Gotowa bibliografia na temat „Residential density regulation”

Abstract Residential private open spaces are instrumental to the creation of pleasant residential environments, contributing to the individual character, identity, and appearance of the residential area. Therefore, the problem of inadequate percentage of the residential private open spaces prevents the urban residential environment from attaining city sustainability. This problem is rooted in the non-adherence to building regulation standards especially in cities in Nigeria. In metropolitan Lagos, a study of three selected medium density residential estates reveals a non-adherence to the building regulation for the private open space to building footprint coverage ratios in the residential estates. The research method used in this study is methodological triangulation employing both quantitative and qualitative methods. The sampling is based on multistage cluster sampling, and the data collection tools were high resolution satellite imagery, survey (through the administration of questionnaires). The results of the study reveal that in the medium density residential estates, a typical spatial pattern of the residential private open spaces from imagery classification data and ground truth data have ratios that indicate 70% of the Residential lot is for building footprint coverage while 30% is reserved for private open space as opposed to the specification by the Lagos state building regulation which specifies that 60% should be reserved for building footprint coverage and 40% for private open space. In conclusion, it is imperative that there be an introspection and a possible review of the Lagos state building regulation in the face of 21st century realities of the Lagos metropolitan population demands.

A sketch planning methodology is used to determine the optimal spacing of through streets as a function of residential density. Unlike earlier efforts to relate street spacing to residential density, this methodology accounts for changes in mode share, trip length, time of travel, and intersection capacity as residential density increases. The methodology is transferable to other areas by modifying assumptions relating to travel demand and street network characteristics. Planners can derive their own spacing requirements for purposes of community master planning, site-plan review and approval, access management, or zoning and subdivision regulation.

While the driving factors of urban growth and urban sprawl have repeatedly been studied, the implications for residential densities presumably differ in growing and shrinking regions. Thus far, those differences have received little attention. This paper examined the dynamics of urban growth and shrinkage across EU regions, using residential densities as an explanatory factor to analyse the underlying dynamics. To do so, detailed spatial data on various potentially relevant factors were used in regression methods to establish the relevance of those factors for residential expansion and densification in growing and shrinking EU regions between the years 2000 and 2010. We found that expansion and densification processes are affected by population size, prior residential density, land supply, accessibility, agricultural land rent, physical factors, public regulation, and regional characteristics. The results of this study can confirm that residential expansion is driven differently in declining regions than in regions with population growth. Models explaining residential density changes also yield different results in declining regions.

Noise remains an important challenge, particularly in informal settings where planning and regulation are relatively weak. This study aims at developing a model to predict noise in a largely informal urban Kano, the second most populated city in Nigeria. Sound level meter (SLM) 200 TL was used to measure noise at locations covering different land use: residential, industrial, commercial, educational, and administrative areas. Data were collected for seven days, and each day measurements were taken for six hours: 8–10 a.m., 12–2 p.m. and 4–6 p.m. Land use, population density, residential division, traffic volume, and land cover were used to generate a noise model using weighted geographic regression. The findings revealed that noise in the area is higher than the permissible limits set by the WHO and Nigeria’s regulatory agency. The model identified population density as the most influencing factor, followed by land cover, traffic volume and distance to the road, then land use. Seventy three percent of the model’s residual are below five, indicating a significant association between noise and the variables used. The R2 ranges between 18% and 26% depending on the time of the day. Noise in the area can be effectively control by paying serious attention to city planning and enforcing traffic regulation measures.

Australia has long had a deeply speculative housing property market. Arguably this has been accentuated in recent years as successive governments have privileged private-sector investment in housing property as the key mechanism for delivering housing and a concurrent winding back of direct government support for housing. This has occurred through a period in which urban renewal and flexible planning regulation have become the key focus of urban planning policy to deliver on compact city ambitions in the name of sustainability. There has been a tendency to read many of the higher density housing outcomes as a relatively homogenous component of the housing market. There has been a comparative lack of critical engagement with differentiated spatial, physical and socio-economic outcomes within the higher density housing market. This paper will explore the interactions between flexible design-based planning policies, the local property market and physical outcomes. Different parts of the property development industry produced distinctive social and physical outcomes within the same regulatory space. Each response was infused with similar politics of exclusion and privilege in which capacity to pay regulated both access and standard of housing accessible, opening new socio-economic divisions within Australia’s housing landscape.

