1、珠海北站TOD項目區域規劃咨詢及顧問服務20 19年 3 月8 日CHAPTER 1 第一章Introduction & Site Analysis規劃概述&基地分析CHAPTER 2 第二章Land Use Plan土地利用規劃Land Use Plan土地利用規劃Plan Comparison方案比較Market Study市場研究CHAPTER 3 第三章Development Standards開發導則CHAPTER 4 第四章Street Sections道路剖面1122642 TABLE OF CONTENTS 目錄Introduction & Super RegionalCont

2、ext項目概述 大區域分析Regional Context區位研究Sub-Regional Context小區域研究Study Area Diagrams(Regulator y Plan Analysis)研究區域（控規分析）1. 11.21.31.4 CHAPTER 1 第一章INTRODUCTION &SITE ANALYSIS規劃概述&基地分析3Foshan 佛山Jiangmen 江門Shenzen 深圳Zhuhai 珠海Dongguan 東莞Zhongshan 中山Huafa Development | ZhuhaiGuangzhou 廣州Huizhou 惠州Zhaoqing 肇慶華

3、發集團 | 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.珠海北圍片區是珠海在全國率先樹立低碳城市開發的個契機。如今中國的開發模式呈現出種對小汽車越來越強的依賴。這不僅僅只是市場選擇的結果，而同時也是由于土地利用以及道路網設計排斥其他交通出行模式的結果。創建活躍，充滿活力的城市社區的最佳設計準則是周圍的步行者，自行

10、車和公共交通，而不是小汽車，設計緊湊的街道和小地塊，創造積極，宜人和有趣的邊界。北站TOD項目的發展愿景將突出為唐家灣地區重要的城市中心區，并要求住宅和商業及其他用地功能之間的平衡。重點是創造適宜步行的，混合功能的公共交通中心，居民，工作者和游客們將不需要汽車，便利享受零售中心和開放空間的服務。我們對于基地的設計重點正是在控制性詳細規劃的基礎上引入小地塊框架和綜合功能開發。卡爾索普事務所將對控制性詳細規劃進行分析，并提出土地利用和詳細設計的具體建議，以指導項目啟動開發。我們的目標是通過提出的合理的土地用地比例來進步強化現有設計，并保持控規所建議的建筑總量。此外，我們也會提供關于道路交通，公共交

11、通和開放空間的詳細建議。Calthorpe Associates will provide an analysis of the regulatory plan, as well as propose land use and detailed design recommenda ons, to本章內容將包括區域背景分析，項目基地研究，以及對目前控制性詳細規劃的分析。BUA proposed by the regulatory plan. In addi on, detailed circula on, transit, open space recommenda ons will be pr

12、esented.該項目基地位于珠江三角洲的珠海市。珠江三角洲位于中國廣東省的核心位置，是中國的三大經濟引擎之。珠三角是世界上最密集的城市化地區之，包括9個充滿活力的城市：珠海，廣州，佛山，東莞，惠州，江門，中山, 肇慶和深圳。珠三角不僅在經濟方面走在前列，在區域合作和公共交通方面也是這樣，這為北站TOD項目基地提供了很好的發展機會。Guangdong Province 廣東省Location of Pearl River Delta within Guangdong Province 珠三角位置 1.1 INTRODUCTION & SUPER REGIONAL CONTEXT 概述及大區域研

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 : 規劃概述&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項目位于珠海市中心商務區北部，唐家灣地區最北端，距市中心大約15公里。作為個經濟特區，珠海的城市發

16、展速度相當之快，現有人口約150萬。唐家灣地區2060年的規劃人口為70萬人。為了適應人口的增長，需要進行部分填海工程為未來的增長創造空間，北站TOD項目基地也是其中之。近來，珠海市正在省政府和中央政府的高度關注下，獲得了各種有利的政策支持，如橫琴特區的確立。這些發展背景為珠海的發展和北站TOD項目創建重要的城市發展節點提供了良好的平臺。1.2 REGIONAL CONTEXT (ZHUHAI) 區域分析（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華發集團 | 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唐家灣區被定位為珠海的高科技產業和教育示范區，擁有大量軟件，電子和醫藥企業企業，以及三

