HIRIGINTZA IV

USURBIL—KO PLAN BEREZIA

Alex Agirrezabal, Laura De los Rios and Amelie Sommer

INDEX
1. REPORT 1
1.1. BACKGROUND 1
1.2. DIAGNOSIS 2
1.3. OBJECTIVES 2
1.4. PROPOSAL 2
1. LEGAL JUSTIFICATION 3
2. URBAN CARD 7
 1. REPORT

1.1. BACKGROUND

Usurbil is a town located in the province of Gipuzkoa, in the Basque Country region of Spain.
Zindirategi is located in the southern part of the town, near the A-15 motorway. The natural area
surrounding Usurbil is characterized by its green hills and forests, which provide a beautiful and
peaceful backdrop to the town's urban and industrial landscape.

The natural area of Usurbil is primarily made up of the Oria River valley and the surrounding hills. The
Oria River is a significant natural feature in the region and is home to a variety of fish, such as trout
and eels. The river also serves as a habitat for several bird species, including kingfishers and herons.

The hills surrounding Usurbil are covered in dense forests, mainly consisting of oak and beech trees.
These forests are home to a variety of wildlife, including deer, wild boar, and foxes. The forests also
provide excellent hiking and cycling opportunities, with many trails crisscrossing the hills and valleys.

Overall, the natural area surrounding Usurbil offers a peaceful and scenic contrast to the industrial
area of the town. And the fact is that industry has a notable presence in the town. In fact, Zindirategi is
located close to the main industrial areas of the town. Not only that, the area of intervention, formerly
owned by the company Ingemar, is currently abandoned and has great potential due to its strategic
location between the Santuenea neighbourhood, the Oria river and the town centre.

Currently the area Zingirategi in Usurbil is an old industrial area where there are many empty
factories, most of which are already broken and ready for demolition.

1.2. DIAGNOSIS
Zindirategi is located between the city centre
with its cultural and social benefits, as well as
bus and train stops, and the residential area
of Santu-Enea Auzoa, where many residents
live.

The entire old industrial area is no longer

used, although it is located in the middle of
the city. Currently, this area separates the
residential area from the city center. The
whole city is broken up with a large industrial
strip that not only damages the appearance
of the city, but also the flow of people within the different districts.

Currently, there are no Green Areas there as the entire land is built up and no space is provided for
recreation. The Oria River, which flows next to the Zingirati area, is not currently included in the urban
benefit and can currently only be seen as a spatial separation that distances the residential area
further from the city core.

The main road on which motorists commute between the urban areas or neighboring villages runs
directly along the border of our intervention area. This means that there is a lot of traffic there every
day.

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1.3. OBJECTIVES
With our project we want to achieve that the Zindirategi area in the city of Usurbil becomes
part of the cityscape again. It must be designed in such a way that the separation from the other
urban areas is broken up by the existing railway tracks, the large industrial strip and the river. We
want to improve the situation for the traffic of cars and people, create new green areas and above all,
build new living and working space for many people. Housing should have good connections to parks
and streets, as well as enough space for outdoor recreation.

Drivers commuting between the urban areas or neighboring towns drive along a relatively
narrow road. Since increased traffic is to be expected due to the new development of the urban area,
another goal is to widen this road or build a new connecting road.
The situation should not only change for car drivers. Large roads and uncrossable railway tracks
should also be cleverly bypassed by pedestrians to make it safer and easier for them to move
between their homes, shops and connection possibilities to the public transport network.

1.4. PROPOSAL

The new district in Usurbil creates a new connection between residential areas and the city
centre. The new design also breaks up the old industrial strip in the middle of the city and allows for
many new housing options, as well as shopping and recreation areas.

First, a new connecting road now runs through the neighbourhood. From there, the new
railway station can be reached within the new area, as well as public car parks and entrances to the
underground, private car parks. The road then rejoins the existing main road from Usurbil's city centre
to Santu-Enea Auzoa. This was widened to accommodate the growing traffic. There are no other
roads for motorists. The remaining dwellings are accessed exclusively by cyclists and pedestrians to
keep traffic out of the more private areas.

Within the new urban area are two new blocks for public equipment. These are supported by
outdoor communal areas. The various residential blocks are open to shops and other public facilities
on the first two floors. The rest is residential. In total, the residential blocks have between seven and
nine floors.

