2019珠海唐家湾区北站TOD项目区域规划咨询及顾问服务方案（39页）.pptx

1、珠海北站TOD项目区域规划咨询及顾问服务20 19年 3 月8 日CHAPTER 1 第一章Introduction & Site Analysis规划概述&基地分析CHAPTER 2 第二章Land Use Plan土地利用规划Land Use Plan土地利用规划Plan Comparison方案比较Market Study市场研究CHAPTER 3 第三章Development Standards开发导则CHAPTER 4 第四章Street Sections道路剖面1122642 TABLE OF CONTENTS 目录Introduction & Super RegionalCont

2、ext项目概述 大区域分析Regional Context区位研究Sub-Regional Context小区域研究Study Area Diagrams(Regulator y Plan Analysis)研究区域（控规分析）1. 11.21.31.4 CHAPTER 1 第一章INTRODUCTION &SITE ANALYSIS规划概述&基地分析3Foshan 佛山Jiangmen 江门Shenzen 深圳Zhuhai 珠海Dongguan 东莞Zhongshan 中山Huafa Development | ZhuhaiGuangzhou 广州Huizhou 惠州Zhaoqing 肇庆华

3、发集团 | 珠海The Huafa Development Site represents an opportunity to lead the country in low carbon development. Currently the trends throughoutChina show a drama cally increasing dependence on auto use. This is more than the manifesta on of a simple market preference; it is theresult of land use pa erns

4、 and street network design that makes alterna ves to the car less desirable. The best design criteria for ac ve,vibrant urban communi es is to design around the pedestrian, bike and transit, not the car- in other words, design using narrower streetsand smaller blocks, with ac ve, useful and interes

5、ng edges. The vision for the Huafa Development will highlight it as an important urbancenter for Tangjiawan Districtand calls for a balance between residen al and commercial and other land uses. With an emphasis on crea ngwalkable, mixed-use transit centers, residents, workers, and visitors alike wi

6、ll be able to enjoy retail centers and open spaces without theneed for an automobile. Our prior design efforts for the site, which incorporated mixed-use development with small blocks resulted in thecurrent Regulatory Plan.help ini ate development. The goal is to enhance the current design by propos

7、ing the appropriate mix of land uses while maintaining theThis chapter will set up the context for the site within the region and also study the site and the current Regulatory Plan.The Huafa Development site lies in Zhuhai in the Pearl River Delta, located in the center of Guangdong Province. The P

8、earl River Delta servesasone of thethree major economicenginesof China. This region isone of the most densely urbanized regions in the work, consis ng of ninevibrant ci es: Zhuhai, Guangzhou, Foshan, Dongguan, Huizhou, Jiangmen, Zhongshan, Zhaoqing and Shenzhen.The Pearl River Delta has been advanci

9、ng rapidly not only economically, but also in regional coopera on and transit. This se ng for the HuafaDevelopment Site presents an opportunity that needs to be harnessed.珠海北围片区是珠海在全国率先树立低碳城市开发的个契机。如今中国的开发模式呈现出种对小汽车越来越强的依赖。这不仅仅只是市场选择的结果，而同时也是由于土地利用以及道路网设计排斥其他交通出行模式的结果。创建活跃，充满活力的城市社区的最佳设计准则是周围的步行者，自行

10、车和公共交通，而不是小汽车，设计紧凑的街道和小地块，创造积极，宜人和有趣的边界。北站TOD项目的发展愿景将突出为唐家湾地区重要的城市中心区，并要求住宅和商业及其他用地功能之间的平衡。重点是创造适宜步行的，混合功能的公共交通中心，居民，工作者和游客们将不需要汽车，便利享受零售中心和开放空间的服务。我们对于基地的设计重点正是在控制性详细规划的基础上引入小地块框架和综合功能开发。卡尔索普事务所将对控制性详细规划进行分析，并提出土地利用和详细设计的具体建议，以指导项目启动开发。我们的目标是通过提出的合理的土地用地比例来进步强化现有设计，并保持控规所建议的建筑总量。此外，我们也会提供关于道路交通，公共交

11、通和开放空间的详细建议。Calthorpe Associates will provide an analysis of the regulatory plan, as well as propose land use and detailed design recommenda ons, to本章内容将包括区域背景分析，项目基地研究，以及对目前控制性详细规划的分析。BUA proposed by the regulatory plan. In addi on, detailed circula on, transit, open space recommenda ons will be pr

12、esented.该项目基地位于珠江三角洲的珠海市。珠江三角洲位于中国广东省的核心位置，是中国的三大经济引擎之。珠三角是世界上最密集的城市化地区之，包括9个充满活力的城市：珠海，广州，佛山，东莞，惠州，江门，中山, 肇庆和深圳。珠三角不仅在经济方面走在前列，在区域合作和公共交通方面也是这样，这为北站TOD项目基地提供了很好的发展机会。Guangdong Province 广东省Location of Pearl River Delta within Guangdong Province 珠三角位置 1.1 INTRODUCTION & SUPER REGIONAL CONTEXT 概述及大区域研

13、究4C H A P T E R 1 : I N T R O D U C T I O N & S I T E A N A LY S I S第章 : 规划概述&基地分析Located north of Zhuhais Central Business District, the Huafa Development occupies the northernmost por on of the Tangjiawan District- 15km north of the city. As a Special Economic Zone, Zhuhai has developed at a fairl

14、y fast pace with a popula on of approximately 1.5 millionpeople. The Tangjiawan District is projected to have a popula on of 700,000 by 2060. To accommodate the increase in popula on, land hasbeenfilled tocreatespaceforfuture growthinareassuchastheHuafa Developmentsite. Recently,Zhuhai hasgained a e

15、n on from provincialand na onal governments and has benefi ed for various favorable policy decisions such as the forma on of the Hengqing Special Zone. Thesedevelopments have set the stage for Zhuhai and Huafa to emerge as a key development node.北站TOD项目位于珠海市中心商务区北部，唐家湾地区最北端，距市中心大约15公里。作为个经济特区，珠海的城市发

16、展速度相当之快，现有人口约150万。唐家湾地区2060年的规划人口为70万人。为了适应人口的增长，需要进行部分填海工程为未来的增长创造空间，北站TOD项目基地也是其中之。近来，珠海市正在省政府和中央政府的高度关注下，获得了各种有利的政策支持，如横琴特区的确立。这些发展背景为珠海的发展和北站TOD项目创建重要的城市发展节点提供了良好的平台。1.2 REGIONAL CONTEXT (ZHUHAI) 区域分析（珠海）Proximity to City Centers靠近市中心Population Centers人口中心02,7505,5001:275,0001,37501,7503,5001:17

17、5,000875 Upper G a ngnEwaRdJinfeng Northsrexpaswynix Road588 CountryRoad588dPhoeorHarbRd4Wgabest RWean RotangtangEasoassw111North Loversoa5华发集团 | 珠海NorthsandShangshanGuantangNingtangHuitongNazhouChickenMountainTangleHouhuanGGuanoExpyG4WJinfedJini RdRtRngQi GuJinadWest RoadNanmangMountainDadiaoRidgeS

18、hikengMountainCentipedeRidgePhoenix MountainReservoirRed FlowerMountainCowboy BaySnake IslandTurtle IslandZhujiangRiver EstuaryLakeMountainGeneralMountainPhoenixMountainXiang ZhouZhuhaiNorth StationJinTangjiawan dStationEco VillagePoem Mt. ParkXiashanJinding ParkayTang Town andHeritage SiteHuitong V

19、illageandHeritage SiteLowerGangwan ExpreDonganZhuhaiGolf CourseZhuhai North Station 珠海北站Huafa Development | ZhuhaiZhuhai North Station 珠海北站With a number of so ware, electronic, and medical enterprises as well as three universi es, Tangjiawan District is posi oned as the high techand educa on zone of

20、Zhuhai, while Huafa Development withanarea ofabout 760 hectares will serveas itsprimary urbancenter andbusinessdistrict. Tangjiawan District as a whole, at present, has a mix of land uses. The predominant land use is industrial and manufacturing locatedto the south and west of the Huafa site. Three

21、important universi es, which give the district an iden ty, are located within close proximity. Afew thriving communi es like Jingding Town and several other villages provide services to exis ng residen al and industrial uses. Residen aluses dominate the area around Shikeng mountain south of the Huaf

22、a site. Zhuhai North Intercity Sta on is located in the site and serves as animportant development feature. In addi on, the Huafa site is well connected to the en re region through a highlyconnected highway networkand the inter-city rail system.Qiao Village唐家湾区被定位为珠海的高科技产业和教育示范区，拥有大量软件，电子和医药企业企业，以及三

23、所大学。北站TOD项目基地总面积756公顷，将作为区域内主要的城市中心和商务区。唐家湾地区的现状土地用途复合多样，其中主要是位于北站TOD项目南部和西部工业和制造业用地。三个重要的大学都位于基地附近，是地区的重要特色。些蓬勃发展的社区，如金鼎镇等几个村庄为现有的住宅和工业提供了基本的服务。北站TOD项目基地以南石坑山南侧以住宅用途为主。基地内的珠海北站是项目开发的重要机遇和特色，通过高度连接的公路网络和城际轻轨系统使项目与整个地区紧密相连Tangjiawan District Existing Conditions唐家湾地区现状研究8001,6001:80,0004000Residential

24、VillagesCommercial OfficeGovernment / Community,Culture Industry, HospitalEducationHigh Tech / R&DLight IndustrialWarehouse and LogisticsMilitary and Security LandTransit /ParkingPortMuncipal UtilitiesSportsParksGreen BufferWaterAgriculture LandFisheryBoundary 1.3 SUB-REGIONAL CONTEXT (TANGJIAWAN DI

25、STRICT) 小区域研究（唐家湾）Upper G a n gwanEJinfeng NorthRdrxpseswayPhoenixNorth588Count ryRoad588Phoenix Roaddor RdH a rb4Waoani RJinxpst RWen RoaQi GuWestJintLowerGangwan ExpresswtangEtRoaNorth Loversoa6C H A P T E R 1 : I N T R O D U C T I O N & S I T E A N A LY S I S第章 : 规划概述&基地分析DonganNorthsandShangshan

