THE SHAMBA
© Architronic Architects 2020
RESIDENTIAL BUILIDNG GUIDELINES
THE SHAMBA
When the world seems large and complex, we need to remember that great world ideals all begin in some home neighborhood. Konrad Adenauer
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CONTENTS THE RESIDENTIAL GUIDELINES PROVIDE SPECIFIC AND BROAD RECOMMENDATIONS TO CREATE HIGH QUALITY BUILDINGS AND SITE PLANS THAT WILL RESULT IN A MORE ATTRACTIVE , LIVEABLE , AND PEDESTRIAN - FRIENDLY NEIGHBOURHOOD . T HEY AIM TO BE PRESCRIPTIVE ENOUGH TO CREATE A FRAMEWORK FOR DESIGN AND CARRY OUT THE SHAMBA ’S DESIGN VISION BUT FLEXIBLE ENOUGH TO ALLOW FOR CREATIVITY AND INNOVATION IN DESIGN AND PLANNING .
THE DESIGN GUIDELINES ARE BASED ON THE FOLLOWING TOPICS:
A. DEVELOPMENT INTENSITY AND NEIGHBOURHOOD COMPATIBILITY ………………………………………………………………... 4 B. BUILDING HEIGHT AND F ORM ………………………………………………………………………………………………………………. 4 C. BUILDING RELATIONSHIP TO THE STREET …………………………………………………………………………………………………. 5 D. BUILDING DESIGN ………………………………………………………………………………………………………………....………….. 6 E. BUILDING SETBACKS FOR LIGHT, AIR AND PRIVACY ……………………………………….………………………………………….... 7 F. ACCESSORY BUILDINGS AND STRUCTURES …………………………………………………………………………………………………. 8 G. SITE LANDSCAPING ……………………………………………………………………………………………………….…………………….. 8 H. FENCES AND WALLS …………………………………………………………………………………………………….……………………. 10 I. SERVICES ……………………………………………………………………………………………………………………….…………………. 11
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INTRODUCTION ‘The Shamba’ is envisaged to create bright and spacious residential houses within a master-planned community. Great care has been taken to transform this old and historic farm and to create a beautiful environment and neighbourhood with homes that reflect and connect the rich heritage of the Swahili Coast’s past and the new future in a contemporary way that still embodies the qualities of nature and of our ‘Shambas.’ The purpose of these guidelines, therefore, is to ensure that high quality designs that enhance neighbourliness and social vitality leading to peaceful co-existence for all are employed in the development of the residential homes within this lush neighbourhood. These guidelines ensure that the scale of developments are compatible and in harmony with adjacent ones and that the layouts will result in more attractive, liveable, child/pedestrian-friendly and safe environment.
Principle values of the neighbourhood The principle values of this development are: • • •
Nature Peacefulness Neighbourliness
Approval of Building plans As required by law, all plans must be approved by the relevant statutory authorities (namely Kilifi County, NEMA, NCA and others). For the purpose of harmony and ensuring that the building plans conform to these guidelines, it is the developers wish that all plans be submitted to the developers Architects for consensus/agreement and record prior to the application for statutory approval.
Types of Residential Buildings Residential Developments can be designed in different forms as single-family dwellings on the quarter (¼) and half (½) acre plots or one or two houses on the ½ acre plots (e.g. townhouses, duplexes or row-houses which occur side-by-side). They can also be designed in different configurations, and may involve stacked units or more than one building on a site, which may be organized in more than one row where supported in the guidelines, restrictive policies and maximum permitted limits contained herein. Units located at ground level generally have direct access to outdoor space, while upper units may have direct access or shared entries.
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A. DEVELOPMENT INTENSITY AND NEIGHBORHOOD COMPATIBILITY These guidelines ensure that buildings do not visually disrupt the existing neighbourhood character or degrade the environment and living experience of neighbours. A-1 Design buildings to respect the development pattern of the neighbourhood and complement the neighbourhoods character as valued by the community. A-2 Design buildings to enhance the appearance of and contribute positively to the existing visual context of the neighbourhood. A-3 Locate and orient buildings to respect the need for privacy, light, and air of surrounding buildings. A-4 The ¼ acre plot to have a maximum of 1 family dwelling unit and the ½ acre plot to have a maximum of 2 family dwelling units. In the latter case, this is to be read with guideline C-5.
