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Monday and Wednesday (4:30-6:30PM)

Research No. 1
2 Storey Residences

Ar. Vincent Alovera


John Paul Parcon Villanueva Arch1


Planning Considerations

These are some of the matters that are considered by the planning officer when
assessing the acceptability of a scheme:

What impact would the development have on the local area?

Highway matters, traffic access visibility and parking

Does the development provide local facilities or deplete local facilities any

Does the development provide or deplete housing stock?

Does the development create or potentially remove an eyesore?

Is the application contrary to or following the Local Plan or other

Government Policies?

Would the development cause a loss of light to any neighbouring


Does the development improves or deplete tourist facilities?

Noise created once the development is complete

Is the development in keeping with local area, taking into account issues
of conservation?

Would the development constitute over development?

Would the development cause a loss of privacy to other properties?

Would it be overlooking other properties?

Would the development provide/retain jobs or deplete jobs?

Would the development provide residential amenity?

Would the development set a desirable precedent for future development

in the area?

What effect might the development have on trees and wildlife?

Are there any issues concerning drainage including surface water run

Setback & Yard/Open Space Requirement

The following requirements are intended to provide exceptions or qualify
and supplement, as the case may be, the specific district regulations set forth
except in Division II of this title.
(1) No yard, open space, or lot area required for a building or structure shall,
during its life, be occupied by any other building or structure except:
(a) Awnings and canopies, as provided for in the building code and
SCC 12.05.110.
(b) Bay windows and chimneys, not to exceed two feet.

(c) Driveways, curbs, sidewalks, and steps; provided, however, steps or

stairs to a dwelling, nonenclosed, not to exceed six feet.
(d) Fences, walls, and hedges, subject to the regulations as set forth in this
(e) Garbage disposal equipment, nonpermanent.
(f) Landscape features, planting boxes, and recreational equipment.
(g) Overhanging roof, eave, gutter, cornice, or other architectural feature,
not to exceed three feet. Open fire escapes may extend into any required
yard not more than six feet.
(h) Parking









Chapter 18.125 SCC.

(i) Signs, subject to the regulations set forth in Chapter 18.140 SCC.
(j) Terraces (open) and porches (nonenclosed) not to exceed six feet.
(k) Trees, shrubs, flowers, and other plants subject to the vision
requirements in this chapter.
(2) On any corner lot where a front and side yard is required, no wall, fence,
sign, structure, or any plant growth which obstructs sight lines at elevations
between two and one-half feet and 10 feet above the crown of the adjacent
roadway shall be placed or maintained within a triangle formed by measuring
from the point of intersection of the front and exterior side lot lines a distance
of 15 feet along the front and side lot lines and connecting the points so
established to form a right triangle on the area of the lot adjacent to the street
(3) The following regulations shall apply to fences and walls in residential
districts, or in any other district when constructed, placed, and/or used for
residential purposes:

(a) The height of a fence or wall shall be measured from the elevation at
the base of the fence or wall, on the side away from the principal
structure, vertically to the highest point of the fence or wall, including any
posts or decorative caps. In the case of fences on top of retaining walls or
immediately adjacent to retaining walls, the height of the fence shall be
measured from the top of the wall.
(b) In any required front yard, except as provided in subsection (2), (3)(d),
or (3)(e) of this section, no fence or wall shall be permitted above the height
of three and one-half feet, except as to retaining walls on lots with a grade
in excess of 15 percent.
(c) In any required side or rear yard, no fence or wall shall be permitted
above the height of eight feet.
(d) Only for the purposes of this section, on any lot having frontage on
more than one street, the orientation of the front or main door of the
principal structure, as determined by the address assigned by the city,
shall establish a primary front yard and all other front yards shall be
considered secondary front yards. In secondary front yard(s), no fence or
wall shall be permitted above the height of three and one-half feet unless
the fence or wall is set back at least half the required front setback for the
(e) On any through lot, as to any secondary front yard(s), as established in
subsection (3)(d) of this section, no fence or wall shall be permitted above
the height of three and one-half feet unless the fence or wall is set back
the full front setback required for the lot, or the average setback
established by the adjacent existing dwellings or structures in the block,
whichever is greater.
(4) The following regulations also apply to certain conditions with respect to the
use of lots and access points:
(a) If 25 percent or more of the lots on one side of the street between two
intersecting streets are improved with buildings all of which have