26、XiashanGuantangNingtangHuitongNazhouChickenMountainTangleHouhuanGGuEyG4Way111JinfenggbeddRasddaangRoadRoadDadiaoRidgeShikengMountainPhoenix MountainReservoirRed FlowerMountainCowboy BaySnake IslandTurtle IslandZhujiangRiver EstuaryLakeMountainGeneralMountainPhoenixMountainXiang ZhouJinTangjiawanStat

27、ionEco VillageCentipedeRidgePoem Mt. ParkJinding ParkTang Town andHeritage SiteHuitong VillageandHeritage SiteKeyhole ParkJinxing LakeComprehensiveService CenterTransit BoulevardZhuhaiGolf CourseFerry TerminalZhuhai North Station 珠海北站Zhuhai North Station 珠海北站The planned land use for the Tangjiawan D

28、istrict, which is the result of Calthorpe Associates prior planning efforts, focuses on highligh ngTangjiawan District as a high technology and employment zone. Excluding industrial zones, it is designed around mixed use development withsmall blocks and linear parks, along with auto-free streets and

29、 small motor streets for cars and transit. In addi on, the Huafa site is designedas an urban center for Tangjiawan District. The graphic below, shows the current regulatory plan for the Huafa Site which is an outcome of ourprevious design efforts.Gateway ParkZhuhaiNorth Station由卡尔索普事务所制定的唐家湾地区土地利用规划

30、，重点突出唐家湾地区的高科技产业和就业区。除工业区外，规划围绕混合功能开发，建立小地块框架和线性公园系统，以及步行街道和紧凑型车行路和公共交通体系。此外，北站TOD项目基地定位于唐家湾的城市中心区。下图显示了由卡尔索普事务所设计的北站TOD项目控制性详细规划成果。Qiao VillageNanmangMountainTangjiawan District Planned Land Use唐家湾区规划用地1.3 SUB-REGIONAL CONTEXT (TANGJIAWAN DISTRICT) 小区域研究（唐家湾）8001,6001:80,0004000ResidentialVillagesM

31、ixed Usewith Streetside CommercialCommercial Office at TransitCommercial Office withStreetside CommercialGovernment / Community,Culture Industry, HospitalEducationHigh Tech / R&DLight IndustrialWarehouse and LogisticsMilitary and Security LandTransit /ParkingPortMuncipal UtilitiesReserved LandSports

32、ParksGreenwaysWaterfront GreenGreen BufferWaterAgriculture LandLovers RoadBoundary gUppe r G a nUpper G a n gLover saRorth RdJinfeng NoywawanEdesprExrthJinfeng NoRdPhoenix58Roatr yun588588 CCoountryRodad5888PhoenixNorthNorthrxpswesayayswnix RoadPhoenix RoadPhoeddor RdH a rbHarbor RdG4auaJinpyRogaGu4

33、Weist RWeJinfean RoWestJinttangEasTangjiawan tRoaStationy 1estngan Rong WJintangEasoaStationssw111North LoversoaNorth Loversoa7Huafa Development | Zhuhai华发集团 | 珠海NorthsandShangshanXiashanGuantangNingtangHuitongNazhouChickenMountainTangleHouhuanWGExG4Wsswangbeoi RdadRJinddngQi GuangRoadadNanmangMount

34、ainDadiaoRidgeShikengMountainPhoenix MountainReservoirRed FlowerMountainZhujiangRiver EstuaryLakeMountainGeneralMountainPhoenixMountainXiang ZhouZhuhaiNorth StationEco VillageCentipedeRidgePoem Mt. ParkJinding Park11Tang Town andHeritage SiteHuitong VillageandHeritage SiteKeyhole ParkJinxing LakeCom

35、prehensiveService CenterTransit BoulevardLowerGangwan ExpreDonganZhuhaiGolf CourseFerry TerminalExpyG4WLowerJinfeoRdRJindRdWQi Gutaadest RoadRoadJinding TownanGHigh Tech ZoneJinbUniversityUniversityUniversityUniversityayTang Town andHeritage SiteJinxing LakeCanal StreetZhuhaiNorth StationTangjiawan

36、tREco VillageComprehensiveService CenterTransit BoulevardPoem Mt. ParkJinding ParkLovers RoadKeyhole ParkGangwan ExpreZhuhaiGolf CourseFerry TerminalThe transit plan for the district focuses on providing maximum connec vity between the various mixed-use transit and employment centers namely urban ce

37、nters like the Huafa site, town centers, high tech zones, universi es and heritage centers- so that residents, workers andvisitors alike can enjoy the benefits of a walkable environment.A streetcar system will connect the Huafa site to the rest of the district and alsointeract with the inter-city ra

38、il sta on. The system will operate throughout the spine of the site and will transport people to work, home andother outside loca ons.Gateway Park唐家湾地区公共交通规划的重点在各种混合功能公交中心和和就业中心，即城市中心之间建立最便捷的联系，如北站TOD项目基地，镇中心，高新技术开发区，大学校园和历史中心，使居民，工作者和游客们可以尽情享受个适宜步行的城市环境。有轨电车系统将北站TOD项目连接到地区的其他部分，以及城际轨道站点。这个系统将沿着地区主轴

39、服务全区，在工作，家庭和其他功能之间提供交通联系。Gateway ParkPlanned Transit & Employment Districts规划公交和就业区Planned Transit现有公交规划08001,6001:80,00040008001,6001:80,000400Proposed Tram Route 1Snake IslandProposed Tram Route 2Turtle IslandProposed Tram Route 3Proposed Tram Route 4Transfer StationInter City RailProposed Inter C

40、ity Rail400m/800m Walking RadiusHuafa DevelopmentProposed Tram RouteHighwayNorth Lovers RoadHuafa DevelopmentUrban CenterTown CenterCulture CenterUniversity 1.3 SUB-REGIONAL CONTEXT (TANGJIAWAN DISTRICT) 小区域研究（唐家湾）Upper G a ngnEwawUpper G a n gLorsveRoadLover saRodanPhoenixPhoenix588adNorthNorthJinf

41、eng NorthRdRdJinfeng NorthRoCo858nix Road588Coununtr yt ryRoad588srexpaswyprExaswesyPhoenix RoadPhoeddor RdHarbH a rbor Rd4WgaGui RJin4WgGubexpst RWeJinfean Rost Roadg WetantangEasoaStationy 1st RWean RoWestJinttangEasTangjiawan tRoaStation111North LoversRNorth LoversoaParks*8C H A P T E R 1 : I N T

42、 R O D U C T I O N & S I T E A N A LY S I S第章 : 规划概述&基地分析NorthsandShangshanXiashanGuantangNingtangHuitongNazhouChickenMountainTangleHouhuanGExpyG4WswadanbeodadoaJindngQi GuJinRoadNanmangMountainDadiaoRidgeShikengMountainCentipedeRidgePhoenix MountainReservoirRed FlowerMountainSnake IslandXiang ZhouZ

43、hujiangRiver EstuaryLakeMountainGeneralMountainPhoenixMountainZhuhaiNorth StationTangjiawan tREco VillagePoem Mt. ParkJinding Park11Tang Town andHeritage SiteHuitong VillageandHeritage SiteKeyhole ParkJinxing LakeComprehensiveService CenterTransit BoulevardLowerGangwan ExpresDonganZhuhaiGolf CourseF

44、erry TerminalNorthsandShangshanXiashanGuantangNingtangHuitongNazhouChickenMountainTangleHouhuanGEyG4WsswaJinfeanJiniaoRdadRJinddngQi GuangRoadRoadNanmangMountainDadiaoRidgeShikengMountainCentipedeRidgePhoenix MountainReservoirRed FlowerMountainSnake IslandXiang ZhouZhujiangRiver EstuaryLakeMountainG

45、eneralMountainPhoenixMountainZhuhaiNorth StationEco VillagePoem Mt. ParkJinding ParkyTang Town andHeritage SiteHuitong VillageandHeritage SiteKeyhole ParkJinxing LakeComprehensiveService CenterTransit BoulevardLowerGangwan ExpreDonganZhuhaiGolf CourseFerry TerminalThe planned circula on for Tangjiaw

46、an District, including the project site, u lizes a dense street network, which supports a variety oftransporta on op ons. The district is well connected to major roads such as Guangao Expressway, Gangwan Expressway and Phoenix RoadAnextensiveopenspacesystemconnectsthesitetotherestofcoast,hillsidefor

47、ests,mountainsandthewaterfront.Thewaterfrontisdesignedwith a harbor, a system of parks and an extension of Lovers Road. The Canal Street serves as an important design armature of the project site.Gateway Park唐家湾地区，包括北站TOD项目的交通规划，采用了支持多种交通方式的密集型街道网络。该地区有方便连接主要道路，如广澳高速公路，港湾高速和凤凰路。北站TOD项目的位置可达性非常高。with

48、 the Huafa site occupying an accessible loca on.开放空间系统将北站TOD项目基地连接到周边的海岸线，坡地森林，山脉和滨水区。滨水区的设计包括个海港，系列公园和情侣路的延伸。运河街道项目基地的个重要的设计要素。Gateway Park1.3 SUB-REGIONAL CONTEXT (TANGJIAWAN DISTRICT) 小区域研究（唐家湾）Planned Open Space现有开放空间规划Planned Circulation现有道路规划08001,6001:80,00040008001,6001:80,000400Highway50m 6

49、 Lanes+ 2 Transit Lanes42m 6 Lanes40m Canal40m Transit Boulevard50m 4 Lanes+ 2 Transit Lanes and Canal36m/40m 6 Lanes+ 2 Transit Lanes34m 4 Lanes24m 4 Lanes(existing ROW to be preserved)30m 4 Lanes Lovers Road30m 3 Lane Couplet*Turtle Island30m 3 Lane Couplet30m 3 Lane Coupletwith Mixed Flow Transit

50、 Lane20m 2 Lanes7m - 24m 2 Lanes(existing/planned ROW to be preserved)15m Pedestrian Street14m 2 Lanes One WayHuafa DevelopmentSportsGreenwaysTurtle IslandWaterfront GreenCanal StreetTransit BoulevardGreen BufferWaterAgriculture / Orchard LandGreen Streets / Lovers RoadHuafa Development 9Huafa Devel

