planning cluster housing

8/11/2019 Planning Cluster Housing

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FA R EA S T E R N UN I V E R S I T YINSTITUTE OF ARCHITECTURE AND FINE ARTS

Cluster housing

Written report

SUBMITTED BY:

LATADE, LARRYSA

REYES, IMMANUEL

REYES, SHAIRA E.

VENTURINA, NINO RAMON


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AR1142

SUBMITTED TO:

ARCH. VERDOTE

INTRODUCTION

BACKGROUND

Over the past year, residential zoning ordinances in most communities have

encouraged such traditional designs by requiring minimum lot sizes, uniform road

frontage and lot setbacks, specific road standards, and other standard requirements. In

general, the only open space within such developments has been the yards between

adjoining privately owned housing lots. In many cases, little planning went into

preserving or improving the quality of the open-space areas or protecting natural

features on the developed parcel.

As concerns over issues such as urban sprawl, open-space preservation,

environmental protection, and farmland loss have increased, some home buyers,

developers, and community officials have started to question whether the traditional

development pattern provides the quality of life that many homeowners now desire. To

help address these issues, a rather new concept in development, cluster or

conservation design, has become predominant in many communities.

The most common name for this new development approach is cluster development,

but conservation design and a number of regional terms are applied to the same

concept. Regardless of its name, the main objective of cluster development is to allow

residential, or even commercial, development while still protecting the areas

environmental features, allowing for more open space, and protecting farmland and

the character of rural communities.

Cluster developments differ from traditional developments in several ways. Cluster

developments usually site homes on smaller lots and there is less emphasis on minimum

lot size. However, the total number of homes, or density, on a given acreage does not

necessarily increase over that allowed in the traditional subdivision designs. The same

number of homes is clustered on a smaller portion of the total available land. The

remaining land, which would have been allocated to individual home sites, is now

converted into protected open space and shared by the residents of the subdivision

and possibly the entire community.


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DEFINITION

A single-family detached dwelling unit containing three or more separate living units

grouped closely together to form relatively compact structures (BP 220)

A planned subdivision where detached housing is located in close proximity to eachother and share common open space including recreation areas and parking. (Web

Definition)

SIGNIFICANCE

Open Space Preservation & Maintenance

The increased common open space in cluster developments may be used for a

number of purposes. The specific purposes are defined during the developments

platting process. In many cases, the open space is designed to protect natural areas.

One principle of conservation design is that environmentally sensitive areas must first be

identified and designated as non-buildable. Then subsequent planning can ensure that

home lots do not infringe on those sites and that those sites are not calculated into the

total area permitted for lots. The open space can also be used for more active

recreational facilities, native habitat for wildlife or plantings, agricultural production, or

other allowable purposes. The landowner and community jointly determine how the

open space will be used while the subdivision proposal is being approved.

CONVENTIONAL MODEL CLUSTER MODEL


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Waste Water Management

Storm water and septic management can take some additional planning in a clusterdevelopment. Actually, well-designed cluster developments may benefit the whole

community in terms of storm water management. These developments usually have less

impervious surface cover and provide more open space for water infiltration. These two

factors combined can help reduce the amount of storm water runoff leaving the

property and thus decrease the chances that the new development will cause

flooding problems. Although traditional subdivisions may be required to build storm

water detention areas, these structures usually only reduce the flow rate of water, not

the increased volume. Natural areas, such as wetlands or native plantings, which are a

part of the cluster developments open space can help manage storm water by

reducing the volume of runoff and cleaning the storm water during the infiltrationprocess. In fact, many conservation designs include planting deep-rooted native plants

in the open space to help improve soil structure and increase water infiltration.

Another advantage of cluster developments is that they generally use less mass

grading of the parcels soil surface. Such grading can compact the soil and increase

runoff even on areas where there is no construction. Road ditches in cluster designs are

often grass swales instead of curb and gutter. These grassy areas allow for more water

infiltration and are often less costly for developers and require less maintenance from

the homeowners association or community.

Advantages and Disadvantages

As previously suggested, many advantages of cluster development are related to

specific uses of the open space and the feeling that this space generates for a

community.

Some of the chief advantages include:


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Open space can provide community members with larger recreation areas and

create a sense of openness that many people desire.

Open space can benefit the environment by providing habitat for wildlife, naturally

filtering storm water, reducing storm water runoff from impervious surfaces, and

protecting the natural features of a site.

Linking the open space of several conservation design subdivisions can help develop

larger and more effective environmental corridors within and betweencommunities.

Developers may benefit because these designs usually reduce the costs of site

development and increase the market price of individual plots in comparison with

traditional subdivisions.