effectively established an average front setback line which is different from

that which is specified for that district, then no building shall be erected
unless the front of such building is within five feet of such established
setback line.
(b) Lots having frontage on more than one street shall provide the required
front yards along those streets.
(c) Division of a Lot. No recorded lot shall be divided into two or more lots
unless such division results in the creation of lots, each of which conforms
to all of the applicable regulations of the district in which the property is
located. No reduction in the size of a recorded lot below the minimum
requirements of this title shall be permitted.
(d) Dwellings on Small and/or Narrow Lots. Where there are existing
recorded lots which do not meet the minimum lot area and/or width
requirements, single-family dwellings may be constructed (provided the
building front yard setback is 15 feet or the average setback established by
dwellings or structures existing at the start of construction, whichever is
greater) and as long as a side yard shall be not less than four feet and the
sum of the side yards shall be not less than 10 feet and as long as all
other requirements, except lot size and lot width, are met.
(e) Principal Uses Without Buildings. Where a permitted use of land
involves no structures, such use, excluding agricultural uses, shall
nonetheless comply with all yards and minimum lot area requirements
applicable to the district in which located, as well as obtain any other
license or permit applicable to that particular use.
(f) No dwelling shall be erected on a lot which does not abut on at least one
street for at least 30 feet. A street shall form the direct and primary means
of ingress and egress for all dwelling units. Alleys, where they exist, shall
form only a secondary means of ingress and egress.
(g) An attached or detached private garage which faces on a street shall not
be located closer than 25 feet to the street right-of-way line.

(h) Accessory buildings shall not be located in any required front yard.
(Ord. 2011-07; Ord. 2009-22; Ord. 2009-20; Ord. 2004-06. Zoning
ordinance Art. 5, 4).

Height Requirements

1.) Room Dimensions

Sec. 310.6. Room Dimensions.
Sec. 310.6.1. Ceiling Heights. Habitable space shall have a ceiling height of not
less than 7 feet 6 inches (2286 mm) except as otherwise permitted in this
section. Kitchens, halls, bathrooms and toilet compartments may have a ceiling
height of not less than 7 feet (2134 mm) measured to the lowest projection of
the ceiling. Where exposed beam ceiling members are spaced at less than 48
inches (1219 mm) on center, ceiling height shall be measured to the bottom of
these members. Where exposed beam ceiling members are spaced at 48 inches
(1219 mm) or more on center, ceiling height shall be measured to the bottom of
the deck supported by these members, provided that the bottom of the
members is not less than 7 feet (2134 mm) above the floor.
If any room in a building has a sloping ceiling, the prescribed ceiling height for
the room is required in only one half the area thereof. No portion of the room
measuring less than 5 feet (1524 mm) from the finished floor to the finished
ceiling can be included in any computation of the minimum area thereof.

If a room has a furred ceiling, the prescribed ceiling height is required in two
thirds the area thereof, but in no case shall the height of the furred ceiling be
less than 7 feet (2134 mm).
Sec. 310.6.2. Floor Area. Dwelling units shall have at least one room which
shall have not less than 120 square feet (11.2 square meters) of floor area.
Other habitable rooms except kitchens shall have an area not less than 70
square feet (6.5 square meters). Efficiency dwelling units shall comply with the
requirements of Section 310.7.
Sec. 310.6.3. Width. Habitable rooms other than a kitchen shall not be less
than 7 feet (2134 mm) in any dimension