Taxi as a door-to-door, all-weather way of travel is an important part of the urban transportation system. A fundamental understanding of temporal-spatial variation and its related influential factors are essential for taxi regulation and urban planning. In this paper, we explore the correlation between taxi demand and socio-economic, transport system and land use patterns based on taxi GPS trajectory and POI (point of interest) data of Qingdao City. The geographically weighted regression (GWR) model is used to describe the influence factors of spatial heterogeneity of the taxi demand and visualize the spatial distributions of parameter estimations. Results indicate that during the peak hours, there are some differences in taxi demand between workdays and weekends. Residential density and housing prices increase the number of taxi trips. Road density, parking lot density and bus station density are positively associated with the taxi demand. It is also found that the higher of the proportion of commercial area and public service area, the greater of the taxi demand, while the proportion of residential area and the land use mix have a negative impact on taxi demand. This paper provides some references for understanding the internal urban environmental factors generating from the taxi travel demand, and provides insights for reducing the taxi vacancy rate, forecasting taxi temporal-spatial demand and urban public transportation system planning.

Rural territories may benefit from the entrepreneurial dynamics created by small tourism businesses, especially if associated to lifestyle motivations of respective entrepreneurs. Despite distrust amongst some researchers regarding small tourism businesses' contribution to rural economies, their potential role for enhancing rural development, should not be neglected. Rural tourism has grown in many rural regions worldwide and today it is a stable driver of rural social and economic development. In this paper we argue that rural tourism growth should follow a divergent path from sea tourism development, because failing to do so would likely push rural tourism toward mass tourism, resulting in a harmful twofold effect: given that mass tourism requires built-up expansion to accommodate larger number of tourists, in rural areas this will certainly compromise the beauty of the landscape which is a fundamental local resource for rural tourism; built-up growth required to satisfy seaside mass tourism expectations is often characterized as holiday resorts, artificial villages, and residential high-density condos, with a consequent loss of cultural-traditional identity, which is also a key element for rural landscapes’ attractiveness.

Southeast Sulawesi is a province that has become one of the destinations for transmigration and urbanization due to its low population density and abundant natural resources. This area is supported by the existence of supporting sectors such as agriculture, service industry, animal husbandry, fisheries, tourism and culture. This potential can lead to an increase in population and have an impact on increasing the need for residential land. Land suitability analysis is very important and relevant as a basis for reference in regional development to anticipate impacts that will occur in the future. This study aims to analyze and evaluate the suitability of residential areas in Southeast Sulawesi Province based on the RTRW of Southeast Sulawesi Province and the Regional Regulation of Southeast Sulawesi Province No. 2 of 2014. The method used is Spatial Multi Criteria Analysis (SMCA) because it excels in location determination analysis and decision making. The results show that there are 373,598.3 hectares of land in Southeast Sulawesi that are suitable and can be developed for residential areas. The evaluation of the RTRW found deviations in the actualization of spatial planning, especially in the Protected and Cultivated Areas. Therefore, this study can be used as an initial reference in re-evaluating the RTRW of Southeast Sulawesi Province.

Despite the considerable research in the area of perceptions and annoyance in relation to noise levels research outside the context of commercial airports and military bases is lacking. Little is known about reactions to helicopter operations in areas where such disturbances are unexpected. Examples of such locations include several national parks and various communities in Hawaii affected by tour operations. A special federal aviation regulation has been enacted for the Grand Canyon National Park, and others may be precipitated from Public Law 100-91. At present, however, no legislative initiatives cover residential communities. The basic question that the research attempted to answer was whether, in towns of low-residential-density, exposure to loud, frequent, or long-lasting helicopter overflights corresponds to a negative attitude toward helicopter tour operations. Perceptual and actual noise measurements were collected, the former with a mail-back questionnaire survey and the latter with an extensive field survey. Investigations in four communities focused on potential relationships between people's annoyance and actual operational characteristics, such as noise intensity, frequency, and overflight duration. The expectation was substantiated that more exposure to helicopter overflights, particularly in terms of frequency and duration, relates to increasing annoyance.