23、所大學。北站TOD項目基地總面積756公頃，將作為區域內主要的城市中心和商務區。唐家灣地區的現狀土地用途復合多樣，其中主要是位于北站TOD項目南部和西部工業和制造業用地。三個重要的大學都位于基地附近，是地區的重要特色。些蓬勃發展的社區，如金鼎鎮等幾個村莊為現有的住宅和工業提供了基本的服務。北站TOD項目基地以南石坑山南側以住宅用途為主。基地內的珠海北站是項目開發的重要機遇和特色，通過高度連接的公路網絡和城際輕軌系統使項目與整個地區緊密相連Tangjiawan District Existing Conditions唐家灣地區現狀研究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) 小區域研究（唐家灣）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 : 規劃概述&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由卡爾索普事務所制定的唐家灣地區土地利用規劃

30、，重點突出唐家灣地區的高科技產業和就業區。除工業區外，規劃圍繞混合功能開發，建立小地塊框架和線性公園系統，以及步行街道和緊湊型車行路和公共交通體系。此外，北站TOD項目基地定位于唐家灣的城市中心區。下圖顯示了由卡爾索普事務所設計的北站TOD項目控制性詳細規劃成果。Qiao VillageNanmangMountainTangjiawan District Planned Land Use唐家灣區規劃用地1.3 SUB-REGIONAL CONTEXT (TANGJIAWAN DISTRICT) 小區域研究（唐家灣）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華發集團 | 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唐家灣地區公共交通規劃的重點在各種混合功能公交中心和和就業中心，即城市中心之間建立最便捷的聯系，如北站TOD項目基地，鎮中心，高新技術開發區，大學校園和歷史中心，使居民，工作者和游客們可以盡情享受個適宜步行的城市環境。有軌電車系統將北站TOD項目連接到地區的其他部分，以及城際軌道站點。這個系統將沿著地區主軸

39、服務全區，在工作，家庭和其他功能之間提供交通聯系。Gateway ParkPlanned Transit & Employment Districts規劃公交和就業區Planned Transit現有公交規劃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) 小區域研究（唐家灣）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 : 規劃概述&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唐家灣地區，包括北站TOD項目的交通規劃，采用了支持多種交通方式的密集型街道網絡。該地區有方便連接主要道路，如廣澳高速公路，港灣高速和鳳凰路。北站TOD項目的位置可達性非常高。with

48、 the Huafa site occupying an accessible loca on.開放空間系統將北站TOD項目基地連接到周邊的海岸線，坡地森林，山脈和濱水區。濱水區的設計包括個海港，系列公園和情侶路的延伸。運河街道項目基地的個重要的設計要素。Gateway Park1.3 SUB-REGIONAL CONTEXT (TANGJIAWAN DISTRICT) 小區域研究（唐家灣）Planned Open Space現有開放空間規劃Planned Circulation現有道路規劃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華發集團 | 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項目基地現狀主要是農業和漁業用地，以及沿廣澳高速公路的少量住宅開發。大約半的基地范圍是為填土工程預留的水體。作為項目發展的重要元素和特征，珠海北站為項目提供了向北連接廣州和向南連接珠海市區便利的城際鐵路系統。基地的區位是個鼓勵精明增長原則的絕佳地段，能夠在創造城市化，步行友好的生活空間的同時保持基地大部分的自然景觀和優美環境。目前的控規制定了小地塊的規劃框架，創造適合步行的混合功能中心體系。開放空間系統將基地與其他綠化區域和濱水區相連。城際鐵路站周圍的區域將成為個公交導向型的城市中心，與基地內其他配套商業中心共同提供商業服務。

