIVISION BY TERRITORIAL BASIS
Outer Public Space - Outside Streets, Parking lots, Etc.
External Semi-public Space - Open plaza Stairs, Ramps Gardens, Parks
Playgrounds Walkways Etc.
Internal Semi-public Space - Lobby Elevator Hall, Stairs, Corridors, Community
room, Library, Hobby room, Health center, Convenient service Etc.
---Entrance to Private Space---
Inner Private Space - Office space, Resident space Etc.
DIVISION BY TERRITORIAL BASIS
Common Space - Outdoor plaza, Stairs, Ramps Garden, etc
Limited Group Space - Apartment Lobby, Community rooms, Library, Banquet
room, Health center, etc
Personal /Individual Space - Office, Residential unit
