Far , setback , fire system , sprinkle , handicap

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FAR & SETBACK
FIRE SYSTEM & SPRINKLER
UNIVERSAL ACCESSIBLITY
Presentation
on

Content :
•FAR & SETBACK (3-23)
•FIRE SYSTEM & SPRINKLER (24-35)
•UNIVERSAL ACCESSIBLITY (35-48)

introduction
The floor area ratio (F.A.R.) is the principal
bulk regulation, controlling the size of
buildings. Floor area ratio (FAR) is the ratio of
a building's total floor area (zoning floor area)
to the size of the piece of land upon which it
is built
F.A.R. is the ratio of total building floor area to
the area of the plot.
What is F.A.R. ?
Total floor area (A+B)
Total land area (C)
FAR=

Density
The FAR reflects the ratio of building floor area to lot area.
50%
coverage
Two stories
100% coverage
One story
STREET STREET STREET STREET
STREET STREET
25% coverage
Four Stories

C
O
N
C
E
P
T
Of
F
A
R
.
1916
1961
The purposes of the 1916 zoning ordinance of
New York City was to prevent tall buildings from
obstructing too much light and air.
The 1916 zoning ordinance sought to control
building size by regulating height and setback
requirements for towers. In 1961, a revision to the
zoning ordinance introduced the concept of
floor area ratio .

STARTING OF FAR
11 people were killed in a predawn
collapse of a six stored building‐
Building Construction Act 1952
The Act provided regulations regarding set backs,
building heights etc.
􀂃 Develop, improve and expand city of Dhaka by opening up
congested areas
􀂃 Laying out of altering streets
􀂃 Providing open spaces for the purpose of ventilation or
recreation
􀂃 Demolition or construction buildings
􀂃 Acquiring land for the said purpose and for
􀂃 Re housing of persons displaced by the exclusion of‐
improvement schemes.
PRELIMINARY REVIEW OF BNBC 1993
Bangladesh National Building Code (BNBC) of 1993 came into
effect with a gazette notification issued on November 15, 2006.

WHY F.A.R. IS USED
 sustainable development.
large scale land acquisition
Guide the developments in the
desired directions and plan
corrective steps.
Concern of ‘level of service’
Widths are relatively in all
hierarchy of roads in our cities

SOCIAL BENEFITS
(a) Generating greenery and healthy spaces for walking
(b) Injecting and recreating social space within greeneries
(c) Achieving psychological benefits and wellbeing from open spaces
(d) Creating opportunity for privacy and permeability due to injection of open space.
Mainly determine the density or intensity
of development of an area.
Various tools are used of our
urban areas. using such tools is the optimal
utilization of precious land considering its use,
reuse, misuse, disuse and abuse.
Inter-related aspects such as adequacy of water
supply, sewerage system, solid waste disposal,
road capacity, land availability, harmony with
surrounding developments and other facilities,
amenities and services
How FAR effect on a metro city
Social Benefits

A. Residential building
B. Educational institute
C. Academic
D. Health care
E. Assembly
F. Commercial
G. Industry
H. Storage building
I. Danger useable building
J. Other
OCCUPENCY TYPE
BNbC
A1 building for one family
A2apartment and flat
A3hostel
A4house of lower income people
A5residential hotel

10 Katha
20 ft wide road
Occupancy
type
Total land area Road weidth
A (residential)
A-1 (Single family
house)
7211.82 sq.ft 20 ft (6.0 meter)
= 4.25 7211.82 sq.ft
Total gross area
Area of site
FAR =
= FAR Area of site
= 30650.24 sq.ft
FAR MGC
4.25 57.5
Total gross area
FAR
CALCULATION
FAR -4.25
30650.24 sq.ft building
7211.82 sq.ft land area

BNbC
10 Katha
20 ft wide road
MAXIMUM GROUND COVERAGE
Ground Coverage =
Ground coverage with building x 100
Area of site
57.5 x
=
=
Ground coverage with building
(per floor area)
=
=
7.37
Building height =
7211.82
100
4146.79 sq.ft
Ground coverage through building
4146.79 sq.ft
30650.24 sq.ft
Total buildable area
57.5 %