56、住宅，商業和高科技的混合開發，形成了控制性詳細規劃的主要土地利用框架。Regulatory Plan控制性詳細規劃Existing Land Use用地現狀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 研究區域（北站TOD項目）: 控制性詳細規劃分析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 : 規劃概述&基地分析ZhuhaiNorth StationJinding TownGateway ParkJinxing LakeComprehensiveService Ce

60、nterZhuhaiNorth StationJinding TownGateway ParkJinxing LakeComprehensiveService CenterCanal Street中軸綠帶Canal Street中軸綠帶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規劃中的有軌電車系統在華發基地內沿環路運行，并連接到唐家灣地區的各個中心。有軌電車和城際鐵路站的換乘站是個重要的公交節點。這個區域被設計成最城市化的區域性商業服務中心。commercial centers.所有服務設施和社區都布局在有軌電車站點步行可達范圍之內。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 究區 域 （北 站 TO D項 目 ） : 控制性詳細規劃分析Planned Transit & Walkability公交規劃和步行可達性Planned Transit現有公交規劃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華發集團 | 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.基地的交通規劃支持高密度的街道網絡，并提供多種交通方式，如散步，騎自行車，汽車和公共交通。方便的過街設施和步行街道鼓勵非機動車出行。基地毗鄰港灣高速公路，并靠近鳳凰路和廣澳高速公路。如圖所示，基地的街道網絡提供了連接港灣高速公路和唐家灣地區的充分聯系，并連接到金鼎區和基地南邊的工業區。開放空間系統將基地與唐家灣的濱水區-金星湖相連。運河街道是開放空間系統的最重要的特征。線性公園和其他步行街道為人們提供了親近運河以及各種娛樂活動的機會。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現有開放空間規劃Planned Circulation現有道路規劃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 究區域 （北 站 TO D項 目 ）: 控制性詳細規劃分析Land Use/ Program土地利用/規劃

69、指標Illustrative總平面Open Space開放空間Civic Use公共設施Utilities基礎設施Circulation交通流線Transit公共交通Commercial Development Study基礎設施2.12.22.32.42.52.62.72.9PLAN COMPARSION 方案比較2.8 Plan Comparison控制性詳細規劃比較MARKET STUDY 市場研究 CHAPTER 2 第二章LAND USE PLAN 土地利用PROPOSED PLAN 建議方案14華發集團 | 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項目基地的核心商業區將圍繞珠海北站發展。高密度的商業建筑，酒店和寫字樓將主導這個空間。此處鄰近的城際鐵路站點，將作為唐家灣地區的中央商務區和主要城市中心。此外，其他三個配套商業中心，布局在適當的距離以服

73、務整個基地。休閑娛樂功能集中在金星湖畔。沿湖的高密度商業和住宅開發，以及圍繞商業的住宅用途，都配有充足的市政設施和公共開放空間。高科技和研發功能位于西側，靠近高速公路。為適應連接廣州，珠海，深圳的城際鐵路，軌道沿線的土地被設計為個綜合性的交通樞紐。Land Use Plan土地利用規劃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 大區域背景CHAPTER 2: LAND USE PLAN第二章 : 土地利用2.2 PROGRAM 大區域背景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華發集團

77、| 珠海High Tech / R&D (FAR 2.0)Integrated Transit HubParkingMuncipal UtilitiesFire FacilitiesIllustrative Plan總平面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 總平面17CHAPTER 2: LAND USE PLAN第二章 : 土地利用Open Space開放空間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項目開放空間系統的重點將圍繞基地的水景展開。綠道中的水系蜿蜒流過，連接到運河網絡和金星湖，最終融入珠江。綠道系統不僅在公交節點，商業中心和水景之間提供了連接，同時也作為鄰里公園為社區大型公共活動提供了場所。隨著綠道，社區內的步行街道進步連接到商業和娛樂區。情侶路將沿著海灣延伸至基地，并穿越金星湖。2.3 OPEN SPACE 開放空間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.市政和公共設施合理布局，服務整個基地，并位于開放空間和有軌電車系統的步行可達范圍之內，與多模式交通系統連接。從小學到高中的多級學校，也都布置在步行可達范圍之內。卡爾索普建議的公共設施規劃與控制性詳細規劃的建議基本致。Other CivicResidential1503001:15,000750Other CivicResidentialParksGreenwaysWaterNursery / DaycarePolice StationCultural