51、opment | Zhuhai华发集团 | 珠海ZhuhaiNorth StationJinxing LakeCanal StreetPoem Mt. ParkZhuhaiNorth StationJinding TownZhujiangRiver EstuaryLovers RoadThe Huafa Development site is largely characterized by agriculture and fishery, with a small por on of residen al development along theGuangao Expressway. Ab

52、out half of the Huafa Development site is currently in water and is reserved for land fill. The North Zhuhai Sta on,which is an important feature of the development, provides access to extensive inter-city rail system and connects to Guangzhou in the northand downtown Zhuhai in the south. The site i

53、s a prime loca on for realizing smart growth principles that encourage urban, pedestrian-friendlyliving, while maintaining much of the sites natural landscape and beauty.Thecurrent Regulatory Planu lizes smallblocks andorganizesthe planinto walkable, mixed-use centers. Arobust openspacesystem connec

54、tsthe site to the other green features of the site as well as the waterfront. The area around the inter-city sta on is designed as the TOD UrbanCenter with other suppor ng commercial centers throughout the site. A combina on of residen al, commercial and high-tech uses form themajor land uses of the

55、 regulatory plan.Gateway Park北站TOD项目基地现状主要是农业和渔业用地，以及沿广澳高速公路的少量住宅开发。大约半的基地范围是为填土工程预留的水体。作为项目发展的重要元素和特征，珠海北站为项目提供了向北连接广州和向南连接珠海市区便利的城际铁路系统。基地的区位是个鼓励精明增长原则的绝佳地段，能够在创造城市化，步行友好的生活空间的同时保持基地大部分的自然景观和优美环境。目前的控规制定了小地块的规划框架，创造适合步行的混合功能中心体系。开放空间系统将基地与其他绿化区域和滨水区相连。城际铁路站周围的区域将成为个公交导向型的城市中心，与基地内其他配套商业中心共同提供商业服务。

56、住宅，商业和高科技的混合开发，形成了控制性详细规划的主要土地利用框架。Regulatory Plan控制性详细规划Existing Land Use用地现状05001,0001:50,00025005001,0001:50,000250Power StationResidentialVillagesCommercial OfficeGovernment / Community,Culture Industry, HospitalEducationHigh Tech / R&DLight IndustrialWarehouse and LogisticsMilitary and Security

57、 LandTransit /ParkingPortMuncipal UtilitiesSportsParksGreen BufferWaterAgriculture LandFisheryBoundaryParkingPower StationSewageFire FacilitiesParksProtective GreenPlazaWaterOther Non-developableBoundaryCommercial, Public Transit,Mixed LandHotelEntertainment, Sports SitesGas StationOther Utility Sup

58、plyLight IndustryLight Industry, CommercialMixed LandRail Transit UseRail Transit, ResidentialMixed LandTransit HubResidential LandResidential, Commercial FacilitiesMixed Use LandService FacilityAdministrative Office SpaceJinding Town Cultural Facilities LandElementary & Middle SchoolSports SitesMed

59、icalCommercial FacilitiesCommercial, Office,Mixed Land 1.4 STUDY AREA (HUAFA DEVELOPMENT): REGULATORY PLAN ANALYSIS 研究区域（北站TOD项目）: 控制性详细规划分析10C H A P T E R 1 : I N T R O D U C T I O N & S I T E A N A LY S I S第章 : 规划概述&基地分析ZhuhaiNorth StationJinding TownGateway ParkJinxing LakeComprehensiveService Ce

60、nterZhuhaiNorth StationJinding TownGateway ParkJinxing LakeComprehensiveService CenterCanal Street中轴绿带Canal Street中轴绿带Theplannedstreetcar system runsin aloopwithin theHuafa siteandconnects totherestof thecenters inTangjiawanDistrict. The intersec onof the streetcar and the inter-city rail sta on is

61、an important transit node. This area is designed as the most urban with regional serving规划中的有轨电车系统在华发基地内沿环路运行，并连接到唐家湾地区的各个中心。有轨电车和城际铁路站的换乘站是个重要的公交节点。这个区域被设计成最城市化的区域性商业服务中心。commercial centers.所有服务设施和社区都布局在有轨电车站点步行可达范围之内。The streetcar sta ons along the loop are located such that all services and commu

62、ni es are within walking distance.1.4 STUDY AREA (HUAFA DEVELOPMENT): REGULATORY PLAN ANALYSIS 研 究区 域 （北 站 TO D项 目 ） : 控制性详细规划分析Planned Transit & Walkability公交规划和步行可达性Planned Transit现有公交规划05001,0001:50,00025005001,0001:50,000250Proposed Streetcar RouteInter City RailProposed Inter City RailHuafa Dev

63、elopmentProposed Streetcar RouteInter City RailProposed Inter City RailHuafa Development400m/800m Walking Radius Service Center11Huafa Development | Zhuhai华发集团 | 珠海ZhuhaiNorth StationJinding TownGateway ParkCanal StreetZhuhaiNorth StationJinding TownGateway ParkJinxing LakeComprehensiveService Cente

64、rCanal StreetLovers RoadThe planned circula on for the site supports a dense network of streets with major and minor connectors that provide many transporta onop ons, such as walking, biking, traffic and public transporta on. Short street crossings along with auto free streets encourage non-motorize

65、dtravel.ThesitesitsadjacenttoGangawanExpresswayandwithincloseproximitytoPhoenixRoadandGuangaoExpressway.Thestreetnetworkprovides adequate connec ons to Gangwan Expressway and the rest of Tangjiwan as shown in the graphic. It also connects to Jingding Districtand the industrial area just south of the

66、 site.基地的交通规划支持高密度的街道网络，并提供多种交通方式，如散步，骑自行车，汽车和公共交通。方便的过街设施和步行街道鼓励非机动车出行。基地毗邻港湾高速公路，并靠近凤凰路和广澳高速公路。如图所示，基地的街道网络提供了连接港湾高速公路和唐家湾地区的充分联系，并连接到金鼎区和基地南边的工业区。开放空间系统将基地与唐家湾的滨水区-金星湖相连。运河街道是开放空间系统的最重要的特征。线性公园和其他步行街道为人们提供了亲近运河以及各种娱乐活动的机会。The open space connects the site to the rest of Tangjiawan and the waterfro

67、nt harbor- Jinxing Lake. The canal street serves as the mostimportant feature of the open space system. Linear parks and other auto-free streets provide access to the canal in the south and also provideopportuni es for ac ve and passive recrea on.Planned Open Space现有开放空间规划Planned Circulation现有道路规划05

68、001,0001:50,00025005001,0001:50,000250Green BufferWaterLovers RoadBoundaryJinxing LakeComprehensiveCanal StreetParksGreenwaysProposed CirculationLovers WayHuafa DevelopmentConnections 1.4 STUDY AREA (HUAFA DEVELOPMENT): REGULATORY PLAN ANALYSIS 研 究区域 （北 站 TO D项 目 ）: 控制性详细规划分析Land Use/ Program土地利用/规划

69、指标Illustrative总平面Open Space开放空间Civic Use公共设施Utilities基础设施Circulation交通流线Transit公共交通Commercial Development Study基础设施2.12.22.32.42.52.62.72.9PLAN COMPARSION 方案比较2.8 Plan Comparison控制性详细规划比较MARKET STUDY 市场研究 CHAPTER 2 第二章LAND USE PLAN 土地利用PROPOSED PLAN 建议方案14华发集团 | 珠海Framing the Zhuhai North Sta on, hi

70、gh-density commercial buildings, hotels, and office towers create a commercial core for the HuafaDevelopment.This will serve as a central businessdistrict andprimary urban center for TangjiawanDistrictbecauseofitsproximity to the inter-city rail sta on. In addi on, three other suppor ng commercial c

71、enters are allocated throughout the site at appropriate intervals. The centerat Jinxing Lake will be oriented towards entertainment and hospitality. Residen al uses surround commercial uses and are supported withadequate civic, public and open space facili es. High Tech and R&D facili es are located

72、 to the west closer to the expressway. To accommodatethe intercity rail that connects the site to Guangzhou, Zhuhai, and Shenzhen, land along the rail is designated as an integrated transit hub.北站TOD项目基地的核心商业区将围绕珠海北站发展。高密度的商业建筑，酒店和写字楼将主导这个空间。此处邻近的城际铁路站点，将作为唐家湾地区的中央商务区和主要城市中心。此外，其他三个配套商业中心，布局在适当的距离以服

73、务整个基地。休闲娱乐功能集中在金星湖畔。沿湖的高密度商业和住宅开发，以及围绕商业的住宅用途，都配有充足的市政设施和公共开放空间。高科技和研发功能位于西侧，靠近高速公路。为适应连接广州，珠海，深圳的城际铁路，轨道沿线的土地被设计为个综合性的交通枢纽。Land Use Plan土地利用规划Huafa Development | ZhuhaiHigh Tech / R&D (FAR 2.0)Integrated Transit Hub150300High Tech / R&D (FAR 2.0)Integrated Transit HubParkingMuncipal UtilitiesFire F

74、acilitiesOther LandParksGreenwaysWaterBoundary1:15,000750Sports SitesHospitalCommercial Office (FAR 6.0)with Streetside CommercialCommercial Office (FAR 3.0)with Streetside CommercialCommercial Entertainment/Hotel (FAR 3.0)Other CivicGas StationFarmers Market Sports SitesPost Office HospitalResident

75、ial (FAR 4.0)with Streetside CommercialResidential (FAR 3.0)with Streetside CommercialResidential (FAR 2)with Streetside CommercialTransit Residential/Transit(Res FAR 1.0)Nursery / DaycarePolice StationCultural CenterResidential (FAR 4.0)Primary and Secondary Streetside CommercialResidential (FAR 3.