The backyards are also specially designed. With regard to the diversity of people who could
live in this area, the backyards are also designed individually. For example, one block of flats has a
covered public community garden that can be used for common use and recreation. Within another
block, there are many outdoor seating areas for cafes. Different plantings in the green areas provide a
varied picture of the entire area.

Several green areas also surround the newly designed district. Near the river, for example, there is a
larger park with many seating and communal areas, as well as other public facilities. But there are
also green parts between residential areas and streets as well as between apartment blocks.

Ultimately, our project can create living space for many people. People will no longer be separated
from the city centre by an unused, old industrial heap and can now enjoy a good location in the middle
of a lot of nature and good connections to the transport network.

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 1. LEGAL JUSTIFICATION

As we had mentioned before, in the Zindirategi area we have an Urbanistic Floor Area ratio of
1,5. In the tables below, the characteristics that the neighborhood must have in order to meet the
numbers required to achieve this number can be found, as well as the justification that these numbers
are met in our proposal.

RESIDENTIAL

Plot Building Floor area (m^2) Number of floors Total area(m^2)

P2 E1 (H.S.a.) 360.03 m^2 6 2160.18 m^2

E2 (H.S.a.) 834.75 m^2 5 4173.75 m^2

P3 E1 (H.S.a.) 479.99 m^2 5 2399.95 m^2

E2 (H.S.a.) 803.97 m^2 5 4019.85 m^2

P6 E1 (H.S.gr) 717.18 m^2 5 3585.9 m^2

E2 (H.S.gr) 480 m^2 5 2400 m^2

E3 (H.S.gr) 360 m^2 5 1800 m^2

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 E4 (H.S.gr) 388.96 m^2 6 2333,76 m^2

P7 E1 (H.S.gr) 960 m^2 5 4800 m^2

E2 (H.S.gr) 606.83 m^2 5 3034,15 m^2

P8 E1 (F.P) 600 m^2 5 3000 m^2

E2 (F.P) 361.25 m^2 6 2167,4 m^2

E3 (F.P) 844.44 m^2 5 4222,2 m^2

TOTAL 40097.2 m^2

In the table above there are also defined the types of residences that each plot has. Whether they have
social housing and of which type, or they are free promotion dwellings.

PRODUCTIVE USES

Plot Building Floor area Number of floors Total area

P2 E1 306.03 m^2 2 612.06 m^2

E2 794.74 m^2 1 794.74 m^2

P3 E1 479.99 m^2 1 479.99 m^2

E2 747.36 m^2 1 747.36 m^2

P4 E1 412.73 m^2 10 4127.3 m^2

P6 E1 742.24 m^2 1 742.24 m^2

E2 480 m^2 2 960 m^2

E3 435.46 m^2 2 870.92 m^2

E4 388.96 m^2 2 777.92 m^2

P7 E1 a 538.59 m^2 1 538.59 m^2

b 451.41 m^2 2 902.82 m^2

E2 683.61 m^2 2 1367.22 m^2

E3 385.35 m^2 9 3468.15 m^2

P8 E1 624 m^2 1 624 m^2

E2 426.59 m^2 1 426.59 m^2

E3 a 240 m^2 1 240 m^2

b 652.59 m^2 2 1305.18 m^2

TOTAL 19093.08 m^2

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COMMERCE

Plot Building Floor area Number of floors Total area

P2 E2 794.74 m^2 1 794.74 m^2

P3 E1 479.99 m^2 1 479.99 m^2

E2 747.36 m^2 1 747.36 m^2

P6 E1 742.24 m^2 1 742.24 m^2

P7 E1 a 538.59 m^2 1 538.59 m^2

P8 E1 624 m^2 1 624 m^2

E2 426.59 m^2 1 426.59 m^2

E3 a 240 m^2 1 240 m^2

TOTAL 4593.51 m^2

BASEMENTS

Plot Floor area Number of floors Total area

P1 (public) 1567.69 m^2 1 1567.69 m^2

P2 1668.82 m^2 1 1668.82 m^2

P3 1940.03 m^2 1 1940.03 m^2

P6 3560.28 m^2 1 3560.28 m^2

P7 3189.1 m^2 1 3189.1 m^2

P8 3206.92 m^2 2 6413.84 m^2

TOTAL PRIVATE 16772.07 m^2

PUBLIC EQUIPMENTS

Plot Floor area Number of floors Total area

P1 1567 m^2 5 7838,45 m^2

983.7 m^2 1 983.7 m^2

P5 994 m^2 4 3976 m^2

TOTAL 12798.15 m^2

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Having looked at the uses and areas of each building and floor, we then compare these
measurements of our proposals with what the law requires of us.