B. BUILDING HEIGHT AND FORM Building Height These guidelines ensure that the scale of the project is compatible with adjacent buildings, and taller buildings do not overwhelm smaller scale buildings or block access to light and sun. The following shall be the guiding building restrictions for any residential building: i. ii. iii.
maximum ground coverage shall not exceed seventy per centum (70%) of the plot area, maximum total built-up area shall not exceed 150% of the plinth area, maximum height of any residential building should be not greater than ground plus two (2) floors.
B-1
Design buildings to be respectful of adjacent buildings, and create transitions of appropriate height and scale.
B-2
Locate the taller portions of residential projects away from the street and from adjoining properties, in order to provide height transitions between taller and lower buildings, and to maximize light, air, and privacy for units.
B-3
Reduce the visual and shadow impact of upper stories by using one or more of the following design strategies:
B-4
Locate upper stories in the centre of the property, Step back the upper stories from the stories below, Tuck the upper stories inside a pitched roof.
For multiple storey buildings, step back the building line along the public street frontage to maintain compatibility with the human scale street character.
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C. BUILDING RELATIONSHIP TO THE STREET Front Yards These guidelines ensure that landscaped front yards in the residential neighbourhood creates an attractive neighbourhood character and “curb appeal” along the street to increase the value of homes throughout the neighbourhood. C-1
Buildings shall be so sited as to have a principal frontage abutting on to a street of at least 10,000mm on the ½ acre plots and 6,000mm on the ¼ acre plots respectively which shall demarcate the building line. Design front yard setbacks to provide a pedestrian scale and enhance the street, with the setback dimension that is generally consistent with the other buildings on the block.
C-2
Maximize front yard landscaping, through the following strategies: • • • • • •
Limit paved areas to those which are necessary for vehicle circulation and pedestrian access to the front door. Narrow driveways at the street and widen them closer to the garage/parking area. Provide walkways to front doors that are no more than 1,200mm wide. Incorporate landscaping into the walkway (if feasible given handicapped access needs). Use of narrow paved wheel strips instead of wide paved driveways is allowed. Use permeable paving for pedestrian walkways. Use permeable paving for driveway aprons.
Building Orientation, Entrances, and Street Facing Facades These guidelines ensure that the development creates an attractive street appearance that contributes to neighbourhood character, establishes a sense of community, and fosters social interaction among neighbours. C-3
Design the street-facing façade to orient towards the common street, or private street. Incorporate a front porch, front door, primary living space windows, building articulation elements (such as overhangs, pergolas, window boxes, cornices, brackets etc.), and extensive front yard landscaping to create an attractive street appearance that enhances the surrounding neighbourhood.
C-4
Locate the primary front entrance of residential units to face common and private streets. Where it is not feasible to locate the front door facing the street due to preserving the environment or due to other physical constraints, provide a trellis or landscaped courtyard entry to signal the route to the entry. Use accent landscaping and special landscape elements, such as feature planting, including freestanding columns or trellises with vines for vertical accent, to give visual expression to site circulation, especially at entrances and exits.
C-5
On the ½ acre plots where the prevailing character is single-family detached development, design the public street facing facade to “read” like single unit structures.
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D. BUILDING DESIGN These guidelines seek to create unified and harmonious building compositions, promote quality architecture, and visual diversity. No official architectural style is dictated though modern and contemporary styles with local/cultural inspired flair is preferred. Architectural Style D-1 Design buildings with a consistent design integrity, exhibited by all building components including, but not limited to building mass and articulation, roof forms, windows (proportion and design), building materials, facade details (doors and entrances), fencing, and landscaping. D-2 Avoid combining structural and decorative characteristics from different architectural styles into a single building.
Building Materials D-3 Use building materials that convey a sense of durability and permanence. Use high quality materials that will last for the life of the building. Install materials so that building facades do not stain or deteriorate quickly. D-4 Use the highest quality and most durable materials at the base of buildings, because those can be most impacted by landscaping, people, and automobiles. D-5 Exterior materials may be left natural as much as possible or applied/cladding in such materials as plaster, stucco, wood siding, masonry, tile, wood shingles, metal panels, and glass panels. D-6 Use a complementary palette of materials on all four sides of buildings. Use building materials of similar durability and quality throughout the project.
Building Colours D-8 Select a coordinated palette of complimentary colours preferably with neutral colours (white, brown, beige, grey, ivory, cream, and natural wood) rather than a patchwork of competing colours. D-9 Use bright and/or dark colours only as accent colours on trim. D-10 Do not use fluorescent or neon colours. D-11 Select a set of colours that is compatible with the surrounding neighbourhood visible from the subject property.