Taiwanese residential construction experienced a massive rise and then fall in residential unit completions during the period 1992-1997. Completions rose nearly 200 per cent between 1992 and 1994 alone. A series of questions arise in relation to this phenomenon (referred to here as 'the Peak'): Why did it occur? How was this increase in construction achieved in such a short time? What were its impacts? Was it a supply-side or a demand-side phenomenon? And what are the significance and implications of the Peak? This thesis adopts a distinct methodological stance, being explanatory and interpretative rather than concerned with theory construction and testing. It is argued that this is appropriate as the Peak was a singular phenomenon, and not part of the regular fluctuations in a residential market cycle. Consequently, it is treated as an event and event-triggered, rather than as part of a continuing time-series. In addition, given that it was influenced by an enormous array of exogenous factors, including politics, the economy, and government regulations and policy, as well as by demographic, historical and geographical factors, a holistic approach is employed, as opposed to a reductionist one. The purpose is to build as complete an interpretation as possible. A major trigger for the Peak was the announcement of a residential density regulation (vohme control) in early 1992. This regulation, which threatened to dramatically reduce the profitability of development land, caused a massive acceleration in the rate of residential development approvals and ensuing completions. The regulation is viewed as interacting with a loosening of development and construction credit restrictions in late 1990 to precipitate a massive Peak in residential construction. This took glace over a very short period of time. This is analysed for each city and county in Taiwan as well as for Taiwan as a whole, the same factors applying throughout the country with the exception of Taipei City. In Taipei City, the peak occurred in a milder form in the 1980s rather than in the 1990s, due to an earlier implementation of volume control. This provides support for the overall interpretation of the thesis. After its announcement a grace period before the regulation was to come into effect allowed existing developers and landowners to propose and execute land development and construction under the old regulation. This period also induced new developers into the market, in part based on an expectation of higher unit prices resulting from volume control. This created a huge new stock of smaller-size apartments. Accompanied by falling prices, this outcome is consistent with the supply-side explanation of the Peak. Additional evidence of a supply-side phenomenon includes the high vacancies and unsold developer inventories that resulted. The rush to construction under the old regulation meant that the demand and supply market feedback loop could not effectively operate. The presence of simultaneous production peaks in all cities and counties is just one piece of evidence that this feedback loop was ineffective. A pooled cross-sectional time-series model, based on supply and demand factors of all cities and counties during 1982-1998, was used to further analyse this model of the Peak. Again the results are consistent with the supply- side interpretation. While credit loosening and volume control triggered the Peak, it is the existence of huge production flexibilities in the residential construction industry that enabled such a massive and rapid increase in construction. These flexibilities flowed, in part, from a dominant reinforced concrete construction method, as well as the Taiwanese subcontracting system, and residential construction industry networks. It is argued that these networks provided a form of quasi-public good that could be exploited. These same factors also facilitated the rapid entry of new developers into the industry. Conversely, this was associated with a decline in construction quality, as the limits of flexibility were reached. Some evidence for this was revealed by the 1999 earthquake. Imputed construction costs rose enormously during the Peak, with profits necessarily declining under the combined pressures of falling prices and rising costs. This resulted in bankruptcies and other exits from the industry. The impacts of oversupply -such as a high vacancy rate, growing developer inventories and falling prices -are expected to be long-term. The vacant stock is calculated as equivalent to ten to twelve years of pre- Peak construction. This thesis concludes that the Peak was a discontinuity phenomenon. It was triggered by a unique set of events, rather than being part of a continuous historical development. While developer behaviour was individually rational, collectively their decisions were disastrous for themselves and the industry

