Grp7 site inventory planning policies

SITE INVENTORY

Planning Policies Leon Kioko | 110021036 Danny Chung | 110038080 Rodney M. M. | 110028483

CONTENTS

Planning Policies • Locality & Physical Site • Land Use Zoning • Development Intensity • Overlay Planning Control - Transit Planning Zone • Transportation

LOCALITY & PHYSICAL SITE

LOCALITY & PHYSICAL SITE

LOCALITY & PHYSICAL SITE

LOCALITY & PHYSICAL SITE

LAND USE ZONING

LAND USE ZONING

LAND USE ZONING

DEVELOPMENT INTENSITY

DEVELOPMENT INTENSITY

DEVELOPMENT INTENSITY PLOT RATIO Plot ratio standards express the relationship between the gross area of a site, and the total floor area of a building. The need to designate Plot Ratio to land in Kuala Lumpur is envisioned to achieve:

TOTAL LAND AREA = 5792 sq.m

1352 sq.m

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Sustainable development intensity that would prevent adverse effects of over-development

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The desired functions and character of commercial zones in Kuala Lumpur

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A critical mass that can support the urban services such as public transportation, urban amenities etc

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The overall urban design objectives of Kuala Lumpur

”Plot ratio means the ratio between the total floor area of a building and the area of a building plot” as defined in the Federal Territory (Planning) Act 1982 (Act 267) (Part I, Section 2).

1357 sq.m

765 sq.m

2318 sq.m

BASE PLOT RATIO Zoning = City Center Commercial Maximum Permissible Plot Ratio = 7 : 1 Site Area = 5,792 sq.m Total Floor Area Requirement (FAR) : 5,792 sq.m x 7 = 40,544 sq.m

DEVELOPMENT INTENSITY PLINTH AREA & SETBACKS Plinth area is defined as the portion of a plot of land that is covered by a building or structure having a solid roof. It includes balconies or other projections from the building but does not include eaves up to a maximum of 600mm in width. It is measured as a proportion of building area over land area. •

Contribute towards the urban design objectives of an attractive built environment

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allows more spaces for public realms and green areas and helps reduce the large blocks of development

For shophouses / shop offices development, its plinth area shall be 100%, however its ground level must accommodate for a clear pedestrian walkway of a minimum of 2.5 metres from its boundary.

DEVELOPMENT INTENSITY RESIDENTIAL IN CCC/MC/MX

GROSS FLOOR AREA (GFA)

Allows for residential development in these zones with provisions of community facilities and infrastructure to support its population

In encouraging buildings to contribute towards better microclimate design and creating spaces that benefits the public, the GFA calculation is further refined to:

Key elements:

Includes:

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Plot Ratio – as per assigned for the designated CCC, MC and MX zoning.

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Corridors and covered passages by which there is no public right of way.

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Floor Area Requirement (FAR) – generated by allowable plot ratio that had already been assigned and the areas for each zoning.

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Conference rooms, board rooms, director rooms, assembly rooms and libraries.

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Computer rooms.

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Changing rooms and lavatories.

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Canteens, restaurants, cafeterias, kitchens, rest rooms, recreation rooms, etc.

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Basement with activities generating uses

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Residential Unit Type Size by Cost •

Low Cost = min. 700 sq.ft

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Low Medium Cost = min. 800 sq.ft.

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Medium Cost = min. 950 sq.ft

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Medium High Cost = min. 1000 sq.ft.

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High Cost = min. 1500 sq.ft

Household unit – the average household size of 4.0 persons

Conversion:

Excludes: •

Stairs and lifts shafts.

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Basement car and cycle parking accommodation.

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Car parking above ground (no car parking allowed at ground level to allow for continuous street level activities).

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Space for commercial vehicles awaiting loading or unloading.

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Rooftop garden / green or garden terrace that is made accessible to public.

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Pedestrian linkage to Transit Stations (direct subterranean / underground pedestrian linkage / above ground linkages).

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Pedestrian linkages to another building that is accessible for public use.

Max allowable people = Land Area x Plot Ratio x Residential Type x 4

OVERLAY PLANNING CONTROL

Transit Planning Zone (TPZ)

TRANSIT PLANNING ZONE OBJECTIVES •

To implement a more sustainable approach to urban planning by integrating land use with transportation planning and development

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To promote the development of transit supportive uses around transit stations

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To create a safe and walkable environment within the TPZ

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To enhance and support the urban transportation system as part of the City’s infrastructure and public transportation network

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To reduce vehicle travel miles and encourage a green travel plan for the City

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To decrease air pollution and enhance the City’s environmental quality

GUIDANCE •

Land use activities should be transit supportive

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Mixed use activities are encouraged within TPZ with street level activities to promote vibrancy and safety in the TPZ

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Higher intensity development support the transit system

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Good urban design promotes a pedestrian priority built environment

to

TRANSIT PLANNING ZONE CHARACTERISTICS Permitted land use activities within 250m radius are activities that: •

Produces high employment and high population

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Generate high pedestrian volume

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High transit passengers

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Generate reverse-flow movement

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Encourage and activate pedestrian and cycling

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Allow late night activities on working days and weekends (everyday)

Land use activities that can generate offpeak travel movement must be given priority in order to generate passenger all the time and at the same time creates a safer built environment.