76、0)with Schools 2.1 LAND USE 大区域背景CHAPTER 2: LAND USE PLAN第二章 : 土地利用2.2 PROGRAM 大区域背景15 Other CivicNursery / Daycare Residential (FAR 3.0)Residential (FAR 2.0)Cultural CenterCommercial Entertainment/Hotel (FAR 3.0) SchoolsHospitalCommercial Office (FAR 6.0)Post Office16Huafa Development | Zhuhai华发集团

77、| 珠海High Tech / R&D (FAR 2.0)Integrated Transit HubParkingMuncipal UtilitiesFire FacilitiesIllustrative Plan总平面0150300High Tech / R&D (FAR 2.0)Integrated Transit HubParkingMuncipal UtilitiesFire FacilitiesOther LandParksGreenwaysWaterBoundary1:15,00075Primary and Secondary SchoolsSports SitesHospita

78、lCommercial Office (FAR 6.0)with Streetside CommercialCommercial Office (FAR 3.0)with Streetside CommercialPrimary and SecondarySports SitesGas StationFarmers Marketwith Streetside CommercialResidential (FAR 4.0)with Streetside CommercialResidential (FAR 3.0)with Streetside CommercialResidential (FA

79、R 2.0)with Streetside CommercialTransit Residential/Transit(Res. FAR 1.0)Residential (FAR 4.0)with Streetside Commercialwith Streetside CommercialPolice Stationwith Streetside CommercialTransit Residential/Transit 2.2 ILLUSTRATIVE 总平面17CHAPTER 2: LAND USE PLAN第二章 : 土地利用Open Space开放空间The open space n

80、etwork suppor ng the Huafa Development will focus around the water features of the site. The greenways which will havewatermeanderingthrough,linkthesitetothecanalandJinxingLakeandul matelytothePearlRiver.Thegreenwaysnotonlyprovidepathwaysbetween transit nodes, commercial centers, and water features,

81、 but also serve as local parks that become an integral part of neighborhood北站TOD项目开放空间系统的重点将围绕基地的水景展开。绿道中的水系蜿蜒流过，连接到运河网络和金星湖，最终融入珠江。绿道系统不仅在公交节点，商业中心和水景之间提供了连接，同时也作为邻里公园为社区大型公共活动提供了场所。随着绿道，社区内的步行街道进步连接到商业和娱乐区。情侣路将沿着海湾延伸至基地，并穿越金星湖。2.3 OPEN SPACE 开放空间01503001:15,00075scaleac vi es.Autofreelocalstreetsr

82、unthroughneighborhoodstoprovidefurtherconnec vitytocommercialandrecrea onalareas. LoversRoad will extend into the site running along the bay and drama cally across Jinxing LakeParksGreenwaysSport SitesWaterCanal (Pedestrian) StreetPedestrian Streets 18Nursery / DaycarePolice StationCivic and public

83、facili es are adequately distributed throughout the site and are within walking distance of open spaces and the streetcarsystem which connects to the mul -modal transporta on system. A range of school types- primary to high schools- are located within walkingdistance of residen al areas. The civic p

84、rogram proposed by Calthorpe is in line with that of the regulatory plan.市政和公共设施合理布局，服务整个基地，并位于开放空间和有轨电车系统的步行可达范围之内，与多模式交通系统连接。从小学到高中的多级学校，也都布置在步行可达范围之内。卡尔索普建议的公共设施规划与控制性详细规划的建议基本致。Other CivicResidential1503001:15,000750Other CivicResidentialParksGreenwaysWaterNursery / DaycarePolice StationCultural

85、 CenterFarmers MarketPrimary and Secondary SchoolsCivic Use Distribution基础设施布局华发集团 | 珠海Huafa Development | ZhuhaiCanal (Pedestrian) StreetPedestrian Streets500m Civic Service RadiusSports SitesHospitalPost OfficeParkingFire Station 2.4 CIVIC 公共设施19CHAPTER 2: LAND USE PLAN第二章 : 土地利用2.5 UTILITIES 基础设施

86、Utilities Distribution基础设施布局01503001:15,00075 20Huafa Development | Zhuhai华发集团 | 珠海The Huafa Development will be supported by a dense street network that provides many transporta on op ons, such as walking, biking,vehicle traffic, and public transporta on. Short street crossings, along with auto-fre

87、e streets and greenways will encourage non-motorizedtravel throughout the site. Three and two-lane one-way couplets will be built to reduce auto dominance while providing adequate circula on北站TOD项目密集的街道网络提供了许多交通方式，如步行，自行车，机动车和公共交通。较短的道路交叉口，纯步行街道和绿道系统鼓励整个基地的慢行交通。三车道和双车道的单向二分路系统将在疏解交通流量的同时有效减少汽车的主导地位。

88、右图所示的街道网络替选方案，在围绕基地主轴线的二分路中取消有轨电车改为根车道，而有轨电车将布置在原街道网络的运河的位置。Circulation Key交通循环节点01503001:15,00075of heavy traffic flows. The alterna ve street network replaces the streetcar with another lane of traffic in the couplet surrounding the spine ofthe site. Alterna vely, the streetcar will replace the ca

89、nal that runs through the spine of the site.Highway50m 6 Lanes+ 2 Transit Lanes42m 6 Lanes40m Canal40m Transit Boulevard40m 6 Lanes+ 2 Transit Lanes34m 4 Lanes30m 4 Lanes Lovers Road30m 3 Lane Couplet30m 3 Lane Coupletwith Mixed Flow Transit Lane28.5m 4 Lanes20m 2 Lanes15m Pedestrian Street14m 2 Lan

90、es One Way 2.6 CIRCULATION 交 通流 线21CHAPTER 2: LAND USE PLAN第二章 : 土地利用With a wide variety of transit solu ons, the Huafa Development will offer residents and visitors an easy means of traveling around thecommunity without the need for an automobile. The proposed streetcar would run around the spine o

91、f the site and proceed along the easterncoast towardsdowntownZhuhai.Directly connected tothe Intercity Rail sta on, thestreetcar willprovide an op onto transport peoplelonger北站TOD项目为居民和游客在社区内便捷出行提供了多种公交选择，而无需依赖汽车。建议的电车路线将围绕基地的主轴线运行，并沿着东部海岸延伸至珠海市区。有轨电车城际铁路珠海北站直接相连，也为北站TOD项目提供了与更大范围内其他主要零售节点，就业中心，开放空间

92、和城市娱乐项目的便捷联系。2.7 TRANSIT ALIGNMENT 公 交路 线规划Transit Alignment公交路线规划01503001:15,00075distances throughout the Huafa Development, including major retail nodes, employment centers, open spaces, and major civic elements innearby ci es.Proposed Tram Route 1Proposed Tram Route 4Transfer StationInter City R

93、ailProposed Inter City Rail400m/800m Walking Radius 22Huafa Development | Zhuhai华发集团 | 珠海These parcels were changedfrom High Tech FAR 3 to FAR 2.这些地块的容积率从3.0调整为2.0。These parcels were changedfrom mixed-use blocks toresidential use.这些地块的用地功能从混合功能调整为住宅。These parcels were changedfrom commercialuse to re

94、sidential use.这些地块的用地功能从商业调整为住宅。The FARs of these commercialparcels were moved switchedaround.这些地块的用地功能从混合功能调整为住宅。Calthorpe Land Use Plan卡尔索普土地利用规划Regulatory Plan控制性详细规划02505001:25,000125 2.8 REGULATORY PLAN COMPARISON 控制性详细规划比较The graphics in the spread compare the differences between the Regulator

95、y Plan and theCalthorpe Plan. Areas of change are marked in both plans. In addi on to these, the RegulatoryPlanintroducesfivedifferentresiden alFARs,rangingfrom1.5to4.0,whiletheCalthorpeLandUse Plan proposes three (2.0, 3.0, 4.0). The Regulatory Plan introduces six commercial FARs,ranging from 1.5 t

96、o 6.0, whereas the Calthorpe Plan only presents two commercial FARs (3.0and 6.0).Todevelop asimplifieddesign, theCalthorpeLandUsePlandirectly connectsFAR andland use; each land use introduced is only subject to one FAR unlike the Regulatory Plan whichemploys different FARs applied to parcels of the

97、same land use.以下图纸比较了控制性详细规划和卡尔索普规划之间的区别。变化的部分在这两个方案中都标记了出来。此外，控制性详细规划介绍了从1.5到4.0的五种不同的住宅容积率，而卡尔索普的用地规划只推荐三种 （容积率2.0，3.0，4.0）。控制性详细规划介绍了容积率从1.5到6.0的六种不同的商业开发强度，而卡尔索普的用地规划只推荐两种（容积率3.0和6.0）。为建立个更清晰明确的设计框架，卡尔索普的用地规划将容积率和土地功能联系在起。每种土地功能仅建议种容积率，而控制性详细规划则对同种土地利用规划提出了较多的容积率选择。23CHAPTER 2: LAND USE PLAN第二章

98、: 土地利用COMMERCIAL CENTERS AREASCity Level Commercial Center (TOD Core Area 1)(TOD )City Level Commercial Area 2Supporting Area 2 (District Level)2Supporting Area 3 (District Level) in Reg Plan3Commercial Component of High Tech BlocksCommercial Component of Mixed Use Blocks inResidential AreasRegulato

99、ry Plan BUA(Commercial) sq. m705,011251,331168,14665,984283,945800,191Calthorpe Plan BUA(Commercial) sq. m761,769163,617168,146-Commercial BUA TotalRESIDENTIAL AREAS2,274,606Regulatory Plan BUA(Residential) sq. m1,093,531Calthorpe Plan BUA(Residential) sq. mResidential Area 2Residential Area 2Reside

100、ntial Area 3Residential Area 4Residential Area 5Residential Area 6123456714,699921,186858,251728,602827,753-856,5781,159,1741,017,369894,691976,67575,700Residential Parcels in City Level Commercial Area 24High Tech AreaResidential BUA TotalTOTAL COMMERCIAL & RESIDENTIAL BUA/HIGH TECH AREATOTAL HIGH

101、TECH BUA-565,3624,615,8536,890,459Regulatory Plan BUA(HighTech) sq. m2,215,37962,004446,8985,489,0876,582,619Calthorpe Plan BUA(High Tech) sq. m2,461,532Calthorpe Land Use Plan卡尔索普土地利用规划Regulatory Plan控制性详细规划2.8 REGULATORY PLAN COMPARISON 控制性详细规划比较Despitethesechanges,the total built upareasforall th