Taiwanese residential construction experienced a massive rise and then fall in residential unit completions during the period 1992-1997. Completions rose nearly 200 per cent between 1992 and 1994 alone. A series of questions arise in relation to this phenomenon (referred to here as 'the Peak'): Why did it occur? How was this increase in construction achieved in such a short time? What were its impacts? Was it a supply-side or a demand-side phenomenon? And what are the significance and implications of the Peak? This thesis adopts a distinct methodological stance, being explanatory and interpretative rather than concerned with theory construction and testing. It is argued that this is appropriate as the Peak was a singular phenomenon, and not part of the regular fluctuations in a residential market cycle. Consequently, it is treated as an event and event-triggered, rather than as part of a continuing time-series. In addition, given that it was influenced by an enormous array of exogenous factors, including politics, the economy, and government regulations and policy, as well as by demographic, historical and geographical factors, a holistic approach is employed, as opposed to a reductionist one. The purpose is to build as complete an interpretation as possible. A major trigger for the Peak was the announcement of a residential density regulation (vohme control) in early 1992. This regulation, which threatened to dramatically reduce the profitability of development land, caused a massive acceleration in the rate of residential development approvals and ensuing completions. The regulation is viewed as interacting with a loosening of development and construction credit restrictions in late 1990 to precipitate a massive Peak in residential construction. This took glace over a very short period of time. This is analysed for each city and county in Taiwan as well as for Taiwan as a whole, the same factors applying throughout the country with the exception of Taipei City. In Taipei City, the peak occurred in a milder form in the 1980s rather than in the 1990s, due to an earlier implementation of volume control. This provides support for the overall interpretation of the thesis. After its announcement a grace period before the regulation was to come into effect allowed existing developers and landowners to propose and execute land development and construction under the old regulation. This period also induced new developers into the market, in part based on an expectation of higher unit prices resulting from volume control. This created a huge new stock of smaller-size apartments. Accompanied by falling prices, this outcome is consistent with the supply-side explanation of the Peak. Additional evidence of a supply-side phenomenon includes the high vacancies and unsold developer inventories that resulted. The rush to construction under the old regulation meant that the demand and supply market feedback loop could not effectively operate. The presence of simultaneous production peaks in all cities and counties is just one piece of evidence that this feedback loop was ineffective. A pooled cross-sectional time-series model, based on supply and demand factors of all cities and counties during 1982-1998, was used to further analyse this model of the Peak. Again the results are consistent with the supply- side interpretation. While credit loosening and volume control triggered the Peak, it is the existence of huge production flexibilities in the residential construction industry that enabled such a massive and rapid increase in construction. These flexibilities flowed, in part, from a dominant reinforced concrete construction method, as well as the Taiwanese subcontracting system, and residential construction industry networks. It is argued that these networks provided a form of quasi-public good that could be exploited. These same factors also facilitated the rapid entry of new developers into the industry. Conversely, this was associated with a decline in construction quality, as the limits of flexibility were reached. Some evidence for this was revealed by the 1999 earthquake. Imputed construction costs rose enormously during the Peak, with profits necessarily declining under the combined pressures of falling prices and rising costs. This resulted in bankruptcies and other exits from the industry. The impacts of oversupply -such as a high vacancy rate, growing developer inventories and falling prices -are expected to be long-term. The vacant stock is calculated as equivalent to ten to twelve years of pre- Peak construction. This thesis concludes that the Peak was a discontinuity phenomenon. It was triggered by a unique set of events, rather than being part of a continuous historical development. While developer behaviour was individually rational, collectively their decisions were disastrous for themselves and the industry
Thesis (PhD Doctorate)
Doctor of Philosophy (PhD)
School of Economics
Faculty of Commerce and Management
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Ruoyao Li, Lian Tang, Wowo DingNanjing University School of Architecture and Urban Planning, Nanjing University, Nanjing, Jiangsu, 200093, ChinaE-mail: lilyhehua@163.com, tanglian@nju.edu.cn, dww@nju.edu.cnTelephone number:+86 13675149161,+86 13770849401,+86 25 83593020 Keywords: residential building pattern, generating mechanism, living behavior, floor area ratio, sunshine regulations Residential area occupies a large portion of urban land, so it is very important to understand the characteristics of the residential building patterns and how such patterns, normally parallel multi-story and high-rise slab apartments in various cities of China, are formed. The residential building patterns are according to the living behavior, climate consideration, environmental requirement and market demands. Our previous studies have shown that sunshine regulation is by far the most important factor in the generation of the residential building pattern since 1980. This paper attempts to make a comprehensive evaluation to see the generating mechanism of the residential morphological patterns. Ten residential plots from two cities located in different climate zones of Xi’an and Nanjing are evaluated. Five factors, namely, the type of the apartment, plot FAR, land coverage, sunshine regulations and spatial characteristics of plot pattern, will be used as comprehensive evaluation indicators in the comparison. The study reveals how these factors interplay in the generation of the observed plot patterns and which factor is most important in this process. If the sunshine regulations were the key factor, how different the plot patterns in different climate zones and latitudes would have varied. Through evaluating generating mechanism we could find out the key generating factors, which is useful as the references for design. References Standard for Assessment Parameters of Sunlight on Building (GB/T 50947-2014) Code for Design of Residential Buildings (GB 50096-2011) Quan Liu, Wowo Ding(2014) Morphological Study on the Unit of Urban Fabric of Contemporary Residential Plots in Yangtze River Delta, China Lina Zhang, Wowo Ding(2014) Density, Height Limitation, and Plot Pattern: Quantitative Description of the Residential Plots, Nanjing, China Jintang Chen, Sheng Yao, Yinsheng Tian (2014) Experiences from Researches about Residential Areas Employing Conzenian Approach