Standard Legislation Requirement Our plan

Public Equipment 5m^2 / 25m^2 of urbanistic FA 12.676,5 m^2 12798.15 m^2

Private Parking 0,35 parking place / 25m^2 of 649 places 670 places
residential use

Green area and 15% of intervention area 6514,05 m^2 + 12000 m^2
open spaces

Vegetation 1 tree / 1 new house Around 400 trees +400

Standard Condition Requirement Our plan

Productive uses min 30% 19014,75 m^2 19093.08 m^2

Residential + commerce rest of FA 44267.75 m^2 44690.65 m^2

Having looked at the uses and areas of each building and floor, we then compare these
measurements of our proposals with what the law requires of us.

RESIDENTIAL 40097.2 m^2

Type Legislation Requirement Our case

SOCIAL HOUSING 75% (minimum) 30072,9 m^2 (min) 30707.54 m^2

General regime 55% of S.H (min) 16540,095 m^2 (min) 17953.81 m^2

Appraised remaining till 75% - 12753.73 m^2

FREE PROMOTION 25% (max) 10024,3 m^2 (max) 9389.6 m^2

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 2. URBAN CARD

SPECIAL PLAN OF USURBIL

The Zindirategi area is a neighborhood located in the southern part of the town Usurbil. The area is
located between the Oria river, the Santuenea neighborhood which is on the other side of the river,
the A-15 motorway and the city center. The natural area surrounding Usurbil is characterized by its
green hills and forests, which provide a beautiful and peaceful backdrop to the town's urban and
industrial landscape. The parcel where the special plan is, used to be propriety of the Ingemar
company, and is now on sale, abandoned and with great potential.

CONDITIONS OF STRUCTURAL PLANNING

Land classification Non consolidated urban land

Total surface 43427 m^2

Surface of the area
Edificable surface 42255 m^2

Characteristic use Mostly residential

Physical floor area 93354 m^2

Urbanistic floor area 63382.5 m^2

CONDITIONS OF DETAIL PLANNING

USE CONDITIONS

P1 PLOT

Basement Public parking

Characteristic use
All floors Public equipment

Basement Warehouses without limit

Authorized use
All floors Cultural centre

Prohibited use All those not mentioned

P2 PLOT

E1

Basement Parking

Characteristic use Ground Floor 1 and 2 Productive uses

Dwellings and communication
Other floors
nucleus
Basement Warehouses

Authorized use Ground Floor 1 and 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

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E2

Basement Parking

Ground Floor 1 Commerce

Characteristic use
Ground Floor 2 Productive uses
Dwellings and communication
Other floors
nucleus
Basement Warehouses

Ground Floor 1 Tertiary uses

Authorized use
Ground Floor 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

Number of dwellings P2: 63

Other conditions for uses
Number of parking places P2: 66

P3 PLOT

E1

Basement Parking

Ground Floor 1 Commerce

Characteristic use
Ground Floor 2 Productive uses
Dwellings and communication
Other floors
nucleus
Basement Warehouses

Ground Floor 1 Tertiary uses

Authorized use
Ground Floor 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

E2

Basement Parking

Ground Floor 1 Commerce

Characteristic use
Ground Floor 2 Productive uses
Dwellings and communication
Other floors
nucleus
Basement Warehouses

Ground Floor 1 Tertiary uses

Authorized use
Ground Floor 2 Offices

Other floors Dwellings

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Prohibited use All those not mentioned

Number of dwellings P3: 64

Other conditions for uses
Number of parking places P3: 66

P4 PLOT

Characteristic use All floors Productive uses

Authorized use All floors Light industry and offices

Prohibited use All those not mentioned

P5 PLOT

Characteristic use All floors Public Equipment

Authorized use All floors Sport and cultural equipment

Prohibited use Sanitary and Educational equipment

P6 PLOT

E1

Basement Parking

Ground Floor 1 Commerce

Characteristic use
Ground Floor 2 Productive uses
Dwellings and communication
Other floors
nucleus
Basement Warehouses