These designs can benefit rural areas by reinforcing the policy of maintaining the

local rural character that is included in many comprehensive land use plans.

Disadvantages of cluster development may include:

Perhaps most important, local officials, developers, and the community may be

predisposed toward traditional development designs because they are familiar and

well understood. An education effort may be necessary to help these groups

understand the goals and advantages of cluster development.

During the planning phases, lot and home layout may take extra work to ensure that

while homes are located closer together, they still take advantage of the open-

space goals of the design.

Methods to protect and maintain the open space must be carefully developed,

implemented, and monitored.

Although not necessarily a restricting disadvantage, the management of waste

water must be carefully designed for smaller lots.

While these disadvantages should be acknowledged and addressed, none should

preclude the use of cluster development.

What is the difference between Planned Unit Development and Cluster Housing?

Most zoned communities in Ohio have ordinances permitting Planned Unit

Developments (PUDs). They often include a mix of residential, commercial, industrial, or

other uses, whereas the cluster subdivision normally only includes single family housing.Within the PUD, zoning and subdivision regulations need not be uniform with the

community's traditional codes. Planned Unit Developments often include single- and

multi-family housing at higher densities than permitted in conventional subdivisions. They

can contain many of the amenities of cluster developments, i.e., open space,

pedestrian paths, or recreational areas. One major difference between PUDs and

cluster development is the amount of open space. Where PUDs usually contain 20%


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open space or less, most proponents of cluster development recommend a minimum

of 40%.

RELATED LITERATURE

Cluster Housing

Cluster housing means three or more dwelling grouped on a site to take advantage of

good building area or views and to conserve large areas of open space.

Cluster housing, which is also called conservation-oriented development, allows for the

total number of homes in a given piece of land to be clustered or concentrated more

densely onto one or more portions of the land; typically, double the density is

concentrated on half the acreage. Such a strategy allows for the development of

smaller (less expensive) homes on smaller (less expensive) lots, thus providing alternativehousing choices for multiple community population groups and providing the

opportunity to preserve remaining land for public and neighbourhood use.

Developments in cluster-zoned areas often incorporate open, common areas for use

by community members and/or the wider public. The landowner and the community

decide the use of the preserved open space during the subdivision review process; and

uses can include parks, nature/jogging/walking trails, active recreation, and

community gardens, among others.

It is an alternative concept for residential development. Development is grouped,

involving several adjacent parcels, leaving larger blocks of open space and preserving

both rural character and the natural environment.

With cluster housing, land is used more efficiently. Development occurs on the most

buildable portion of land, taking into consideration surrounding natural features and,


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due to their compact nature, reducing sprawl and high servicing costs. Cluster housing

may have a range of densities, from small lots to townhouse developments.

Benefits of Cluster Housing

Cluster housing groups homes together on fairly small lots near one another, with larger

open spaces in the same development left untouched.

The benefits of this development pattern are two-fold:

1.

The contiguous open spaces are good practice either for conservation and

wildlife habitat purposes, or for agriculture, while

2. Placing the homes near one another minimizes the cost of running roads and

utilities to them, and allows for convenient socializing and a real sense of

community.

DESIGN CONSIDERATION REQUIREMENTS AND GUIDELINES

BATAS PAMBANSA BLG. 220

RULE II

MINIMUM DESIGN STANDARDS AND REQUIREMENTS FOR ECONOMIC AND SOCIALIZED

HOUSING PROJECTS

Section 3. Compliance with Standards and Guidelines

Development of economic and socialized housing projects shall be in accordance with

the minimum design standards herein set forth.

Section 4. Basis and Objectives of the Minimum Design Standards

The minimum design standards set forth herein are intended to provide minimum

requirements within the generally accepted levels of safety, health and ecological

considerations. Variations, however are also possible, as may be based on some

specific regional, cultural and economic setting, e.g., building materials, space

requirement and usage. This minimum design standards encourages the use of duly

accredited indigenous materials and technology such as innovative design and

systems, modular systems and components among others. The parameters used in

formulating these Design Standards are:

A. Protection and safety of life, limb, property and general public welfare.

B. Basic needs of human settlements, enumerated in descending order as

follows:

1.

Water

2. Movement and circulation


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3. Storm drainage

4. Solid and liquid waste disposal

5.

Park/playground

6.

Power

The provision of these basic needs shall be based on the actual setting

within which the project site is located.

C. Affordability levels of target marketAffordable cost - refers to the most reasonable price of land and shelter based

on the needs and financial capability of Program Beneficiaries and

Appropriate Financing Schemes (RA 7279)

D. Location

Both economic and socialized housing projects shall be located within suitable

site for housing and outside potential hazard prone and protection areas.

