Residential Design Criteria
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ARCHITECTURAL DESIGN
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Codes, Zoning and Restrictions
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 City Building Codes

IBC (International Building Code), IRC (International
Residential Code)
 These codes are written by an international foundation
of architects and engineers.
 They set forth standards for safe uniform construction.
 Most cities, especially small cities who do not have
architects on staff, adopt these codes as the basis for
their city code.
 Larger cities who adopt these codes may add to or
expand the codes to set forth more rigid building
standards.
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Codes, Zoning and Restrictions
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 City Building Codes
FHA
(Federal Housing Authority)
Most
builders use this code in addition
to the city code to insure the structure
meets the requirements needed for the
buyer to secure a government
guaranteed (FHA) loan.
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Codes, Zoning and Restrictions
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 City Building Codes
Graphic and Design Standards
These
standards help designers put forth a
set of plans which can be read and
understood by contractors and builders.
 1)
AIA (American Institute of Architects)
 2) Planning and Design Standard
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Codes, Zoning and Restrictions
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 City Land Use Zones
 City
Zoning Ordinance
Most
incorporated cities have areas of the city set
aside for specific use. This aids in regulated
growth while protecting the property values.
The zones specify what land uses are acceptable.
There are specific “zones” which can be used for
residential construction while other land may be
zoned for apartment, retail, commercial, light
industrial, etc.
Land owners must comply with the zoning laws but
may petition the city to change the land use zone.
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Codes, Zoning and Restrictions
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 City Land Use Zones
Uniform
Building Code (UBC)
The
Uniform Building Code specifies the
specific type of buildings which can be
constructed in each zone.
Cities usually adhere to the definitions
and specifications set forth in the UBC
for special use zones within the city.
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Codes, Zoning and Restrictions
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 Restrictions
Deed Restrictions
 When
a parcel of land is sold, the seller may stipulate
certain restrictions for land use. This is especially true
in residential developments within the city.
 Deed restrictions vary from the minimum size structure
which can be built, to the type of fences which may or
may not be constructed.
 Deed restrictions are legal and binding on the
purchaser of the land as long as they are in compliance
with applicable laws.
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Codes, Zoning and Restrictions
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 Restrictions
Easements
Easements
dedicate the use and access of the
land or parts of the land to someone other than
the land owner.
Easements may be dedicated to drainage,
utilities or other rights of access and
restrictions.
The owner or leaser of the easement has full
right of access to the dedicated area.
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Codes, Zoning and Restrictions
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 Restrictions
 Right of Way
 Most
right of ways are owned by cities, counties or the
state. Right of ways are designated for streets and alley
ways and other public access.
 The right of way for a street may allow for expansion of
the street at some future date.
 If the governing authority needs more land for a ROW,
it can condemn land for that use. The property owner
must relinquish or sell the condemned land to the
governing authority.
 Right of ways cannot be encroached on by the adjacent
property owner.
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Codes, Zoning and Restrictions
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 Restrictions
 Manufacturer’s
Specifications
 Manufacturers
of building appliances and fixtures
specify the space required for installation and safe
operation of their product.
 It is the builder's responsibility to provide the
recommended space.
 Manufacturer’s recommended space requirements
The size and requirements for safe operation of a
product are specified by the manufacturer.
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Codes, Zoning and Restrictions
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 Restrictions
 Manufacturer’s
Specifications
 Availability
of custom sizes
 Some manufacturers will build products to a custom size.
 This increases the cost of construction; however, for
certain design considerations this may be an acceptable
feature.
 Bathrooms are areas where custom fixtures are often used.
 Standard physical sizes
 Most manufacturers build their product in accordance
with standard sizes.
 Most fixtures and appliances may be interchanged with
similar products from various manufacturers.
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Personal Preferences
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 Preference of the Customer
Personal
preference
Home
buyers usually have a
preference in how their house looks
and how the rooms are arranged.
The homes they have lived in before
help create this sense of preference
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Personal Preferences
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 Preference of the Customer
 Family requirements
 Family size
 The number and age of the family members influence the
rooms needed by a particular family.
 Families with small children usually require less space than
families with older children.
 Family work professions
 The occupation of family members may influence the type of
rooms needed.
 Professional occupations often require computer and work
rooms and formal entertainment facilities while trade
occupations may require less formal family/TV rooms.
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Personal Preference
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 Preference of the Designer
Previous
Experience
An
experienced designer will have insights
which the less experienced may not have.
 As
a designer gains experience, he also
gains in knowledge of what works with
different architectural styles and different
types of home buyers.
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Personal Preference
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 Preference of the Designer
 Knowledge and skills
Good design always follows the principles of
balance, rhythm and harmony.
Features from one style of architectural may
not blend well with other styles.
Some styles mandate certain room
arrangements.
A good designer will avoid mixing elements
of incompatible styles.
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Personal Preference
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 Preference of the Builder
 Construction Methods
Homebuilders
are noted for their particular
method and level of trim (finishing out the house).
Door types, wall and floor treatment and type and
quality of fixtures and appliances play an
important part in the overall quality of the house.

Preferred Materials and Vendors
The
brand of finishing material (paint, texture,
plumbing fixtures and appliances) used by the
builder add character and quality to the house.
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