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Building Articulation D-12
Design doorways, columns, overhangs, and other architectural elements to be substantial in depth, in order to create shadow and architectural relief. Incorporate at least three of the following features, consistent in design style, that provide articulation and design interest consistently throughout the project: • • • • •
Decorative trim elements that add detail and articulation, such as door surrounds with at least a twoinch depth, decorative eave detailing, belt courses; Roof overhangs at least 600mm deep; Variety in use of materials, especially at ground level stories, for detailing at porches / entry areas, panelling at bays or at special parts of the building; Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a channel or projection; and/or Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural style of the building.
D-13 Incorporate projections and recesses throughout the façade design to add architectural interest and a visual play of light and shadow. Examples include: bay windows, front porches, balconies and overhangs.
E. BUILDING SETBACKS FOR LIGHT, AIR, AND PRIVACY The purpose of these guidelines is to ensure adequate setbacks for residential units in the project and ensure the project respects the residential units in adjoining buildings. E-1
Provide adequate light, air, and privacy for residential units in the neighbourhood, as well as residential units in adjoining buildings.
E-2
Incorporate lower building heights and greater side and rear yard setbacks for developments that are adjacent to lower scale buildings within the neighbourhood.
E-3
Provide side and rear setbacks that have sufficient depth (minimum 2.4m to create usable open space areas that can accommodate chairs and tables, outdoor grills, gardening, and other outdoor activities.
E-4
Provide distance between buildings on the same project site that is adequate to ensure light, air and privacy for adjacent residential units and to minimize shadows on open space.
E-5
Use design strategies to protect privacy, such as offsetting windows of adjacent units, locating minor windows above eye level, and using opaque glass for minor windows.
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F. ACCESSORY BUILDINGS AND STRUCTURES These guidelines ensure that any accessory buildings or structures complement the residential dwelling units, allow for privacy for the users and ensure minimal disturbance to the neighbours. For definition, Accessory Building means any outdoor built structure associated with a family dwelling unit either attached or detached from the main structure. This includes, but is not limited to, a garage, carport, DSQ, guesthouse, playhouse, studio, pergola, shed, store, swimming pool, spa pool, pool house, and gazebo.
F-1
Accessory buildings shall complement and be compatible with the main building in terms of design and appearance.
F-2
An accessory building shall not project, on any part, beyond the main building towards the road and must be at least 1000 mm from any side or rear plot boundary line. Notwithstanding, an accessory building with a plinth area less than 6 m² or a carport will be at least 500 mm from any side or rear plot line.
F-3
No accessory building will be permitted, which results in a plot coverage larger than the maximum plot coverage specified in Guideline B of these regulations.
F-4
All accessory buildings must have facilities for the discharge of all rain water and drainage onto the subject plot or parcel of land.
F-5
All private swimming pools and spas that contain water more than 300 mm deep must have a fence or other barrier installed, with a minimum height of 1,200 mm, to restrict young children from the street or adjacent plot from accessing the area. Any walk-through gates must be self-latching, self-enclosing, and have an outward swing.
F-6
Swimming pools shall not in any circumstance drain onto the street, common areas nor adjacent plots. All discharge must be contained within the specific plot.
G. SITE LANDSCAPINGS These guidelines serve to ensure that projects provide landscaping to manage storm water, support passive heating and cooling, improve air quality, provide an attractive visual outlook for residences, and beautify neighbourhoods and communities. In addition, the following guidelines support the use of landscaping as an integral part of design to promote quality of life and the environment.
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Site Plan and Landscaping Treatments G-1 Incorporate landscaping in order to create an attractive visual outlook for residential units, create usable open space, maximize storm water infiltration, and provide privacy for adjacent residential units. G-2 Design site landscaping treatments to be attractive, with a consistent design integrity throughout the neighbourhood. G-3 Design front yard areas to be compatible with streetscape improvements on the adjacent common roads. G-4 Front and street-side yard landscaping shall be primarily of living plant materials; rock materials or other inorganic material shall be minimized. Site Landscaping Locations G-5 Provide site landscaping in the following priority areas: • • • • •
Along the edge of streets and driveways, Along the property perimeter, Between buildings and driveways, Between buildings and parking, Within common open space areas.