102、emajor landuses ofbothplans,namelyresiden al, commercial and high tech are comparable as shown in the table. The commercialBUA in the Calthorpe Plan is less than that of the Regulatory Plan, while the residen al BUA ismore so as to to maintain the appropriate commercial ra os.除了这些变化，两种方案的住宅，商业和高科技用地

103、的建筑面积如表所示，以供比较。卡尔索普方案中的商业建筑总面积比控制性详细规划少，以达到个更合理的商业比例。市政和公共设施规划与控制性详细规划完全致。02505001:25,000125 24Huafa Development | Zhuhai华发集团 | 珠海City LevelHuafaNanweiHouhuanEast TangjiawanWest TangjiawanCOMMERCIAL CENTER TYPES 商业中心类型City Level (Regional) Center 市级（区域）中心Supporting (District Level) Commercial Center

104、 社区级（区级）中心Residential (Local) Support Retail 住宅（本地）配套零售City LevelCBDPER CAPITA COMMERCIAL (sq.m per capita) 人均商业面积（平方米/人）1.2-2.0 sq.m0.3-0.7 sq.m0.8-0.9 sq.mCity LevelCenterCommercial Centers Distribution商业中心布局Population Distribution人口布局The market study conducted by Huafa defined three types of comm

105、ercial service centers - City Level (Regional) Center; Suppor ng (DistrictLevel) Commercial Centers and the Residen al (Local) Support Retail. The loca ons of these centers with respect to the Huafa Developmentare shown in the graphics below and in the opposite page. The market study also iden fied

106、reasonable ra os on a per capita basis for thesediffering levels of center types. The recommenda ons are: City Level (Regional) Center namely the TOD Core Area is 1.2-2 sq m; Suppor ng(District Level) Commercial Centers is 0.3-0.7 sq m; and the Residen al (Local) Support Retail is approximately 0.8-

107、0.9 sq m per capita.The TOD Core Area will func on as the City Level (Regional) Center and will have a service area beyond Huafa Development. It can ul matelyeasily serve up to a popula on upwards of 350,000 in the general area and the land to the north, as shown in the popula on diagram below.Thepo

108、pula onfiguresfor theTangjiawanareaarefrompriorplanning effortsandtheHuafa Development popula onisbasedontheproposedland use plan. The Suppor ng (District Level) Commercial Centers provide service for a walking radius of 1km while the Residen al (Local)Support Retail provides services locally.Recomm

109、ended Values for Commercial Center Types 商 业中 心类 型的 推荐值由第三方公司进行的市场研究定义了三种类型的商业服务中心 - 市级（区域）中心；社区级（区级）中心和住宅（本地）配套零售。这些中心相对于北站TOD项目的位置如下图及对页图所示。同时，该市场研究还定义了不同等级商业中心的合理人均面积比例，建议如下：市级（区域）中心，即TOD核心区1.2-2平方米/人；社区级（区级）中心0.3-0.7平方米/人；住宅（本地）配套零售0.8-0.9平方米/人。核心区将作为市级（区域）中心，不仅服务北站TOD项目，也将服务周边区域，并最终成为个能够满足下图所示区

110、域内35万人口的需求。唐家湾地区的人口统计数据来自原有规划，而北站TOD项目的人口统计则是基于建议的土地利用规划。社区级（区级）中心为周边1公里步行半径内的人口提供了商业服务，住宅（本地）配套零售主要服务就近居民。1,2002,4001:120,0006000City Level Commercial CentersCity Level Commercial CentersSupporting Commercial Centers(District Level) Supporting Commercial Centers(District Level) 2.9 COMMERCIAL DEVEL

111、OPMENT STUDY 商 业开 发研究25CHAPTER 2: LAND USE PLAN第二章 : 土地利用Regulatory Plan BUA(Commercial) sq. m705,011251,331168,14665,984283,945800,1912,274,606Calthorpe Plan BUA(Commercial) sq. m761,769163,617168,146-1,093,531Commercial Development- Calthorpe Plan 总平面2.9 COMMERCIAL DEVELOPMENT STUDY 商 业开 发研究Applyi

112、ng the recommended ra os and using the onsite residen al popula on of around138,000 of the proposed plan, the demand for Suppor ng (District Level) Commercial Centerand Residen al (Local) Suppor ng Retail would be 207,000 sq m, while the current plan shows168,000 sqm forSuppor ng Areas 2. The City L

113、evelTODAreawillul matelybe around760,000sq m BUA servicing a popula on upwards of 350,000 as is shown. The specialty retail andhotel at the lakeside - City Level Commercial Center Area 2 is a future phase that may or maynot happen. As per these ra os and the commercial poten al of the site, the comm

114、ercialdevelopment in the project is within reasonable market balance, unlike the Regulatory Planwhich was overzoned for commercial. Keeping this in mind, the commerical development wasconsiderably reduced in the Calthorpe Land Use Plan.建议的规划方案将支持约138,000的居住人口，根据推荐人均商业面积比例，社区级（区级）中心和住宅（本地）配套零售的商业面积需求

115、为约207,000平方米，而目前的方案配套区2中的商业面积为168,000平方米（专业零售和湖畔酒店-配套区4作为未来远期开发待定）。市级TOD核心区将提供约76万平方米的商业建筑面积，服务约35万人口。根据上述比例和基地的商业开发潜力，北站TOD项目的商业发展能保持合理的市场平衡，而不是像控制性详细规划提供了过多的商业。牢记这点，商业开发在卡尔索普的用地规划中明显减少了。Commercial Development- Regulatory Plan 总平面Commercial BUA Comparison 商业建筑面积比较0250500COMMERCIAL CENTERS AREASCity

116、 Level Commercial Center (TOD Core Area 1)(TOD )City Level Commercial Area 2Supporting Area 2 (District Level)2Supporting Area 3 (District Level) in Reg Plan3Commercial Component of High Tech BlocksCommercial Component of Mixed Use Blocks inResidential AreasCommercial BUA Total1:25,000125 Small Bloc

117、k Zoning“小地块”分区Urban Design Controls城市设计控制Development StandardsDefinitions开发导则定义Block Types典型地块类型3.13.23.33.4 CHAPTER 3 第三章DEVELOPMENT STANDARDS开发导则28Huafa Development | Zhuhai华发集团 | 珠海“小街区“规划能够在小范围内实现更大的土地利用混合度。其城市设计标准着眼于营造活跃且适宜步行的街道临街面。而这恰恰是中国控制性详细规划中所缺乏的。准则中建筑体量标准沿袭了中国现有的建筑间距要求，同时提供了更为丰富的天际线。由于小街

118、区的设置，随着朝向和位置的不同，街区内部的建筑高度自然也会发生变化。每个小街区内部都配备中心庭院，在住宅街区中则对外开放。这围合庭院的空间设置回应了中国传统城市肌理，例如四合院、胡同和宫殿制式等。尽管与传统制式的尺度不样，但其空间层级却保持着致，从公共的街道空间到半私密的庭院空间，再到私密住所。在居住区，小街区相对于超大街区有着诸多优势。首先是社会交往更为活跃：小街区大约1-1.5公顷，含有300-500个单元，最多容纳1500人；这尺度足够小以至于居民有更大的可能相互认识并建立社会联系。相比起来，超大街区能轻易容纳5000人，这样的尺度下，居民们变得陌生，而小孩子在小区接触陌生人的频率也大大

119、上升。第二个优势在于小街区中的所有住户都可以从自家窗户中看到街区中的公共空间。事实上，由于通风需求，大多数的单元都同时看到街道和内部的庭院。这使得公共空间更为安全，更容易形成社区焦点。在超大街区中，住宅都是平时布置，缺乏视觉中心或者与主要公共空间缺乏直接联系。最后，小街区能够增加临街商铺与小区公共服务设施。由于大多数的楼房都沿街布置，底层自然而然形成了有价值的店面，这些店面能够很好的强化街道生活。同时也避免了将住宅单元在底层布局。这些小的街区能够捆绑打包成个大的开发地块出售给开发商，但其间的支路系统必须是对公众开放的。在新的规划系统中，有系列住宅小街区和商业小街区，每种小街区的开发密度和混合密

120、度程度都不同。街区中的大多数建筑都不是单纯的住宅板楼或者商业塔楼，而是含有底层零售商铺的住宅或者带有裙楼的写字楼。有些小街区类型允许很大程度的功能混合，例如配备多层零售裙楼的高层住宅或者酒店。但通常这些小街区建筑的底层都是与人行道紧密结合的零售商业，上层则为住宅或是商业写字楼。个城区或者片社区的混合度是通过将不同类型的小街区组合搭配达成的。临街的商业将步行环境整合起来，而其上的楼层则为片区提供住宅或者就业的平衡。The small block zoning described here typically allows a greater land-use mix in a smallerar

121、ea. The standards also provide unique urban design standards that focus on crea nglively and walkable street frontages which are typically missing from most zoning codesin China. The massing standards within this code respect the building separa on metricstypical in China while crea ng a more varied

122、 skyline. Building heights naturally change morefrequently with orienta on and placement when developed on a small block. Each blockin this urban system has a central courtyard, semi-private in residen al blocks and public incommercial blocks. This courtyard pa ern recalls the historic city forms th

123、roughout Chinafrom the Hutong to the Palace. It emerges here at a different scale, but provides the sameurban layering, from public street to semi-public courtyard, to private home.Inresiden alareassmallblockshaveseveraladvantagesoverthesuperblock. First,thesocialscale is more convivial. The typical

124、 small block of 1 - 1.5 ha has just 400-700 dwellings thatwould house at most 1,500 people; small enough for most people to recognize one anotherand establish strong social connec ons. In contrast, larger superblocks contain easily 5,000people; a scale in which many people become anonymous and child

125、ren are more frequentlyexposed to strangers.A second advantage of the small block is that the common area is directly visible andaccessibletoall thehousing units. Infact, in most cases allthe unitshaveastreet view and acourtyard view along withcross-ven la on. This makes the commonareamorevisible, s

126、aferand has more of a community focus. In the superblock configura ons many units are placedin parallel rows with no visual or direct connec on to common open space areas.Finally, small blocks increase the opportunity for street-side shops and local services. Asmost buildings are sitedatthe perimete