2.) Stairways And Landings

Sec. 1006. Stairways.
Sec. 1006.1 General. Every stairway having two or more risers serving a
building or portion thereof shall conform to the requirements of this section.
Sec. 1006.2 Width. Stairways serving an occupant load of 49 or less
(residential construction - Ed.) shall not be less than 36 inches (914 mm) in
Handrails may project into the required width a distance of 3 1/2 inches (89
mm) from each side of a stairway. Stringers and other projections such as trim
and similar decorative features may project into the required with 1 1/2 inches
(38 mm) on each side.
Sec. 1006.3. Rise and Run. The rise of steps shall not be less than 4 inches
(102 mm) or greater than 7 inches (178 mm). Except as permitted in Section

1006.4 and 1006.6, the run shall not be less than 11 inches (279 mm) as
measured horizontally between the vertical planes of the furthermost
projection of adjacent treads. Except as permitted in Sections 1006.4, 1006.5
and 1006.6, the largest tread run within any flight of stairs shall not exceed the
smallest by more than 3/8 inch (9.5 mm). The greatest riser height within any
flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm).

1. Private steps and stairways serving an occupant load of

less than 10 and stairways to unoccupied roofs may be
constructed with an 8-inch-maximum (203 mm) rise and
a 9-inch-minimum (229 mm) run.
2. Where the bottom or top riser adjoins a sloping public way,
walk or driveway having an established grade and serving as a
landing, the bottom or top riser may be reduced along the slope
to less than 4 inches (102 mm) in height with the variation in
height of the bottom or top riser not to exceed 3 inches (76 mm)
in every 3 feet (914 mm) of stairway width.

Sec. 1006.4. Winding Stairways. In Group R, Division 3 Occupancies, winders

may be used if the required width of run is provided at a point not more than
12 inches (305 mm) from the side of the stairway where the treads are
narrower, but in no case shall any width of run be less than 6 inches (152 mm)
at any point.
Sec. 1006.5. Circular Stairways. Circular stairways may be used as an exit,
provided the minimum width of run is not less than 10 inches (254 mm) and
the smaller radius is not less than twice the width of the stairway. The largest
tread width or riser height within any flight of stairs shall not exceed the
smallest by more than 3/8 inch (9.5 mm).
Sec. 1006.6. Spiral Stairways. In Group R, Divisions 3 Occupancies, spiral
stairways may be installed. Such stairways may be used for required exits
when the area served is limited to 400 square feet (37.16 square meters).
The tread must provide a clear walking area measuring at least 26 inches (660
mm) from the outer edge of the supporting column to the inner edge of the
handrail. A run of at least 7 1/2 inches (191 mm) is to be provided at a point
12 inches (305 mm) from where the tread is the narrowest. The rise must be

sufficient to provide 6-foot 6-inch (1981 mm) headroom. The rise shall not
exceed 9 1/2 inches (241 mm).
Sec. 1006.7. Landings. Every landing shall have a dimension measured in the
direction of travel not less than the width of the stairway. Such dimension need
not exceed 44 inches (1118 mm) when the stair has a straight run. There shall
not be more than 12 feet (3658 mm) vertically between landings. For landings
with adjoining doors, see Section 1004.10.

3.) Handrails
The tops of handrails and handrail extensions shall be placed not less
than 34 inches (864 mm) or more than 38 inches (965 mm) above the nosing of
treads and landings. Handrails shall be continuous for the full length of the
stairs and, except for private stairways, at least one handrail shall extend in
the direction of the stair run not less than 12 inches (305 mm) beyond the top
riser nor less than 12 inches (305 mm) beyond the bottom riser. Ends shall be
returned or shall terminate in newel posts or safety terminals.
The handgrip portion of handrails shall not be less than 1 1/4 (32 mm)
inches nor more than 2 inches (51 mm) in cross-sectional dimension or the
shape shall provide an equivalent gripping surface. The handgrip portion of
handrails shall have a smooth surface with no sharp corners.
Handrails projecting from a wall shall have a space of not less than 1 1/2
inches (38 mm) between the wall and the handrail.
Sec. 1006.10. Guardrails. Stairways open on one or both sides shall have
guardrails as required by Section 1001.5.