Yihui Yang, Wei You, Yunlong Peng, Wowo Ding*, School of Architecture and Urban Planning, Nanjing University, No.22 Hankou Rd, Jiangsu 210093, P.R.China. E-mail:yi_hui_yang@outlook.com, youwei@nju.edu.cn, 249626020@qq.com, dww@nju.edu.cn,Phone number:15850561165, 13852293251, +86 25 83593020, Keyword: Residential plot, Apartment pattern, performance evaluation, wind environment Conference topics and scale: Tools of analysis in urban morphology Residential morphological patterns are reflection of people's living habits and tradition, local climate and building regulations, so that one of those factors could be studied through in order to understand residential morphological patterns. Based upon our previous study, we do know that in China living habits and local climate mainly influence the shape of residential buildings and apartment patterns, but we do not know whether the pattern of residential plots determined by FAR and sunshine hours are suitable for wind environment related to residential environmental quality. Therefore, it is very significant to evaluate wind environment within residential plots based on the apartment pattern controlled by various building codes. Our study focuses on the pattern of Slab apartments in Nanjing, which are mainly used in China, and selects 40 residential slices with different plot shapes, plot FAR, building heights and sizes. Based upon MATLAB, we have got all geometrical data between buildings among these slices to identify the spatial pattern character of each residential plot. Through evaluating wind environment of these slices by simulation we can obtain wind speed, pressure and age of air and choose the pattern of age of air as the main evaluation factor of wind performance. Correlation analysis will be made between the apartment patterns and pattern of age of air, by doing so, each typical space between buildings will be evaluated. Our study will reveal the relevance of apartment pattern and wind environment, which can be used to support and improve design in the future. References（95 words） Oke. T. R (1988) ‘Street Design and Urban Canopy Layer Climate’, Energy and Buildings11, 103-113. Wowo Ding, Youpei Hu, Pingping Dou (2012) ‘Study on Interrelationship between Urban Pattern and Urban Microclimate’, Architectural Journal 527, 16-21. Edward Ng, Chao Yuan, Liang Chen, Chao Ren, Jimmy C.H. Fung (2011) ‘Improving the wind environment in high-density cities by understanding urban morphology and surface roughness: A study in Hong Kong’, Landscape and Urban Planning101, 59-74. Youpei Hu (2014) ‘A Performance-Oriented Study on the Morphological Optimization in a High Density Area Concerning Urban Heat Island Effect’, Architectural Journal 557, 23-29. *corresponding author

This is a comparative study of two heritage neighborhoods with high market values, adjacent to the central areas in two intermediate Argentinean cities. Both have large vacant buildings, where individual actors and land use regulations have determined different scenarios. In Córdoba, Maipú keeps the suburbia model, which causes informal micro interventions in order to increase its density. In Rosario, Pichincha induces building rehabilitation, completion and renovation processes through a special development plan. At first, the historical development of each section is described, emphasizing the similarities and differences found (built heritage, connections to the city, functional role). Afterwards, the current land use regulations (regarding protection policies of heritage and urban renewal) are exposed. Subsequently, features are described in the residential market. Finally, urban processes product both of the socio economic conditions and land use regulations are analyzed. El presente es un estudio comparativo de dos barrios patrimoniales con alto valor inmobiliario, aledaños a las áreas centrales en dos ciudades intermedias de Argentina. Ambos cuentan con construcciones de grandes dimensiones vacantes de uso donde los actores individuales y el Estado determinaron escenarios diferentes. En Córdoba, Maipú continúa con la antigua normativa de zonas suburbanas, lo que provoca intervenciones informales de densificación de media densidad. En Rosario, Pichincha induce procesos de rehabilitación, completamiento y renovación edilicia a través de un plan especial. En primer lugar, se describe el desarrollo histórico de cada barrio, haciendo énfasis en las similitudes y diferencias encontradas (patrimonio construido, conexiones con la ciudad, rol funcional). Luego, se exponen las normativas vigentes en relación a las políticas de protección del patrimonio y renovación urbana. Posteriormente se enuncia las características del mercado residencial. Por último, analiza los procesos urbanos producto de las condiciones socioeconómicas y normativas planteadas.