85、 CenterFarmers MarketPrimary and Secondary SchoolsCivic Use Distribution基礎設施布局華發集團 | 珠海Huafa Development | ZhuhaiCanal (Pedestrian) StreetPedestrian Streets500m Civic Service RadiusSports SitesHospitalPost OfficeParkingFire Station 2.4 CIVIC 公共設施19CHAPTER 2: LAND USE PLAN第二章 : 土地利用2.5 UTILITIES 基礎設施

86、Utilities Distribution基礎設施布局01503001:15,00075 20Huafa Development | Zhuhai華發集團 | 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項目密集的街道網絡提供了許多交通方式，如步行，自行車，機動車和公共交通。較短的道路交叉口，純步行街道和綠道系統鼓勵整個基地的慢行交通。三車道和雙車道的單向二分路系統將在疏解交通流量的同時有效減少汽車的主導地位。

88、右圖所示的街道網絡替選方案，在圍繞基地主軸線的二分路中取消有軌電車改為根車道，而有軌電車將布置在原街道網絡的運河的位置。Circulation Key交通循環節點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 線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項目為居民和游客在社區內便捷出行提供了多種公交選擇，而無需依賴汽車。建議的電車路線將圍繞基地的主軸線運行，并沿著東部海岸延伸至珠海市區。有軌電車城際鐵路珠海北站直接相連，也為北站TOD項目提供了與更大范圍內其他主要零售節點，就業中心，開放空間

92、和城市娛樂項目的便捷聯系。2.7 TRANSIT ALIGNMENT 公 交路 線規劃Transit Alignment公交路線規劃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華發集團 | 珠海These parcels were changedfrom High Tech FAR 3 to FAR 2.這些地塊的容積率從3.0調整為2.0。These parcels were changedfrom mixed-use blocks toresidential use.這些地塊的用地功能從混合功能調整為住宅。These parcels were changedfrom commercialuse to re

94、sidential use.這些地塊的用地功能從商業調整為住宅。The FARs of these commercialparcels were moved switchedaround.這些地塊的用地功能從混合功能調整為住宅。Calthorpe Land Use Plan卡爾索普土地利用規劃Regulatory Plan控制性詳細規劃02505001:25,000125 2.8 REGULATORY PLAN COMPARISON 控制性詳細規劃比較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.以下圖紙比較了控制性詳細規劃和卡爾索普規劃之間的區別。變化的部分在這兩個方案中都標記了出來。此外，控制性詳細規劃介紹了從1.5到4.0的五種不同的住宅容積率，而卡爾索普的用地規劃只推薦三種 （容積率2.0，3.0，4.0）。控制性詳細規劃介紹了容積率從1.5到6.0的六種不同的商業開發強度，而卡爾索普的用地規劃只推薦兩種（容積率3.0和6.0）。為建立個更清晰明確的設計框架，卡爾索普的用地規劃將容積率和土地功能聯系在起。每種土地功能僅建議種容積率，而控制性詳細規劃則對同種土地利用規劃提出了較多的容積率選擇。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卡爾索普土地利用規劃Regulatory Plan控制性詳細規劃2.8 REGULATORY PLAN COMPARISON 控制性詳細規劃比較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.除了這些變化，兩種方案的住宅，商業和高科技用地

103、的建筑面積如表所示，以供比較。卡爾索普方案中的商業建筑總面積比控制性詳細規劃少，以達到個更合理的商業比例。市政和公共設施規劃與控制性詳細規劃完全致。02505001:25,000125 24Huafa Development | Zhuhai華發集團 | 珠海City LevelHuafaNanweiHouhuanEast TangjiawanWest TangjiawanCOMMERCIAL CENTER TYPES 商業中心類型City Level (Regional) Center 市級（區域）中心Supporting (District Level) Commercial Center