Section 5. Technical Guidelines and Standards for Subdivisions

In determining whether an economic and socialized housing shall be allowed, the

following guidelines shall be considered.

A. Site Criteria

1. Availability of basic needs

The prioritized basic needs cited earlier shall preferably be available with

reasonable distance from the project site, but where these are not available, the

same shall be provided for by the developer.

2. Conformity with the Zoning Ordinance or Land Use Plan of the City/Municipality

Generally, housing projects should conform with the zoning ordinance of the

city/municipality where they are located, thus, shall be in suitable sites for

housing. However, where there is no zoning ordinance or land use plan, the

predominant land use principle and site suitability factors cited herein shall be

used in determining suitability of a project to a site.

Furthermore, if the project is undoubtedly supportive of other land uses and

activities (e.g., housing for industrial workers) said project shall be allowed.

3. Physical Suitability

A potential site must have characteristics assuring healthful, safe and

environmentally sound community life. It shall be stable enough to

accommodate foundation load without excessive site works. Critical areas (e.g.,

areas subject to flooding, land slides and stress) must be avoided.

4. Accessibility


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The site must be served by a road that is readily accessible to public

transportation lines. Said access road shall conform to the standards set herein of

these Rules to accommodate expected demand caused by the development

of the area. In no case shall a subdivision project be approved without

necessary access road/right-of-way constructed either by the developer or the

Local Government Unit.

B. Planning Considerations

1. Area Planning

Project design should consider not only the reduction of cost of development to

a minimum but also the provision for possible future improvement or expansion,

as in the prescription of lot sizes, right-of-way of roads, open space, allocation of

areas for common uses and facilities.

Land allocation and alignment of the various utilities (roads, drainage, power

and water) of the subdivision shall be integrated with those of existing networks

as well as projects outside the boundaries of the project site, e.g. access roads

set forth herein and should follow the standard specifications of the Department

of Public Works and Highways (DPWH).

2. Site Preservation/Alteration

a. Slope

The finished grade shall have a desired slope to allow rain water to be

channeled into street drains. Where cut and fill is necessary, an appropriate

grade shall be attained to prevent any depression in the area.

Grading and ditching shall be executed in a manner that will prevent erosion or

flooding of adjoining properties.

b. Preservation of Site Assets

Suitable trees with a caliper diameter of 200 milimeters or more, shrubs and

desirable ground cover shall be preserved. Where a good quality top soil exists in

the site, it shall not be removed and shall be preserved for finishing grades of

yards, playgrounds, parks and garden area.

c. Ground Cover

Grass, shrubs, plants and other landscaping materials used for ground cover shall

be of variety appropriate for its intended use and location. They shall be so

planted as to allow complete and permanent cover of the area.

3. Easements

Subdivision projects shall observe and conform to the provisions of easements as

may be required by:

a.

Chapter IV, Section 51 of the Water Code of the Philippines on water

bodies


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b. National Power Corporation (NPC) on transmission lines

c. Fault traces as identified by PHIVOLCS per Resolution No. 515, series of

1992

d.

Right-of-way of other public companies and other entities.

e.

For projects abutting national roads (primary roads) adequate easement

shall be provided for road including loading and unloading as may be

required by national/local government units.f.

Other related laws

g.

4. Circulation

a.

Depending on the classification of roads adjacent to the subdivision and

the size of the project site, road network should result into a hierarchy of

functions and should define and serve the subdivisions as one integrated

unit.

b. Roads complemented with pathwalk within the subdivision must be so

aligned to facilitate movement within and in linking the subdivision to the

nearest major transportation route and adjacent property.

Whenever there is/are existing roads within the project site which shall be

made part of the subdivision, these shall be improved in accordance with

the standards set forth herein.

c.

Streets should conform to the contours of the land as much as

practicable.

d.

Provisions of major street extension for future connection to adjoining

developed and/or underdeveloped properties shall be mandatory and

integrated or aligned with existing ones, if any.

e.

Streets shall be so laid out to minimize critical intersections such as blind

corners, skew junctions, etc.

Section 6. Building Design Standards and Guidelines

Projects incorporating housing components shall comply with the following design

standards and guidelines.

A. Single-Family Dwelling (Applicable for both Economic and Socialized Housing)

1. Lot Planning

a. Access to the Property Direct

Access to the single-family dwelling shall be provided by means of anabutting

public street or path walk. However, path walk shall only be allowedas

pedestrian access to property for Socialized Housing projects.

b. Access to the Dwelling Unit

An independent means of access to the dwelling unit shall be provided without

trespassing adjoining properties. Acceptable means of access to the rear yard of


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the dwelling unit shall be provided without passing through any other dwelling

unit or any other yard.

c. Open Space Requirements

Open spaces shall be located totally or distributed anywhere within the lot in

such a manner as to provide maximum light and ventilation into the building.