FOR MANDATORY OPEN SPACE
• If B +C= 50% ( mandatory open space ) then A can be
used as a parking space .Here setback also be included.
B
C
MGC(57.5%)
Mandatory open
space(42.5%)
Mandatory Green
space
(21.25%)
Paved (21.25%)
(50%) (50%)
A
C
B
•There has to be 50% of open ground

Residential building ( a 1 – a 4 )
Plot Size
Building Type(A1 - A4) [1]
(Residential Building)
Building Type(A5) [2]
(Hotel)
Road width
(metre)
FAR MGC Road width
(metre)
FAR MGC
Sq.m Katha (%) (%)
134m2 or below 134m2 2katha or below 2katha 6.0 3.15 67.5 6.0 2.50 67.5
Greater than134m2 upto 201m2
Greater than 2katha upto
3katha
6.0 3.35 65.0 6.0 2.75 65.0
Greater than 201m2 upto 268m2
4katha
6.0 3.50 62.5 6.0 3.00 62.5
5katha
6.0 3.50 62.5 6.0 3.25 62.5
Greater than 335m2 upto 402m2 Greater than 5katha upto
6katha
6.0 3.75 60.0 6.0 3.50 60.0
7katha
6.0 3.75 60.0 6.0 3.75 60.0
8katha
6.0 4.00 60.0 6.0 4.50 57.5
9katha
6.0 4.00 60.0 9.0 5.50 57.5
10katha
6.0 4.25 57.5 9.0 6.00 55.0
12katha
9.0 4.50 57.5 9.0 6.50 55.0
14katha
9.0 4.75 55.0 9.0 7.00 52.5
16katha
9.0 5.00 52.5 9.0 7.50 52.5
18katha
9.0 5.25 52.5 9.0 8.00 50.0
20katha
9.0 5.25 50.0 9.0 8.50 50.0
Greater than 1340m2 Greater than 20katha 12.0 5.50 50.0 12.0 9.50 50.0[2]
Any size Any size 18.0 6.00 50.0 18.0 NR* 50.0[2]
Any size Any size 24.0 6.50 50.0 24.0 NR* 50.0[2]
BUILDING
CONSTRUCTION RULES
BNbC

residential building ( a 1 – a 4 )
BNbC
BUILDING
CONSTRUCTION RULES

SETBACK
1. For every building, there should be a
minimum setback or open space towards its
front sides and back side. Definition of
front, side and back should follow the given
chart .
2. Whatever the width of a road is, no
building can be built within 4.5 m(14.67ft)
from the center of the road which has a
distance from the site line of its land within
1.5m(4.89ft)
3. Building having height of within
33m(107.58ft) or the height possessed by a
building with 10 floors, should have a
minimum setback 3m(9.78ft) from side &
back.
4. For a certain road, in case of front
setback, authority can give proposal or
order to give different or more distance
according to “detailed area plan”.
Amount of plot Height Front Back Side
Till 201 sq m
(2163.55 sq ft)
Till 10 Floor 1.5 m
(4.89ft)
1 m
(3.26ft)
1m
(3.26ft)
Above 201 sq-
m
To 268 sq-m
(2163.55 sq ft to
2884.73 sq ft)
Till 10 Floor 1.5 m
(4.89ft)
1.5 m
(4.89ft)
1m
(3.26ft)
Above 268 sq-
m
To 1340 sq-m
(2884.73 sqft to
14423.64 sqft)
Till 10 Floor 1.5 m
(4.89ft)
2 m
(6.52ft)
1.25m
(4.05ft)
Above 1340 sq-
m (14423.64
sqft)
Till 10 Floor 1.5 m
(4.89ft)
2 m
(6.52ft)
1.5m
(4.89ft)
Any Above 10
Floor
1.5 m
(4.89ft)
3 m
(9.84ft)
3 m
(9.84ft)

SETBACK OF THE BASEMENT:
a. Basement can be extended towards mandatory open space & extension should be limited to 50% of mandatory open space.
b. Basement can be extended to the boundary line if the next door neighbors property is assured with safety for this. But it
should be done keeping setback from the road.
c. Assuring the safety of next door neighbors property , the basement terrace can be build above 1.5 m from the highest surface
of the attached road . And the stair or ramp to connect this level’s can also build at the setback portion of the build form.