104、 社區級（區級）中心Residential (Local) Support Retail 住宅（本地）配套零售City LevelCBDPER CAPITA COMMERCIAL (sq.m per capita) 人均商業面積（平方米/人）1.2-2.0 sq.m0.3-0.7 sq.m0.8-0.9 sq.mCity LevelCenterCommercial Centers Distribution商業中心布局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 業中 心類 型的 推薦值由第三方公司進行的市場研究定義了三種類型的商業服務中心 - 市級（區域）中心；社區級（區級）中心和住宅（本地）配套零售。這些中心相對于北站TOD項目的位置如下圖及對頁圖所示。同時，該市場研究還定義了不同等級商業中心的合理人均面積比例，建議如下：市級（區域）中心，即TOD核心區1.2-2平方米/人；社區級（區級）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。核心區將作為市級（區域）中心，不僅服務北站TOD項目，也將服務周邊區域，并最終成為個能夠滿足下圖所示區

110、域內35萬人口的需求。唐家灣地區的人口統計數據來自原有規劃，而北站TOD項目的人口統計則是基于建議的土地利用規劃。社區級（區級）中心為周邊1公里步行半徑內的人口提供了商業服務，住宅（本地）配套零售主要服務就近居民。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 業開 發研究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 總平面2.9 COMMERCIAL DEVELOPMENT STUDY 商 業開 發研究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.建議的規劃方案將支持約138,000的居住人口，根據推薦人均商業面積比例，社區級（區級）中心和住宅（本地）配套零售的商業面積需求

115、為約207,000平方米，而目前的方案配套區2中的商業面積為168,000平方米（專業零售和湖畔酒店-配套區4作為未來遠期開發待定）。市級TOD核心區將提供約76萬平方米的商業建筑面積，服務約35萬人口。根據上述比例和基地的商業開發潛力，北站TOD項目的商業發展能保持合理的市場平衡，而不是像控制性詳細規劃提供了過多的商業。牢記這點，商業開發在卡爾索普的用地規劃中明顯減少了。Commercial Development- Regulatory Plan 總平面Commercial BUA Comparison 商業建筑面積比較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“小地塊”分區Urban Design Controls城市設計控制Development StandardsDefinitions開發導則定義Block Types典型地塊類型3.13.23.33.4 CHAPTER 3 第三章DEVELOPMENT STANDARDS開發導則28Huafa Development | Zhuhai華發集團 | 珠海“小街區“規劃能夠在小范圍內實現更大的土地利用混合度。其城市設計標準著眼于營造活躍且適宜步行的街道臨街面。而這恰恰是中國控制性詳細規劃中所缺乏的。準則中建筑體量標準沿襲了中國現有的建筑間距要求，同時提供了更為豐富的天際線。由于小街

118、區的設置，隨著朝向和位置的不同，街區內部的建筑高度自然也會發生變化。每個小街區內部都配備中心庭院，在住宅街區中則對外開放。這圍合庭院的空間設置回應了中國傳統城市肌理，例如四合院、胡同和宮殿制式等。盡管與傳統制式的尺度不樣，但其空間層級卻保持著致，從公共的街道空間到半私密的庭院空間，再到私密住所。在居住區，小街區相對于超大街區有著諸多優勢。首先是社會交往更為活躍：小街區大約1-1.5公頃，含有300-500個單元，最多容納1500人；這尺度足夠小以至于居民有更大的可能相互認識并建立社會聯系。相比起來，超大街區能輕易容納5000人，這樣的尺度下，居民們變得陌生，而小孩子在小區接觸陌生人的頻率也大大