LAWS AND POLICIES


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concrete, wood and natural stone is in character with the rustic surroundings, giving a

sense of honest materiality to the development.

INTERNATIONAL

Winterpark Cluster Housing

The design consists of twenty detached houses and was constructed in two stages

between 1970 and 1974. Gunns residential project is described as an outstanding

example of careful design extended into a consideration of the importance of

landscape and open space and, ultimately, the presence and feel of a place

Winter Park is a carefully planned development in which group of houses are sited to

optimize available land in more efficient and environmentally sensitive method than

that provided by the normal rectangular grid lot suburban subdivision. The project wasbuilt in two stages due to acapital costand excess land was combined to provide

communal open space. Houses are sited to relate with each other, to optimize privacy,

solar orientation, views and physical conditions. Winter Park compromises of four groups

of five houses that are located around communal car and pedestrian access ways,

and each dwelling has a private garden in addition to a large central communal

recreation space. The central idea was the free sitting of houses, private garden and

communal open space to achieve an integration of the built environment within the

most efficient use of land.

Ellis Stone was the landscape architect for Winter Park, making it his last major project.

The original design was recreated by over-planting species that were not considered in

Stones intent.

Half the site was retained as open space. The balance was oriented to parkland

through loop roads with vacant blocks on the park side, so that the streetscape could

flow without visual interruption into the park. Inspired by American developments.
http://en.wikipedia.org/wiki/Capital_costhttp://en.wikipedia.org/wiki/Capital_costhttp://en.wikipedia.org/wiki/Capital_costhttp://en.wikipedia.org/wiki/File:Winterpark-walkthrough.jpghttp://en.wikipedia.org/wiki/File:Winterpark-doublestorey.jpghttp://en.wikipedia.org/wiki/File:Winterpark-highst.jpghttp://en.wikipedia.org/wiki/File:Winterpark-walkthrough.jpghttp://en.wikipedia.org/wiki/File:Winterpark-doublestorey.jpghttp://en.wikipedia.org/wiki/File:Winterpark-highst.jpghttp://en.wikipedia.org/wiki/File:Winterpark-walkthrough.jpghttp://en.wikipedia.org/wiki/File:Winterpark-doublestorey.jpghttp://en.wikipedia.org/wiki/File:Winterpark-highst.jpghttp://en.wikipedia.org/wiki/Capital_cost


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LOCAL

CAMELLA MIRABELA

One of the cluster communities within the already built Nova Romania an 18-hectare

prime residential Camella community with amenities that include a gated security

entrance, perimeter fence, a new clubhouse, swimming pool, gardens, playgrounds

and parks ideal for family gatherings and fun community activities.

LOYOLA GRAND VILLAS

Nestled between the hills of Quezon City and the Marikina River, Loyola Grand Villascovers over 172 hectares and stretches from the Ateneo de Manila hillside, along the La

Vista and Ayala Heights subdivisions, and to the panoramic borders of the Capitol Hills

Golf Club and the Balara Filters.

The village provides a breathtaking view of the Marikina River and the Antipolo

mountain ranges. Its gently rolling terrain exudes a relaxing atmosphere in the middle of

city living. And yet, the village is just a stones throw away from the prestigious

campuses of Ateneo, U.P. and Miriam, and is a short drive from the best medical

facilities in the country like the Heart, Kidney and Lung Centers and the Lungsod ng

Kabataan Hospital.


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REFERENCES

REVISED IMPLEMENTING RULES AND REGULATIONS FOR BP 220, HLURB 2008

REVISED IMPLEMENTING RULES AND REGULATIONS FOR PD 957, HLURB 2009

ARENDT, RANDALL. CONSERVATION DESIGN FOR SUBDIVISIONS, PAGE

60,68

HODGE, GERALD. PLANNING CANADIAN COMMUNITIES: AN

INTRODUCTION TO THE PRINCIPLES, PRACTICE AND PARTICIPANTS

IN SMALL TOWNS AND RURAL AREAS,

TRY CLUSTER HOUSING. HTTP://WWW.USEFUL-COMMUNITY-

DEVELOPMENT.ORG/CLUSTER-HOUSING.HTML

CLUSTER/CONSERVATION DEVELOPMENT.

HTTP://URBANEXT.ILLINOIS.EDU/LCR/CLUSTER.CFM

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