Side
Front
Back
Back
Side
Minimum 4.5 METER
Front
Back
Side
Front
road
Minimum 4.5 METER
Minimum 4.5 METER
Front
Front
Back
Side
road
Minimum 4.5 METER
Minimum 4.5 METER
FORAPPROACH
BNbC
BUILDING
CONSTRUCTION RULES

PODIUM HEIGHT
Residential hotel
Plot road width podium height
with parapet
Above 20 katha 18m 12m/39ft
Institutional
Health care
Assembly
Religious building
Any amount of 24m 12m/39ft
commercial Any amount of 6m-28m 12m/39ft
podia
m
39.37 ft
road
Minimum
set back

a. All rules of various height in master plan will be applicable.
b. If any building or built from is higher than 45.70m (149.93ft) than a red light will be placed on the top.
As per area minimum height of the room will be –
1. Bathroom, lavatory, toilet, porch, balcony, garage etc. will be 2.13m (6.98819ft)
2. Living rooms of a residential building which are not air conditioned, like kitchen, store room, utility
room have floor height of
2.75m (9.02231ft).
3. For slope roof with no ceiling, the floor height should be minimum 2m (6.56168ft) and the average
height will be 2.44m (8.0052ft)
BUILDING HEIGHT :

Kinds of Building Minimum Roof Height
Educational institution, Commercial, Health
facilities, Convention hall, Sports & Religious
Buildings.
Non-air condition = 3m (9.84252ft)
Air condition= 2.6m (8.53018ft)
Industrial factories, Storage rooms etc. Non-air conditioned = 3.5m (11.4826ft)
Air conditioned= 3m (9.84252ft)
BUILDING HEIGHT :

MISCONCEPT -1
If F.A.R is low, we cannot go for high-rise development
MISCONCEPT -2
Land value is high and is Sky-rocketing. Hence F.A.R.
has to be increased considerably.
MISCONCEPT -3
If F.A.R. is increased, prices of Flats will come down.
MISCONCEPT -4
Land is precious and scarce; hence F.A.R. has to be
increased considerably to house the exploding population.
MISCONCEPT - 5
If F.A.R. is not increased, the common man cannot afford a
decent shelter.
MISCONCEPTS
MISCONCEPT - 6
If F.A.R. values are not increased considerably, major
projects like it Parks will not come in the city.
MISCONCEPT - 7
Housing industry in private sector is giving employment to many.
Very high F.A.R. can improve the employment opportunities in this sector.
MISCONCEPT - 8
F.A.R. values were reduced considerably, when the
Structure Plan for Kochiwas revised.

Fire Fighting, techniques and equipment are used to extinguish fires
and limit the damage caused by them. And it consists of large tanks,
pumping system, network of pipes, and hydrants or sprinklers.

The type of fire extinguishing system used depends on the burning
material and we can classify four types of fires:

Fire Fighting Systems Control:
The control systems of the firefighting is divided into two parts:
•The first one consist of the fire alarm systems that involve detectors,
• The second one consist of the pumping system
and both parts are interconnected by the control panel.
Detectors :

When a fire starts before the flame actually surface
smoke is generated. These devices are best suited
for areas within a building when an anticipated fire
would produce a large column of smoke before the
temperature of a fire is sufficient to operate heat
detectors.