127、r of the block, thegroundfloor naturally providesforvaluablecommercialandcivicopportuni esthatenhancethestreetlifeoftheneighborhood.Therefore, few dwelling units have to be located on the ground floor, an undesirable livingloca on for most, even in the interior of a superblock. Although the tradi on

128、al superblockdevelopment is eliminated, mul ple small blocks can be aggregated for sale to one largedeveloper, but only if the local street network between the blocks is maintained as a publicright of way.In this zoning system, there is a range of residen al small blocks and commercial smallblocks e

129、ach varied by density and degree of mix. Most buildings in the blocks, rather thansimple residen al slabs and towers, are a mix of either residen al units over shops andcommercial uses or office buildings over shops and mul -story retail or ins tu onal uses.There are some blocks that allow more mixe

130、d building types such as high-rises that combineresiden al or hotel uses over commercial mul -story bases. But typically the ground flooris sidewalk-related shops and commercial uses, while the upper stories are either dwellingunits or office space. In addi on, due to the Light Industry and High Tec

131、h demand in the cityof Zhuhai, this zoning system also allows for larger blocks in order to accommodate thesetypes of uses.The mixed-use quality of a neighborhood or district is achieved by mixing different smallblocksside by side. The street-level shopsunify the pedestrian environment while thefloo

132、rsabove provide a balance of housing and jobs for the district. 3.1 SMALL BLOCK ZONING “小地块”分区C H A P T E R 3 : D E V E L O P M E N T S TA N D A R D S第三章 : 开发导则3.2 URBAN DESIGN CONTROLS 城 市设 计控制The following small block standards demonstrate a different approach to the current andplanned development

133、 in Zhuhai. Rather than superblocks with iden cal buildings and uses,it shows how smaller blocks can be developed with a variety of building types and uses.1. Mix uses and add street-side retail where possibleThis can reinforce the pedestrian realm with easily accessible convenience ac vi es andloca

134、l shops. Lining the street with ac ve uses and mul ple entries adds life and safety tothe sidewalk.2. Mix building scales, configura ons and heights within each blockRather than repea ng one or two building forms over a superblock, a variety of buildingforms adds to the iden ty of each place and pro

135、vides more residen al choices withinone community.Even on small blocks the vast majority of units can and should be placed for op malnatural ven la on, shading, and views. Building spacing and orienta on can enhanceshading and ven la on.By closing all sides of the blocks with retail and/or low rise

136、residen al buildings, a semi-private courtyard develops a dis nct and useful iden ty. Transparent but secure fencescan complete the blocks perimeter.5. Carefully mixing high-rise and low-rise buildings can increase densityBymixingbuildingtypesandplacingtallbuildingsonthesouthsideofablock,theoveralld

137、evelopment density can be increased from the more typical residen al FAR of 1.5 upto an FAR of 3. At the same me human scale is maintained through a mix of low-risebuildings.29下面的章节将引入的“小街区”介绍了种新的城市开发模式。不同于以往划定超大街区并在其中安排单土地利用和建筑的模式，这种新的模式将展示小型的街区如何创造建筑行使多样、土地混合使用的城市。在设计上的些重要改变包括：:Some of the signifi

138、cant design changes are:1. 土地混合使用，并在街道两侧尽可能的增添零售商铺此举将通过简单易达的设施和商铺来巩固步行交通。将活跃的土地利用类型沿街安排，将有利于营造生活气息并增强人行道的安全。2. 在每个街区内部都混合搭配不同尺度、外形和高度的建筑避免在个超大街区中重复单的建筑模式，而通过布局系列不同的建筑形式增加街区的个性并为居民提供更多的住房选择。3. 建筑考虑采光与通风并保证足够的建筑间距即使在小的街区内，大部分的建筑也可以，且应该考虑自然通风、遮荫和视野。建筑间距以及朝向可以强化遮荫与通风。3. Design for light and air with ade

139、quate building separa on4. 提供街区内部庭院每个街区的四围都基本会被零售商铺或其他建筑所围合，从而形成个半私密的庭院，这些庭院为街区提供了实用而特殊的个性化空间。可以允许使用通透但安全的栅栏来将街区完全围合起来。4. Develop private courtyard configura ons5. 细致巧妙的混合布置高层和低层建筑可以提高开发强度。通过混合不同的建筑类型，并将高层建筑布置在街区南端，整体的开发强度将超过典型的住宅容积率1.5而达到4。同时低层楼房的使用也有利于营造城市的人本尺度。 MAXIMHEIGXIMHE30Huafa Development |

140、 Zhuhai华发集团 | 珠海UMHTMAUMIGHTFLOOR TO FLOOR HEIGHT楼层之间高度Ground Floor Retail / Commercial层零售/商业Office Floor办公楼层5m min.最小5米3.6m min. - 5m max.3.6米 - 5 米Residen al Floor住宅楼层3m min. - 4m max.3米- 4米Hotel Floor酒店宾馆楼层3.6m min. - 4.5m max3.6米 - 4.5米1. Maximum Building HeightPurpose: To create varia on in urb

141、an form and skyline. Also toensurethattallbuildingsare spacedin awaytoavoidblockedviewsand provide solar access.Defini on: Height is defined in the number of stories allowed,not an absolute ver cal measurement. This is intended to allowheight varia on based on differing floor-to-floor dimensions tha

142、tcan be flexible without sacrificing overall FAR. It will also allowvisual height varia on for similar building types. Minimum heightfor residen al floors (floor-to-floor height) is 3m while maximumheightis4m;minimumheightforofficefloors(floor-to-floorheight)is 3.6m while the maximum height is5m; mi

143、nimum height for hotelfloors (floor-to-floor height) is 3.6m while the maximum is 4.5m;minimum height for ground floor retail/commercial is 5m. Thereis a minimum building height requirement for all small blocks of 3stories (not including Industrial and High Tech). Maximum buildingheight is listed or

144、 determined by the Spacing Interval, whicheveris less.Standard: Refer Development Standards Matrix on page 33.Development requirementsregardingurban form areincorporated into this Code as a means ofimplemen ng design criteria establishedintheDesign Principles described earlier. In doing so, this wil

145、l ensure a high quality of life, and minimize the opportunity for adverse impacts on thefunc oning of the community. The following provides the intended purpose and defini ons for each category in the Development StandardsMatrix (page 33).为了能够落实之前的设计导则，确保高质量的生活，并减少对应社区功能的负面影响，我们将与城市形态相关的开发标准融入开发准则之中

146、。下面的内容解释了开发准则中各类标准的目的以及定义 (见33页).1. 建筑限高目的: 为城市形态和天际线提供多样性。同时可恰当布置高层建筑从而避免实现和日照阻挡。释义: 规范中的建筑高度以层数计算，非绝对数值。此举旨在提供建筑高度上的变化，设计师可在不牺牲总容积率的基础上根据实际需求改变个楼层高度。同时，此举可以让形态相似的建筑在高度上有变化。住宅建筑最小楼层高度为3米，最大高度4米；商业建筑最低楼层高度为3.6米，最大不超过5米；酒店宾馆楼层高度最小值为3.6米，最大值不超过4.5米；底层零售商铺高度最小值为5米。所有“小街区”内不能有低于3层的建筑（不包括工业和高新产业建筑），最高建筑高

147、度由建筑限高或建筑间距两者中较小的个数值决定。标准：见33页： “开发准则列表“。2. Above Grade FAR (Average)Purpose: To create varia on in overall intensity of developmentacross the site. In general, higher FARs are coordinated withincreased transit service.Defini on: The gross buildable area - not including below -gradeparking structure

148、s, basements, balconies, and roo op mechanicalenclosures. The built-up area is calculated by mul plying the grossparcel area by the FAR. This area will be calculated to the exteriorof all exterior wall enclosures and will include all interior serviceareas and elevator sha s. For mixed-use buildings

149、the sum of alluses shall not exceed this FAR.Standard: Refer Development Standards Matrix on page 33.2. 容积率目的: 创造开发强度上的多样性。般而言，高容积率被配有高强度的公交服务。释义: 最大总建筑面积不包括停车场结构、地下结构、阳台以及顶层机械设施。用容积率乘以地块总面积即可以得到最大建筑面积。建筑面积包括建筑外墙以及内部所有公共服务区域面积和电梯面积。对应混合使用的楼房，总面积不能超过容积率的规定。（为鼓励集约用地，根据国家政策，工业用地容积率为最小值）标准：见33页： “开发准则列表

150、“。3. Minimum/Maximum Streetside Commercial FARPurpose: To ensure that streets and pedestrian areas are linedwith interes ng and useful ground floor uses.Defini on: That segment of the total FAR allowed for StreetsideCommercial (refer to the Development Standards Matrix on page33for defini onof Stree

151、tside Commercial)usewithinaresiden alblock or commercial block. These uses are used to line the groundfloor of mul -story buildings at significant public places such asplazas, parks, transit stops, and most streets. Allowable groundfloor uses included in streetside commercial include shops, cafes,re

152、staurants, small businesses, other retail and some communityfacili es. A developer may choose to not use the maximumStreetside Commercial FAR and this will not reduce the total FARallo ed to the parcel. The developer must provide space for theminimum Streetside Commercial FAR alloca on.Standard: Ref

153、er Development Standards Matrix on page 33.3. 沿街商业容积率范围目的: 确保街道以及人行道两侧建筑底层配备实用而有生趣的功能。释义：在个居住街区或者商业街区中允许的沿街商业容积率(“沿街商业”定义见33页开发准则列表脚注a)。这些零售和商业功能将被安排在沿重要公共空间的建筑底层（包括广场、公园、公交站以及大部分街道）。被允许的底层功能包括商店、饭店、咖啡店、小公司以及其他零售和社区配套。开发商可以选择不使用沿街商业容积率的最大值，这并不会减少总体的容积率，但是开发商必须满足沿街商业容积率的最小值。标准：见33页：“开发准则列表”。Minimum/