119、上升。第二個優勢在于小街區中的所有住戶都可以從自家窗戶中看到街區中的公共空間。事實上，由于通風需求，大多數的單元都同時看到街道和內部的庭院。這使得公共空間更為安全，更容易形成社區焦點。在超大街區中，住宅都是平時布置，缺乏視覺中心或者與主要公共空間缺乏直接聯系。最后，小街區能夠增加臨街商鋪與小區公共服務設施。由于大多數的樓房都沿街布置，底層自然而然形成了有價值的店面，這些店面能夠很好的強化街道生活。同時也避免了將住宅單元在底層布局。這些小的街區能夠捆綁打包成個大的開發地塊出售給開發商，但其間的支路系統必須是對公眾開放的。在新的規劃系統中，有系列住宅小街區和商業小街區，每種小街區的開發密度和混合密

120、度程度都不同。街區中的大多數建筑都不是單純的住宅板樓或者商業塔樓，而是含有底層零售商鋪的住宅或者帶有裙樓的寫字樓。有些小街區類型允許很大程度的功能混合，例如配備多層零售裙樓的高層住宅或者酒店。但通常這些小街區建筑的底層都是與人行道緊密結合的零售商業，上層則為住宅或是商業寫字樓。個城區或者片社區的混合度是通過將不同類型的小街區組合搭配達成的。臨街的商業將步行環境整合起來，而其上的樓層則為片區提供住宅或者就業的平衡。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 “小地塊”分區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 : 開發導則3.2 URBAN DESIGN CONTROLS 城 市設 計控制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下面的章節將引入的“小街區”介紹了種新的城市開發模式。不同于以往劃定超大街區并在其中安排單土地利用和建筑的模式，這種新的模式將展示小型的街區如何創造建筑行使多樣、土地混合使用的城市。在設計上的些重要改變包括：:Some of the signifi

138、cant design changes are:1. 土地混合使用，并在街道兩側盡可能的增添零售商鋪此舉將通過簡單易達的設施和商鋪來鞏固步行交通。將活躍的土地利用類型沿街安排，將有利于營造生活氣息并增強人行道的安全。2. 在每個街區內部都混合搭配不同尺度、外形和高度的建筑避免在個超大街區中重復單的建筑模式，而通過布局系列不同的建筑形式增加街區的個性并為居民提供更多的住房選擇。3. 建筑考慮采光與通風并保證足夠的建筑間距即使在小的街區內，大部分的建筑也可以，且應該考慮自然通風、遮蔭和視野。建筑間距以及朝向可以強化遮蔭與通風。3. Design for light and air with ade

139、quate building separa on4. 提供街區內部庭院每個街區的四圍都基本會被零售商鋪或其他建筑所圍合，從而形成個半私密的庭院，這些庭院為街區提供了實用而特殊的個性化空間。可以允許使用通透但安全的柵欄來將街區完全圍合起來。4. Develop private courtyard configura ons5. 細致巧妙的混合布置高層和低層建筑可以提高開發強度。通過混合不同的建筑類型，并將高層建筑布置在街區南端，整體的開發強度將超過典型的住宅容積率1.5而達到4。同時低層樓房的使用也有利于營造城市的人本尺度。 MAXIMHEIGXIMHE30Huafa Development |

140、 Zhuhai華發集團 | 珠海UMHTMAUMIGHTFLOOR TO FLOOR HEIGHT樓層之間高度Ground Floor Retail / Commercial層零售/商業Office Floor辦公樓層5m min.最小5米3.6m min. - 5m max.3.6米 - 5 米Residen al Floor住宅樓層3m min. - 4m max.3米- 4米Hotel Floor酒店賓館樓層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).為了能夠落實之前的設計導則，確保高質量的生活，并減少對應社區功能的負面影響，我們將與城市形態相關的開發標準融入開發準則之中

146、。下面的內容解釋了開發準則中各類標準的目的以及定義 (見33頁).1. 建筑限高目的: 為城市形態和天際線提供多樣性。同時可恰當布置高層建筑從而避免實現和日照阻擋。釋義: 規范中的建筑高度以層數計算，非絕對數值。此舉旨在提供建筑高度上的變化，設計師可在不犧牲總容積率的基礎上根據實際需求改變個樓層高度。同時，此舉可以讓形態相似的建筑在高度上有變化。住宅建筑最小樓層高度為3米，最大高度4米；商業建筑最低樓層高度為3.6米，最大不超過5米；酒店賓館樓層高度最小值為3.6米，最大值不超過4.5米；底層零售商鋪高度最小值為5米。所有“小街區”內不能有低于3層的建筑（不包括工業和高新產業建筑），最高建筑高