G-6 Incorporate trees, landscape islands, shrubs, and groundcover throughout parking areas, consistent with required standards. No Foreign Flora or Fauna that may damage local and indigenous ones will be permitted. G-7 Shade paved surfaces to the maximum extent feasible in order to reduce heat gain and other environmental effects. Storm water Management G-8 Incorporate best management practices for storm water management, per statutory authority requirements. G-9 Design landscaped areas to serve as storm water management areas as well as visual amenities. G-10 Innovative storm water management practices are encouraged; integrate storm water management facilities, such as Site Design, Treatment, Source Control, and Hydro-modification Management measures, in combination with Low Impact Development, into the site landscaping.
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H. BOUNDARY WALLS, FENCES AND GATES These guidelines ensure that fences, walls and gates contribute to an attractive street appearance. H-1 Boundary walls, screen walls, fences, other means of enclosure of residential plots within the neighbourhood shall not be erected to a greater height than 1,350mm where abutting on to a street or in front of the building line of the main building, or in any other case. Note: The external boundary walls to other neighbourhoods in the general area is erected at a height of 2,000mm and any change to this height shall require the express approval by the management of ‘The Shamba.’ G-2 Design fences, and walls to be an attractive part of the project, with materials and designs that are compatible with the exterior building materials and demonstrate integrated design integrity in the project as a whole. G-3 Locate fences or walls on the property to define private open space and common open space areas, protect privacy and buffer residents from noise sources. G-4 Use masonry materials for sound reduction purposes. G-5 Gates are generally discouraged but acceptable if not greater in height than 1.35m. G-6 Razor wire is not permitted in any residential area, and where required on the external boundary wall may only be fixed at a minimum of 2,000mm above ground level. G-7 Broken glass and similar materials is not permitted on any building, wall of other means of enclosure.
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I. SERVICES Service area guidelines ensure that these areas do not detract from the overall quality of the common areas within projects. Additionally, they ensure that normal movement connections are not disrupted by service or loading areas. Goal Service installations are to be screened from view from any street. General I-1
Within multi-family housing, locate ancillary facilities such as trash receptacles and utility meters within buildings, not along the front street facing façade, to the maximum extent feasible. Where ancillary facilities absolutely cannot be incorporated into a building, locate them in freestanding, completely enclosed structures designed to be compatible with the architecture of the rest of the neighbourhood.
I-2
Design streets and driveways to accommodate vehicles commonly used for moving residents’ belongings.
I-3
Minimize the visibility of loading areas in multi-family residential units, and screen them with screen walls, landscaping, and other devices. The loading area to incorporate landscaping features which help increase site landscaping in the project.
Trash and garbage Garbage receptacles are to be screened from view from any street when not on garbage pick-up day, or the day before or the day after. I-4
Provide on-site facilities for trash storage and for recyclable materials.
I-5
In general, decentralized bins are to be provided for each unit within detached single family and town house development; and centralized enclosures are to be installed within buildings for multi-family dwellings.
I-6
In coordination with the management of ‘The Shamba,’ provide centralized garbage, recycling, and/or compost dumpsters inside covered trash enclosures for multi-family residential units.
I-7
Build covered garbage, recycling, and/ or compost enclosures to comply with the statutory regulations, with durable materials such as stone, concrete block, steel, or heavy timber.
I-8
Decentralized garbage, recycling, and/or compost bins should be located behind a fence or otherwise not visible from the public or private roadway.
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Utilities I-9
Locate electrical panels to minimize their visibility from the street, in locations such as side yard walls, and/or behind landscaped areas. Integrate them into the design of residential buildings to the maximum extent feasible.
I-10 Minimize the visibility of utilities connections from the public street. Utilities should not be located in the middle of the required front yard and landscaping should effectively minimize the visibility of the utilities box from the street. (Guideline H-7)
Storage I-11 Provide bulk storage areas in garages or in residential units, so that people use their garages for auto parking and avoid outdoor storage of large household goods. I-12 No parking or storage of commercial vehicles and goods will be permitted within the residential plots or any common grounds within the development.
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We want someone else to act. But miracles aren't what other people do. They're what each of us does. They're what happens when ordinary people take extraordinary action. To be a miracle doesn't mean you have to tackle problems across the globe. It means making a difference in your own living room, cubicle, neighborhood, community. Regina Brett
ENDOTE When meeting the design guideline or the design guidelines within ‘The Shamba,’ the building development must exhibit an overarching intent to reduce negative quality impacts of construction. Site Design Measures, in combination with Low Impact Development, must be integrated into building development wherever feasible and practicable.
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