154、maximum Streetside Commercial FAR 沿街商业容积率Maximum building height 建筑限高Floor to Floor Heights 楼层之间高度FLOOR TYPE楼层种类Total FAR 总容积率 3.3 DEVELOPMENT STANDARDS DEFINITION 开发导则定义600sq.m10 stORorE eeH ig T10 REo HE rIe GRONRESIDENTSTREC H A P T E R 3 : D E V E L O P M E N T S TA N D A R D S第三章 : 开发导则20STO400

155、 sq. m.Y sS ty Hs TYy HSsE h IGhtSTREET FTAGEET FRONTAGERETAILIALRETAIL4. Tower Elements Maximum FloorplatePurpose: To minimize the bulk and shadows of tall structures.Defini on: For residen al buildings the maximum size of theaverage floor above 10 stories shall be 600 square meters notincluding ba

156、lconies. For commercial buildings the maximum sizeof the average floor plate above 50m shall be 1500 square meters.Towers can be placed anywhere on a parcel but must comply withany Solar Interval standards. It is preferred to locate tall buildingsand their lobbies at corners.Standard: Refer Developm

157、ent Standards Matrix on page 33.4. 塔楼建筑最大楼板面积目的：减少高层建筑体量及其阴影.释义：对于住宅塔楼，10层以上的最大平均楼层面积应该小于600平方米（阳台面积不计入）。对于商业建筑，超过50米以上的最大平均楼层面积应该小于1500平方米。塔楼可以布局于地块的任何位置，但是必须遵从日照间距的标准。街角是本规范推荐的塔楼及其大堂的布局点。标准：见33页：“开发准则列表”。塔楼建筑最大楼板面积建筑密度绿化率5. Building Coverage and Green CoveragePurpose: To ensure adequate open space

158、 within each block.Defini on: The ra o of the sum of all above-ground first floorarea to the total parcel area. Areas not included are below-gradeparking areas or basements without buildings above. The tops ofsuch below-grade structures must be developed for communityopen space, landscape, recrea on

159、 or circula on uses and may notbe dominated by at-grade parking lots. Surface parking lots mayonly cover 10% ofthe parcel, all other parking mustbe below-gradeorinparkingstructures(notincludingIndustrial andHigh Techblocktypes).Standard: Refer Development Standards Matrix on page 33.5. 建筑密度与绿化率目的：确保

160、每个街区拥有足够的开放空间释义：地上建筑首层总面积与地块总面积的比值。地下建筑面积不算在内。地下建筑的地上部分必须作为社区开放空间、景观、娱乐休闲或是交通之用，不可主要作为停车场用途。地面停车场只能占总用地面积的10%，其他停车需求通过地下停车场解决。标准：见33页：“开发准则列表”。316. Street FrontagePurpose: To ensure that each street will have building frontagethat helps to definethe pedestriandomain andprovide convenientand ac ve us

161、es for the pedestrian.Defini on: Along each street or public right-of-way a minimumpercentage of the property linelengthisrequired to have buildingswithin the required street setback ranges. The lineal meters ofbuilding that is parallel to a street and within the setback rangewill be added together

162、and divided by the total parcel frontageto calculate the percentage of street frontage. All such frontagesmust be occupied by a primary or secondary use and cannot bea parking structure without ground floor Streetside Commercial临街面覆盖率(refer to * in Development Standards Matrix on page 33for defini o

163、n of Streetside Commercial).Standard: 65% minimum at all streets and open spaces (parks,plazas, etc).6. 临街面覆盖率目的：确保每条街道两侧都有建筑来限定步行空间并为行人提供便捷可达的服务设施以及活跃的生活氛围。释义：每条沿街的地块红线，都规定有个比例范围，并要求在这个比例范围内的地块红线布局有满足建筑后退要求的建筑。这些建筑的面宽总和与临街面地块红线长度的比值即为临街面覆盖率。这些建筑底层不能是停车库，除非在临街面配备有零售商业。标准：最小65%，在所有的街道和开放空间上（公园，广场等）。3

164、.3 DEVELOPMENT STANDARDS DEFINITION 开发导则定义7. Maximum and Minimum Stree ront SetbacksPurpose: In order to maintain a consistent and ac ve street edge,buildings must be placedcloseto thesidewalk,withsetbacks basedon ground floor use.Defini on:For a building to contribute to the required streetfrontage

165、 it must be located within the s pulated setback range,3-5 meters for residen al uses and 0-3 meters for non-residen alground floor uses, including Streetside Commercial (refer to *in Development Standards Matrix on page 90 for defini on ofStreetside Commercial. Buildings may have larger setbacks an

166、d/or be placed within the block but these will not contribute to theFrontage Requirement. It is assumed that a 5 meter setback willMinimum/ maximum stree ront setbacks 沿街建筑后退范围allowgroundfloorresiden aluseswhileanythinglessthan3meterswill have non-residen al uses. The setback shall be measured fromt

167、hepropertyline.Industrial andHigh Techblocktypesareexcluded.Standard: 0-3 metersforNon-Residen alGroundFloorUses 3-5meters for Residen al7. 沿街建筑后退范围目的：为了确保连续而活跃的街道边界，沿街建筑必须根据邻近人行道布置，其具体后退值由底层功能确定。释义：为了满足临街面覆盖率的要求，对应的建筑必须布局于个划定的后退范围之内，底层为居住功能的后退范围是 3-5米，非居住功能为0-3米。建筑可以可以有更大的后退或者布局在地块内部，但是这些建筑将不被计入临街面

168、覆盖率。本城市设计规范假设5米的建筑后退适用于居住功能，3米以下的建筑后退适用于非居住功能。建筑后退从地块红线算起。工业与高新产业地块不在此规定之内。标准：非住宅 0-3米住宅3-5米 INGC SIP N AS LP AA RIN C G INA SC PASP32Huafa Development | Zhuhai华发集团 | 珠海SOSOGG C8. Building Separa onPurpose: To ensure natural ven la on and light for a majority ofresiden al buildings.Defini on: For re

169、siden al buildings, the face to face buildingsepara on should follow City Spacing Standards. This separa onwill vary in propor on to the height of the building in the southernend of the block. Depending on the heights of the northern andsouthern buildings, this distance will be equal to the height o

170、f thesouthern building (measured perpendicular from the north faadeof each building within the parcel and across public rights-of-way).Inotherinstancesthisdistancewillbe0.5theheightofthesouthernbuilding. Buildings along the northern boundary of a parcel willtherefore be limited to the adjacent right

171、-of-way dimension plus itssetback. For commercial and other non-residen al blocks, pleaserefer to City Spacing Standards for face to face building separa on.Standard:RESIDENTIAL:Sidewall to sidewall (less than or equal to 6 stories) = 6 m;Sidewall to Sidewall (greater than 6 stories) = 13m;Sidewall

172、to building face = City Spacing StandardsBuilding Face to Building Face = City Spacing StandardsCOMMERCIAL:Sidewall to sidewall separa on = 6 mSidewall to building face separa on = 12 mBuilding Face to Building Face = City Spacing StandardsBuilding Separa on 建筑间距BUILDING SHADOWS8. 建筑间距目的：为绝大多数的住宅单元提

173、供自然通风和日照。释义：对于住宅建筑，建筑正立面间间距根据城市控规技术管理规定来确定。在某些情况下，这个距离等于南面建筑的高度（从地块内南面建筑物北立面开始量起）。因此，位于地块北部的住宅建筑高度将受限于相邻的道路宽度距离和建筑退红线。其他的建筑高度将受限于场地内相邻的建筑距离，除了面朝南北向街道的临街建筑。商业建筑、高新产业楼宇等间距请参照现有规范。标准：住宅10. Parking StructurePurpose: To provide for at-grade open space and courtyards.Defini on: Below-grade parking structu

174、res are preferred in allcases and should be used to reduce the height of any above-gradestructures. Any above-grade parking structure shall be includedwithin the site coverage and FAR limits. The required parkingra os are designed to provide adequate parking space throughoutthe project and also to e

175、ncourage transit use for commu ng toemployment areas and commercial centers.Standard: Auto access to parking structures will be from one-way streets where possible and/ or from local streets. No entriesare permi ed off streets with rights-of-way more than 50 m toprevent traffic conges on on major bo

176、ulevards and avenues. All11. ParkingPurpose: To ensure a true Transit Oriented District with less autouse, it is encouraged to limit parking.Defini on: Most of the parking should be located in below-gradestructures or when above-grade, the structure must be lined at thesidewalk edge with shops and c

177、ommercial development. No more6层或以下建筑山墙间距= 6米6层以上建筑山墙间距=13米正立面与山墙及正立面之间间距参照城市控规技术管理规定商业建筑山墙间距= 6米山墙与正立面间距=12米建筑正立面间距参照城市控规技术管理规定9. Primary Pedestrian EntryPurpose: To ac vate the sidewalk and provide street iden ty formost buildings.Defini on: Although a building may have several entries, theprimary

178、 entry must be located on and directly accessible to themost important public space or street that a parcel fronts. In somecases the parcel may not front a key street or public space, in whichcase an entry off a local street is allowed. Buildings located in theinterior of a parcel may be accessed by

179、 a gated pedestrian pathwhich connects directly to a sidewalk.Standard: Primaryentrymustbelocatedonanddirectlyaccessibleto the most important public space or street. Mul ple entries areencouraged.9. 主要步行出入口目的：活跃人行道并为沿街建筑提供街道的个性。释义：尽管座建筑可以拥有若干个出入口，但是主要的人行出入口必须位于或通向地块所临的重要公共空间或者街道。在某些情况下，地块不与任何重要街道或者公

180、共空间相邻，则其建筑的主要人行出入口不受限制。位于地块内部的建筑可以通过步行路径与外部人行道相连。标准：主要步行出入口必须安排在能与主要公共空间或者街道直接相通的地方，鼓励设置多个行人出入口。entries to parking structures should be kept far away from anyintersec on to avoid conges on. Where parking structures frontpublic spaces, plazas or parks, the ground floor must be allocatedto Streetside

181、Commercial (refer to * in Development StandardsMatrix for defini on of Streetside Commercial on pg. 33) usesfor a minimum depth of 6 m.10. 停车场目的：提供位于地面的开放空间和庭院释义：本规范推荐在场地内普遍设置地下停车场，从而减少地面结构高度。所有地面停车结构必须计入地块建筑密度和容积率中。标准中规定的停车场地比例方面是为了满足地块内的停车需求，另方面是鼓励人们使用公共交通。标准：停车场的入口尽量设置在支路或者单行道上，并尽量远离交叉口以避免交通阻塞， 宽

