Location Matters: The Impact of Neighborhood Context on Project Design

Among the topics covered in the Project Planning and Design portion of the ARE is the impact of neighborhood context on project design. Consideration of the project site’s neighborhood includes access to nearby transportation, commercial amenities, and public spaces, such as parks, trails, and waterfronts. Utility infrastructure must be considered, as well as environmental factors such as noise pollution in an urban environment. Additionally, the spatial, material, and cultural aspects of surrounding buildings should be considered, particularly in areas of historic character where there may be historic preservation requirements or established design standards for building forms, façade elements, or materials. Navigating the various requirements and constraints of the project site context can be a challenge but also an opportunity for a design that responds productively and creatively to the local context and its resources.

In this Blog,

1. Local Transportation

2. Utility Infrastructure

3. Noise Pollution

4. Spatial, Material, and Cultural Effects on Perception

5. Zoning Ordinances

6. Design Standards and Guidelines

7. Community Board Presentations

8. Conclusion

Local Transportation

Proximity to various modes of transportation is an attractive feature for building projects, particularly residential and office projects, as it can allow for commuting via public transportation. This can include metro, rail, and bus services, among others. Such modes of transportation can allow for reduced dependency on automobiles, resulting in less traffic on roadways and a reduction in pollution and carbon emissions. When considering a site, it is advisable to consider walking distance to bus stops, rail stations, and metro stations. The closer the walking distance, the more likely it is that people will choose to take that mode of transportation rather than drive. Safe and extensive bicycle routes are also a positive feature to have within the neighborhood, reducing dependency on automobiles and providing a more sustainable transportation option. Where a building is to be designed in an area with extensive bike routes, it is advisable to provide bike storage on site along with showers for those who might commute to the building by bicycle. Ideally, a site is within walking distance of commercial and public destinations nearby, not only to reduce congestion on transportation systems but also as an attractive amenity for the occupants of the building, which can increase the building’s value for the owner, and encourage healthy and active lifestyles of the occupants. Some common attractive commercial amenities are restaurants, cafes, stores, gyms, banks, and workplaces. Walkability to such amenities is more likely in areas of greater density, particularly where local zoning ordinances allow for a mixture of uses. Public spaces that can add value to the property include public parks, playgrounds, waterfronts, and bicycle or walking trails.

Utility Infrastructure

The utility infrastructure of a site can have an impact on the project design. It should be determined whether the site has access to municipal storm lines. If not, careful consideration should be given to how stormwater will be directed from the site. Green roofs, permeable paving, rain gardens, bioswales, and other features can be used to reduce surface runoff from the site. The local jurisdiction may have limitations on the percentage of the lot, which may be covered in non-permeable paving. In rural locations where there may be no access to sanitary lines, an on-site wastewater treatment system, such as a septic tank, is necessary. In terms of water supply, it is necessary to determine the water pressure which can be supplied to the project, particularly where sprinkler systems are to be utilized. If the pressure is not adequate, then a fire pump may be necessary. These are just a few of the circumstances to consider when reviewing the utility infrastructure of a site as it relates to the building design.

Noise Pollution

Depending on the project location and the use of the building, the potential effect of noise pollution on building occupants should be considered. For example, a hotel located in close proximity to an airport, an office space in the city on the ground floor, or a concert hall might all need special consideration given to the mitigation of sound transmission from the surrounding environment. It may also be necessary to consider light pollution from the building project, particularly if there are local ordinance requirements in the jurisdiction to limit the amount of light emitted from the site. This is sometimes referred to as dark sky compliance. Light pollution can have a negative effect on humans as well as wildlife, disrupting circadian rhythms and causing other negative health effects, in addition to having detrimental effects on our experience of the environment.

Spatial, Material, and Cultural Effects on Perception

The spatial, material, and cultural aspects of the neighborhood should be analyzed prior to the building design. Whether the designer’s approach is to blend in, complement, or stand out from the surrounding built environment, it is necessary to understand the context to properly formulate a design response. Not only do these aspects of the neighborhood affect the perception and experience of a proposed building design, but depending on the local jurisdiction, there are typically at least some requirements that are necessary to be met for the project to receive a permit.

Zoning Ordinances

In addition to defining allowable building uses within a particular district, zoning ordinances may define required setbacks from property lines, limit building heights or number of stories, and establish floor area ratios. The floor area ratio (FAR) is the ratio of the total building area to the area of the lot on which it is built. For example, a FAR of 2 would mean that the total building area is allowed to be up to 2 times the area of the lot. Zoning ordinances can have a substantial impact on building massing and form. Aside from zoning ordinance limitations, the spatial context of the surrounding neighborhood should be considered in order for the building to be designed to appear on an appropriate scale in relation to adjacent buildings.

Design Standards and Guidelines

It should be determined whether the project site is located within a historic district, which will put further constraints on design possibilities. Even where not located within a historic district, local jurisdictions may have design standards or guidelines that must be followed. These can include limitations on the material palette, prescriptions for façade features, or other guidelines, the intent being to establish criteria by which a design can be deemed as not detrimental to the existing character of a neighborhood. While such guidelines can be based on subjective judgments, the constraints that they put on the designer must often be followed closely for the design to be approved and the project to be realized.

Community Board Presentations

Presentations to a community board are sometimes required, where the designer communicates the design features of the project and attempts to demonstrate compliance with the established planning standards. In other cases, where a project can have a substantial impact on a community, the design process may involve required meeting sessions with the community so that the design team can receive and incorporate feedback from community members into the design.

Conclusion

In summary, architects must be aware of the context of the neighborhood in which a project is situated. Consideration should be given to transportation access, utility infrastructure, zoning ordinances, nearby amenities, historic district requirements, local design standards, the spatial and aesthetic character of the neighborhood, and community input, among other factors. While project constraints resulting from local requirements and context can be challenging, they can also provide direction and opportunities for creative design solutions or even collaboration with local community groups. It is important that the architect considers the perspectives of all stakeholders, building users, and the surrounding community in all project designs. A building project can have a lasting impact on a local community, and as such, care and consideration should be made in all design decisions. A successful project is an asset to a community, providing benefits to the neighborhood that can extend beyond the building owner and the building users.

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About the Author: Adam Castelli

Adam Castelli is a licensed architect and engineer currently practicing in the Pittsburgh area. He holds a master's degree in architecture from the University of Massachusetts Amherst and a bachelor's degree in civil engineering from Villanova University.