1. Minimum width 2. Maximum rise - 8".

Minimum rise - 4".
3. Minimum run - 9".
4. Handrail must be between 34" and 38"
above nosing of treads.
5. Minimum headroom clearance - 6'8",
measured vertically from the plane of
tread nosings to soffit above.
6. Guardrail height - 36".


Intermediate rails placed so that a sphere 4" in diameter

cannot pass through.

8. Guardrail required if deck, porch, balcony, landing, etc. more than 30"
above grade.
9. Note: Enclosed usable space under stairs must be protected on the
enclosed side by 5/8" type "X" gypsum wall board.

Filipino Heritage

Vega Ancestral House

This is one of the 1st Transition Bahay na Bato inspired houses that has
been standing through times and witnessed the different colonial periods of the
Philippines in its 200 (estimated) years of existence. Sculpted wooden atlases
are perhaps the most interesting feature of the Vega Ancestral House located in
Poblacion, Balingasag, Misamis Oriental. Sculpted wooden atlases or, also

known as, Oti-ot in Visayan language,

provides support to the second floor protrusion
of the house.

Wooden Atlas
It is noteworthy to mention that the
house is designed with sculpted wooden men
structures that act as support to the
protruding second floor of the house

House Interior
The house uses "molave" tree and "balayong" as primary material in
building the house. It can also be observed that the house has large beams or
pillars that act as support to the overall stability of the house structure.


Another notable feature of the

house is its uppermost portion which
still uses the classical cogon for the
roof. It further classifies the house
under the 1st Transition of Bahay-nabato aside from its emerging stone
works at the bottom part of the house.


Sample Floor Plan of 2 Storey Residence

Example No.1

Example No. 3

Example No. 2

Ground Floor Plan

Second Floor Plan

Example No. 4

Ground Floor Plan

Second Floor Plan

Example No. 5

Ground Floor Plan

Second Floor Plan

( )

Functional Interpretation
Abstract. Corner buildings, according to their position in an urban block,
can be more freely shaped than other built-in buildings. Due to their position
and perception, above all, from surrounding public spaces, they dominate
inside an urban matrix of a residential area and very often represent urban
model of cities. Relationship of these buildings to public spaces, which are in
their immediate environment, represents a specific problem.
Regarding the observed period of Modernism, the problem of the origins
and transformation of corner buildings, was treated in different ways, and
therefore surrounding public spaces had different characteristics and values.
Buildings, originating in the above mentioned period in the territory of Novi
Sad and their interrelationship to public spaces are subjects of the research,
according to different parameters of shape and function.
On the basis of the conducted analysi,s the quality of interaction of
buildings and public spaces is being evaluated, from the viewpoint of their
morphological, architectural, and urban structure, but also through programs,
social, psychological and environmental values.

Traffic Flow
When looking over floor plans for your new house you will want to make
sure they fit the lifestyle of your family, while providing a smooth traffic flow.
Having to go through one room to get into another one may be necessary in
some instances, but proper planning of the floor plan will eliminate that need.
Most floor plans will involve a means of entering the home from at least
two directions, the front and rear, with a third means added through an
attached garage. In some case, an entryway through the basement, if
applicable, can add a fourth means of entry. In many cases the location of
entries will help determine the flow of traffic.
Entering through a door leading into the kitchen area, will make life
easier when coming home from the store, as most trips result in food and other
items that will be stored in the kitchen. Typically, entries from attached garages
lead directly into the kitchen and if they dont, they should.
The front door typically leads into a living room or into a foyer and it is
used to receive guests, providing a closet in which to store coats or other items
carried in. Usually, the front door has restricted use with the family using the
garage or back door on the rear of the house. This may include an adjacent
means of getting into the basement. A person working outdoors may be covered
with dirt and will want to go directly to a basement to clean up before tracking
dirt throughout the rest of the house.
An outside entry leading directly to the basement may be available on
floor plans for a house on a sloping lot. The door may be a sliding patio door or
a regular entry door, leading into either a family room or a mud room.