Ground Floor 1 Tertiary uses

Authorized use
Ground Floor 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

E2, E3, E4

Basement Parking

Characteristic use Ground Floor 1 and 2 Productive uses

Dwellings and communication
Other floors
nucleus
Basement Warehouses

Authorized use Ground Floor 1 and 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

Number of dwellings P6: 101

Other conditions for uses
Number of parking places P6: 142.41

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P7 PLOT

E1 (a)

Basement Parking

Ground Floor 1 Commerce

Characteristic use
Ground Floor 2 Productive uses
Dwellings and communication
Other floors
nucleus
Basement Warehouses

Ground Floor 1 Tertiary uses

Authorized use
Ground Floor 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

E1 (b), E2

Basement Parking

Characteristic use Ground Floor 1 and 2 Productive uses

Dwellings and communication
Other floors
nucleus
Basement Warehouses

Authorized use Ground Floor 1 and 2 Tertiary

Other floors Dwellings

Prohibited use All those not mentioned

E3

Characteristic use All floors Productive uses

Authorized use All floors Light industry and offices

Prohibited use All those not mentioned

Number of dwellings P7: 78

Other conditions for uses
Number of parking places P7: 127

P8 PLOT

E1, E2, E3 (a)

Basement Parking

Ground Floor 1 Commerce

Characteristic use
Ground Floor 2 Productive uses
Dwellings and communication
Other floors
nucleus
Basement Warehouses
Authorized use

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 Ground Floor 1 Tertiary uses

Ground Floor 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

E3 (b)

Basement Parking

Characteristic use Ground Floor 1 and 2 Productive uses

Dwellings and communication
Other floors
nucleus
Basement Warehouses

Authorized use Ground Floor 1 and 2 Offices

Other floors Dwellings

Prohibited use All those not mentioned

Number of dwellings P8: 94

Other conditions for uses
Number of parking places P8: 256

FORM CONDITIONS

Basement 1567.69 m2
P1 Plot
All floors 8822.15 m2

Basement 1668.82 m2

P2 Plot Ground floors 2201.54 m2

Other floors 6333.93 m2

Basement 1940.03 m2

P3 Plot Ground floors 2454.7 m2

Other floors 6419.8 m2

P4 Plot All floors 4127.3 m2

Floor area P5 Plot All floors 3976 m2

Basement 3560.28 m2

P6 Plot Ground floors 4093.32 m2

Other floors 10119.66 m2

Basement 3189.1 m2

P7 Plot Ground floors 4117.92 m2

Other floors 7834.15 m2

Basement 6413.84 m2

P8 Plot Ground floors 3886.36 m2

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 Other floors 9389.6 m2

Building profile Defined in the morphological plan

P1 18 m above ground
P2 (E2), P3, P6 (E1, E2, E3), P7 (E1, E2),
23 m above ground
P8 (E1, E3)
P2 (E1), P6 (E4), P8 (E2) 26 m above ground
Maximum heights
P7 (E3) 27 m above ground

P4 30 m above ground

P5 12 m above ground

Basements 3m

Maximum heights in each floor Ground Floors 4m

Other floors 3m

Alignments Defined in the morphological plan

CONDITIONS OF THE PUBLIC SPACE

In this section we will mention the main street, car parks, leisure areas, squares, green areas,
pedestrian paths and roads:

● A bi-directional main road for vehicles is planned, which marks the main axis of the
neighborhood.
● Public car parks are foreseen on Central Avenue, on both sides.
● A secondary road for vehicles is planned around plots 3 and 4.
● A large green area is planned on the banks of the river, next to the promenade, where trees
and meadows can be placed, without limits, but respecting the stream. Then, green areas
are planned around the islands of houses in order to achieve privacy. A promenade
surrounded by greenery separating the industry from the neighborhood is also foreseen in
the south of the neighborhood. Finally, a green zone between the train tracks and the
neighborhood is foreseen to isolate it from the train tracks.
● Semi-private leisure spaces are planned within the space formed by the homes, giving them
the use of parks and squares.
● In the P3 plot, a covered greenhouse plaza is foreseen between the blocks of the same.

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