182、度在50米以上的街道上禁止设置停车场出入口以免阻塞主干道交通。所有临接公共广场、公园等公共空间的停车场必须在临公共空间的面的首层设置临街商业（临街商业定义见33页表格脚注*），且临街商业的进深不小于6米。than 10% of the parking shall be at grade.11. 停车目的：为了确保真正意义上的公交为导向开发并减少私人小汽车的使用，停车位数量将被限制。释义：停车位应该大部分位于地下停车库。如果停车场位于地面首层，则外围需围合有商铺来临接人行道。 地面停车位数量不应超过总停车位的10%。 3.3 DEVELOPMENT STANDARDS DEFINITION 开发

183、导则定义C H A P T E R 3 : D E V E L O P M E N T S TA N D A R D S第三章 : 开发导则3.3 DEVELOPMENT STANDARDS DEFINITION 开发导则定义33 34Huafa Development | Zhuhai华发集团 | 珠海01503001:15,00075Required Commercial Locations in Residential Blocks Along Canal Street沿运河街的商业和住宅地块控制 3.4 REQUIRED COMMERCIAL LOCATIONS IN RESIDENT

184、IAL BLOCKS ALONG CANAL STREET 沿运河街的商业和住宅地块控制Required CommercialLocations in Residential Blocksalong Canal Streetalong Canal StreetSTREET (STREET (Security GateTotal Floor Area Ratio: 2.0 (Commercial FAR: 0.1/0.2 (2.0)Min./Maximum Streetside Commercial FAR: 0.1/0.2 (35%)Maximum Building Coverage: 35%

185、 ( (20 35%)35C H A P T E R 3 : D E V E L O P M E N T S TA N D A R D S第三章 : 开发导则Street Setbacks:Residential = 3-5 mCOURTYARDSecurityGateResidential EntriesStreet Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackResidential EntriesStreet Fron

186、tage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackresidential servicesandstreetside commercialandstreetside commercialStreet Setbacks:Streetside Commercial = 0-3 m(7 stories77 stories79 stories9residential services15 stories155 stories55 stories

187、51 story11 story11 story11 story1STREET (3.5 Block Types: Residential FAR 2.0 典型地块类型：住宅容积率2.0STREET (7 stories7084161:800Streetside Commercial ()Floor Area Ratio: 2.0 (0.1-0.2)0.1-0.2)Total Streetside Commercial ( 2.0)Min./Maximum Residential FAR: 1.8/1.9 ( 1.8-1.9)Min./Maximum StreetsideMin./Maximu

188、m Residential FAR: 1.8/1.9 ( 1.8-1.9)Maximum Building Coverage: 35% (Minimum Green Coverage: 35% ( 35%)Maximum Building Height: 20 floors)All images for illustrative purpose only ()STREET (Security GateSTREET (Min./Maximum Residential FAR: 2.7/2.85 (Minimum Green Min./Maximum Streetside Commercial F

189、AR: 0.15/0.3 (36Huafa Development | Zhuhai华发集团 | 珠海Street Setbacks:Streetside Commercial = 0-3 mStreet Setbacks:Residential = 3-5 mCOURTYARDSecurityGateStreet Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackStreet Frontage:Minimum 65% of P

190、arcel Line length,building must be placed within requiredminimum and maximum setbackResidential EntriesResidential Entriesresidential servicesandstreetside commercialresidential servicesandstreetside commercial(9 stories97 stories77 stories71 story116 stories1611 stories1120 stories201 story11 story

191、1STREET (0.15-0.3)35%)084162.7-2.85)1:800)1 story1Streetside Commercial (Total Floor Area Ratio: 3.0 (3.0)FAR: 2.7/2.85 ()2.7-2.85)Min./Maximum Residential Streetside Commercial (Min./Maximum Streetside Commercial FAR: 0.15/0.3 (0.15-0.3)Total Floor Area Ratio: 3.0 ( 3.0)Maximum Building Coverage: 3

192、5% ( 35%)Coverage: 35% ( 35%)Building Height: 25 floors (25 )Maximum Building Coverage: 35% (All images for illustrative purpose only () 3.5 Block Types: Residential FAR 3.0 典型地块类型：住宅容积率3.0STREET (9 stories9STREET(STREET(LSCANA 街)(运Total Floor Area Ratio: 3.0 (3.0)Maximum Building Coverage: 40% (40%

193、)Minimum Green Coverage: 30% (30%)Maximum Building Coverage: 40% (40%)37C H A P T E R 3 : D E V E L O P M E N T S TA N D A R D S第三章 : 开发导则Street Setbacks:Residential = 3-5 mStreet Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackStreet Fron

194、tage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackResidential EntriesCOURTYARDResidential EntriesCommercialStreet Setbacks:Streetside Commercial = 0-3 m(9 stories99 stories920 stories2010 stories109 stories91 story11 story11 story11 story120 sto

195、ries201 story1CANAL ST.(1 story1T.河3.5 Block Types: Residential (Canal St.) FAR 3.0 典型地块类型：住宅（运河街）容积率3.0STREET(10 stories109 stories9010201:1,0005Streetside Residential FAR: (2.7-2.85)2.7-2.85)0.15-0.3)0.15-0.3)All images for illustrative purpose only ()Streetside Commercial ( )Total Floor Area Rati

196、o: 3.0 ( 3.0)Min./Maximum Commercial (2.7/2.85)Min./Maximum Streetside Commercial FAR: 0.15/0.3 (Min./Maximum Residential FAR: 2.7/2.85 (Min./Maximum Streetside Commercial FAR: 0.15/0.3 (Building Height: 25 floors (25 ) STREET (STREET (Security GateMin./Maximum Streetside Commercial Ratio: 0.2/0.4 (

197、4.0)Maximum Building Coverage: 35% (Streetside Commercial FAR: 0.2/0.4 (Min./Maximum38Huafa Development | Zhuhai华发集团 | 珠海Street Setbacks:Streetside Commercial = 0-3 mStreet Setbacks:Residential = 3-5 m8 storiesSecurityGateStreet Frontage:Minimum 65% of Parcel Line length,building must be placed with

198、in requiredminimum and maximum setbackStreet Frontage:Minimum 65% of Parcel Linelength, building must be placedCOURTYARDResidential Entrieswithin required minimum andmaximum setbackResidential Entriesresidential servicesandstreetside commercial(6 stories66 stories61 story128 stories281 story11 story

199、1residential servicesandstreetside commercialSTREET (0.2-0.4)084161:80015 stories151 story1Streetside Commercial (8 stories1)4.0)Total Floor Area Ratio: 4.0 ( Streetside Commercial (Min./Maximum Residential FAR: 3.6/3.8 ()3.6-3.8)0.2-0.4)35%)floors (30Min./Maximum Residential FAR: 3.6/3.8 ( 3.6-3.8)

200、35%)Minimum Green Coverage: 35% ( 35%)Building Height: 30 Maximum)Building Coverage: 35% (All images for illustrative purpose only () 3.5 Block Types: Residential FAR 4.0 典型地块类型：住宅容积率4.0STREET (8 stories8STREET (STREET (Maximum BuildingCoverage:floors (1520%)39C H A P T E R 3 : D E V E L O P M E N T

201、 S TA N D A R D S第三章 : 开发导则COURTYARDStreet Setbacks:Commercial = 0-3 mVehicle EntryVehicle EntryStreet Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackstreetsidecommercialStreet Setbacks:Streetside Commercial = 0-3 m(3 stories312 stories12

202、4 stories44 stories4Street Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackTOWER(STREET ()Total Floor Area Ratio: 3.0 ( 3.0)0.3-0.6)3.5 Block Types: Commercial FAR 3.0 典型地块类型：商业容积率3.0STREET (3 stories3084161:800Streetside Commercial ()Stre

203、etside Commercial (Total Floor Area Ratio: 3.0 (3.0)2.4-2.7)2.4-2.7)Min./Maximum Commercial FAR: 2.4/2.7 (Min./Maximum Commercial Commercial FAR: 0.3/0.6 (Streetside FAR: 2.4/2.7 (0.3-0.6)Minimum Green (Min./Maximum Streetside Commercial FAR: 0.3/0.6 (Maximum Building Coverage: 60% ( 60%)Maximum Bui

204、lding Coverage: 20%60% ( 20%) 60%)Maximum Building Height: 15 floors (15 )All images for illustrative purpose only (All images for illustrative purpose only () STREET (STREET (6.0)Total Floor Area Ratio: 6.0 (Min./Maximum Commercial FAR: 4.8/5.4 (60%)Maximum Building Coverage: 60% (60%)40Huafa Devel

205、opment | Zhuhai华发集团 | 珠海COURTYARDStreet Setbacks:Commercial = 0-3 mVehicle EntryStreet Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredminimum and maximum setbackVehicle EntryStreet Frontage:Minimum 65% of Parcel Line length,building must be placed within requiredst

206、reetsidecommercialStreet Setbacks:Streetside Commercial = 0-3 m(5 stories(5 )5 stories(5 )streetsidecommercial5 stories(5 )5 stories(5 )STREET (TOWER(4.8-5.4)0.6-1.2)Min./Maximum Streetside Commercial FAR: 0.6/1.2 (Minimum Green Coverage: 20% ( 20%)Maximum Building Height: 40 floors (40 )All images

207、for illustrative purpose only ()084161:800minimum and maximum setbackStreetside Commercial ()Total Floor Area Ratio: 6.0 ( 6.0)Min./Maximum Commercial FAR: 4.8/5.4 (Min./Maximum Streetside Commercial FAR: 0.6/1.2 (Streetside Commercial ( )4.8-5.4)0.6-1.2)20%)Maximum Building Coverage: 60% (Minimum Green Coverage: 20% (Maximum Building Height: 40 floors (40 )All images for illustrative purpose only ( 3.5 Block Types: Commercial FAR 6.0 典型地块类型：商业容积率6.0STREET (33 stories(33 )