NOT ENCOURAGED! •

Activities that generate high traffic volume but has low employment numbers

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Utilise large land plots/size but has low intensity development such as Industrial areas

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Require a lot of parking spaces and high dependency on vehicles such as Hypermarket.

TRANSIT PLANNING ZONE PEDESTRIAN ORIENTED DEVELOPMENT Plot Ratio Incentive in TPZ Allow an increases in plot ratio over and above the maximum permissible intensity prescribed for developments within the designated zones •

On government or its related agencies land/land sold or alienated by government or its related agencies for purpose of redevelopment or regeneration of the said sites

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On land where there are existing buildings which are to be retained for its heritage/special value and where its proposed new development will integrate with the existing buildings as one integrated seamless development

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On Heritage Character Zone where it is deemed more feasible to be regenerated for urban redevelopment

Pedestrian Priority Zone •

To create an environment conducive for walking in a safe and efficient pedestrian environment.

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Balancing the needs of motorized traffic and consider pedestrian traffic, its desire lines and movement pattern.

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Detail design of the “pedestrian realm” are to be presented identifying appropriate amenities, spaces and the design of the buildings fronting the pedestrian path.

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Integrated seamless networks and universal design standards where barrier free built environment is a priority.

The Incentive plot ratio shall not exceed 20% to the base plot ratio.

BONUS PLOT RATIO Zoning = City Center Commercial Maximum Permissible Plot Ratio = 7 : 1 Incentive Plot Ratio = 7 x 20% or 0.5 = up to additional 1.4 Total Floor Area Requirement (FAR) : 5,792 sq.m X (7+1.4) = 48,652.8 sq.m *Development charges apply: For increase in plot ratio 30% from baseline / 50% beyond suggested plot ratio in KLCP 2020 of difference in land value

Parking •

Lower parking provision at TPZ areas to discourage cars in these areas and the use of transit/public transportation.

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Surface parking in TPZ is not allowed, except as an interim use to ‘land bank’ property.

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Any parking structures should be nearer to transit stations and developed with street retail and service uses.

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Link ways to parking structures must be provided for if the facility is not integrated with the stations.

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Encourage shared parking for mix-use development or with adjacent uses with different peak period demands.

TRANSPORTATION

TRANSPORTATION CAR PARK REQUIREMENT Office Complex / Retail Mall

OKU additional

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1 Car Park Bay per 100 sq.m

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1 OKU Parking Bay per 25 Car Park Bay

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1 Motorcycle Bay per 84 sq.m

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Additional 10% for Visitor

7th OKU Parking Bay onward is 1 Bay per 100 Car Park Bay

Hotel > 300 rooms • •

1 Car Park Bay per 50 sq.m (after deducting 40% of M&E floor area) Additional Bus and Taxi drop off required

Serviced Apartment •

1 Car Park Bay per unit

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1 Motorcycle Bay per 5 units

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Additional Bus Bay per 40 units

Car Park Bay deduction •

Within 250m of TPZ, 30% reduction

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Within 400m of TPZ, 15% reduction

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Each Car Park Bay exempted for RM 20,000 per space

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Further reduction from TPZ allowance exemptible for RM 60,000 per space

Car Park Bay convertible •

1 Car Park Bay converted to 4 Bicycle Bay

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Up to 5% of Total Car Park Bay Requirement only

Cafeteria / Restaurant / Bar / Disco / Club •

1 Car Park Bay per 25 sq.m

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1 Motorcycle Bay per 50 sq.m

Convention Center / Gallery •

1 Car Park Bay per 25 sq.m of Gallery area

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1 Motorcycle Bay per 100 sq.m of Gallery area

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1 Service Bay per 200 sq.m or adequately

Expo •

60 Car Park Bay per 0.4 acre

Special Car Park Bay can be exclusive for •

Women only parking

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Hybrid / Eco-friendly vehicle

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Carpool parking

Access (multi-storey/basement) •

1 entrance-exit per 500 Car Park Bay

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Additional 1 entrance-exit every 250 Car Park Bay

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2 entrance-3 exit access required for > 500 Bay

REFERENCES •

Kuala Lumpur City Hall (2011) Kuala Lumpur City Plan 2020 Volume 2.

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Land Public Transport Commission (2013) Greater KL / Klang Valley Land Public Transport Master Plan.

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Jabatan Perancangan Bandar Dan Desa Semenanjung Malaysia (2011) Garis Panduan Perancangan Tempat Letak Kenderaan.

SITE INVENTORY

THANK YOU Leon Kioko | 110021036 Danny Chung | 110038080 Rodney M. M. | 110028483