147、度由建筑限高或建筑間距兩者中較小的個數值決定。標準：見33頁： “開發準則列表“。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. 容積率目的: 創造開發強度上的多樣性。般而言，高容積率被配有高強度的公交服務。釋義: 最大總建筑面積不包括停車場結構、地下結構、陽臺以及頂層機械設施。用容積率乘以地塊總面積即可以得到最大建筑面積。建筑面積包括建筑外墻以及內部所有公共服務區域面積和電梯面積。對應混合使用的樓房，總面積不能超過容積率的規定。（為鼓勵集約用地，根據國家政策，工業用地容積率為最小值）標準：見33頁： “開發準則列表

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. 沿街商業容積率范圍目的: 確保街道以及人行道兩側建筑底層配備實用而有生趣的功能。釋義：在個居住街區或者商業街區中允許的沿街商業容積率(“沿街商業”定義見33頁開發準則列表腳注a)。這些零售和商業功能將被安排在沿重要公共空間的建筑底層（包括廣場、公園、公交站以及大部分街道）。被允許的底層功能包括商店、飯店、咖啡店、小公司以及其他零售和社區配套。開發商可以選擇不使用沿街商業容積率的最大值，這并不會減少總體的容積率，但是開發商必須滿足沿街商業容積率的最小值。標準：見33頁：“開發準則列表”。Minimum/

154、maximum Streetside Commercial FAR 沿街商業容積率Maximum building height 建筑限高Floor to Floor Heights 樓層之間高度FLOOR TYPE樓層種類Total FAR 總容積率 3.3 DEVELOPMENT STANDARDS DEFINITION 開發導則定義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 : 開發導則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. 塔樓建筑最大樓板面積目的：減少高層建筑體量及其陰影.釋義：對于住宅塔樓，10層以上的最大平均樓層面積應該小于600平方米（陽臺面積不計入）。對于商業建筑，超過50米以上的最大平均樓層面積應該小于1500平方米。塔樓可以布局于地塊的任何位置，但是必須遵從日照間距的標準。街角是本規范推薦的塔樓及其大堂的布局點。標準：見33頁：“開發準則列表”。塔樓建筑最大樓板面積建筑密度綠化率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. 建筑密度與綠化率目的：確保

160、每個街區擁有足夠的開放空間釋義：地上建筑首層總面積與地塊總面積的比值。地下建筑面積不算在內。地下建筑的地上部分必須作為社區開放空間、景觀、娛樂休閑或是交通之用，不可主要作為停車場用途。地面停車場只能占總用地面積的10%，其他停車需求通過地下停車場解決。標準：見33頁：“開發準則列表”。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臨街面覆蓋率(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. 臨街面覆蓋率目的：確保每條街道兩側都有建筑來限定步行空間并為行人提供便捷可達的服務設施以及活躍的生活氛圍。釋義：每條沿街的地塊紅線，都規定有個比例范圍，并要求在這個比例范圍內的地塊紅線布局有滿足建筑后退要求的建筑。這些建筑的面寬總和與臨街面地塊紅線長度的比值即為臨街面覆蓋率。這些建筑底層不能是停車庫，除非在臨街面配備有零售商業。標準：最小65%，在所有的街道和開放空間上（公園，廣場等）。3

164、.3 DEVELOPMENT STANDARDS DEFINITION 開發導則定義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 沿街建筑后退范圍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. 沿街建筑后退范圍目的：為了確保連續而活躍的街道邊界，沿街建筑必須根據鄰近人行道布置，其具體后退值由底層功能確定。釋義：為了滿足臨街面覆蓋率的要求，對應的建筑必須布局于個劃定的后退范圍之內，底層為居住功能的后退范圍是 3-5米，非居住功能為0-3米。建筑可以可以有更大的后退或者布局在地塊內部，但是這些建筑將不被計入臨街面

168、覆蓋率。本城市設計規范假設5米的建筑后退適用于居住功能，3米以下的建筑后退適用于非居住功能。建筑后退從地塊紅線算起。工業與高新產業地塊不在此規定之內。標準：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華發集團 | 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 建筑間距BUILDING SHADOWS8. 建筑間距目的：為絕大多數的住宅單元提

173、供自然通風和日照。釋義：對于住宅建筑，建筑正立面間間距根據城市控規技術管理規定來確定。在某些情況下，這個距離等于南面建筑的高度（從地塊內南面建筑物北立面開始量起）。因此，位于地塊北部的住宅建筑高度將受限于相鄰的道路寬度距離和建筑退紅線。其他的建筑高度將受限于場地內相鄰的建筑距離，除了面朝南北向街道的臨街建筑。商業建筑、高新產業樓宇等間距請參照現有規范。標準：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層或以下建筑山墻間距= 6米6層以上建筑山墻間距=13米正立面與山墻及正立面之間間距參照城市控規技術管理規定商業建筑山墻間距= 6米山墻與正立面間距=12米建筑正立面間距參照城市控規技術管理規定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：活躍人行道并為沿街建筑提供街道的個性。釋義：盡管座建筑可以擁有若干個出入口，但是主要的人行出入口必須位于或通向地塊所臨的重要公共空間或者街道。在某些情況下，地塊不與任何重要街道或者公

180、共空間相鄰，則其建筑的主要人行出入口不受限制。位于地塊內部的建筑可以通過步行路徑與外部人行道相連。標準：主要步行出入口必須安排在能與主要公共空間或者街道直接相通的地方，鼓勵設置多個行人出入口。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. 停車場目的：提供位于地面的開放空間和庭院釋義：本規范推薦在場地內普遍設置地下停車場，從而減少地面結構高度。所有地面停車結構必須計入地塊建筑密度和容積率中。標準中規定的停車場地比例方面是為了滿足地塊內的停車需求，另方面是鼓勵人們使用公共交通。標準：停車場的入口盡量設置在支路或者單行道上，并盡量遠離交叉口以避免交通阻塞， 寬

182、度在50米以上的街道上禁止設置停車場出入口以免阻塞主干道交通。所有臨接公共廣場、公園等公共空間的停車場必須在臨公共空間的面的首層設置臨街商業（臨街商業定義見33頁表格腳注*），且臨街商業的進深不小于6米。than 10% of the parking shall be at grade.11. 停車目的：為了確保真正意義上的公交為導向開發并減少私人小汽車的使用，停車位數量將被限制。釋義：停車位應該大部分位于地下停車庫。如果停車場位于地面首層，則外圍需圍合有商鋪來臨接人行道。 地面停車位數量不應超過總停車位的10%。 3.3 DEVELOPMENT STANDARDS DEFINITION 開發

183、導則定義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 : 開發導則3.3 DEVELOPMENT STANDARDS DEFINITION 開發導則定義33 34Huafa Development | Zhuhai華發集團 | 珠海01503001:15,00075Required Commercial Locations in Residential Blocks Along Canal Street沿運河街的商業和住宅地塊控制 3.4 REQUIRED COMMERCIAL LOCATIONS IN RESIDENT

184、IAL BLOCKS ALONG CANAL STREET 沿運河街的商業和住宅地塊控制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 : 開發導則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 典型地塊類型：住宅容積率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華發集團 | 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 典型地塊類型：住宅容積率3.0STREET (9 stories9STREET(STREET(LSCANA 街)(運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 : 開發導則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 典型地塊類型：住宅（運河街）容積率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華發集團 | 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 典型地塊類型：住宅容積率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 : 開發導則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 典型地塊類型：商業容積率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華發集團 | 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 典型地塊類型：商業容積率6.0STREET (33 stories(33 )