An optical smoke alarm (also called photo-electric smoke alarm)
works using the light scatter principle. The alarm contains a pulsed
Infra red LED which pulses a beam of light into the sensor chamber
every 10 seconds to check for smoke particles.
Fire Protection Systems:
1. Sprinkler system
•Dry Pipe Fire Sprinkler System
• Wet Pipe Fire Sprinkler System
• Pre-action Fire Sprinkler System
• In-Rack Sprinkler System
• Quell Fire Sprinkler System
• ESFR (Early Suppression Fast
Response Fire Sprinkler Systems)

2. Vortex Fire Suppression System
3. Foam / Chemical Suppression
4. CO2 Fire Suppression Systems
5. Gaseous Fire Suppression: INERT
GASES
Sprinkler system
A fire sprinkler system is an active fire protection method, consisting
of a water supply system, providing adequate pressure and flowrate
to a water distribution piping system, onto which fire sprinklers are
connected

Dry Pipe Fire Sprinkler System
A dry pipe sprinkler system is one in
which pipes are filled with pressurized
air or nitrogen, rather than water.
Wet Pipe Fire Sprinkler System
Wet pipe systems are the most
common fire sprinkler system. A wet
pipe system is one in which water is
constantly maintained within the
sprinkler piping.

Pre-action Fire Sprinkler System
Pre-action fire sprinkler systems employ the
basic concept of a dry pipe system that water
is not normally contained within the pipes.
In-Rack Sprinkler System
Warehouse fires are extremely challenging, they spread quickly and have immense
increases in heat release rate over a short period of time. In-rack fire sprinkler systems are
specifically designed for the protection of racked storage areas in warehouses.
The difference, however, is that water is held from piping by an electrically operated
valve, known as a pre-action valve. Valve operation is controlled by independent flame,
heat, or smoke detection.

Quell Fire Sprinkler System
The Quell Fire Sprinkler System is designed for cold storage and/or
unheated warehouses using a "surround and drown" method to save the
building and goods stored. Quell Fire System is a double interlock pre-
action system design scenario developed for the protection of high piled
storage.

ESFR (Early Suppression, Fast Response) ceiling mounted sprinklers can be
used in warehouses in place of in-rack fire sprinkler systems. ESFR provides
protection that exceeds that of in-rack systems. ESFR high output, high
volume systems are located in ceiling spaces as with conventional fire
sprinkler systems. It incorporates very large high volume, high-pressure
heads to provide the necessary protection without the need for in-rack
sprinklers.
ESFR (Early Suppression Fast Response Fire
Sprinkler Systems)

Fire sprinkler’s Operation:-
Maximum
Ceiling
Temperature
Temperature
Rating
Temperature
Classificatio
n
Color Code
(with Fusible
Link)
Liquid
Alcohol in
Glass Bulb
Color
100 °F /
38 °C
135-170 °F /
57-77 °C
Ordinary
Uncolored
or Black
Orange
(135 °F /
57 °C) or
Red (155 °F /
68 °C)
150 °F /
66 °C
175-225 °F /
79-107 °C
Intermediat
e
White
Yellow
(175 °F /
79 °C) or
Green
(200 °F /
93 °C)
225 °F /
107 °C
250-300 °F /
121-149 °C
High Blue Blue
300 °F /
149 °C
325-375 °F /
163-191 °C
Extra High Red Purple
375 °F /
191 °C
400-475 °F /
204-246 °C
Very Extra
High
Green Black
475 °F /
246 °C
500-575 °F /
260-302 °C
Ultra High Orange Black
625 °F /
329 °C
650 °F /
343 °C
Ultra High Orange Black

Sprinkler System Failures
 There are three principal causes of unsatisfactory
sprinkler performance;
1. A closed valve in the water supply,
2. Inadequate water supply delivery,
3. Occupancy changes negating the system
design.
 Pre-planning, inspections, proper maintenance and
testing should correct these problems.

4’
Space for wheelchair U-turn
The minimum clear floor
space for a wheelchair to
make a U turn shall be‐ 5’X 5’
Forward and parallel
approaches
Minimum clear floor space
Forward approach is 4’
Floor surfaces
All floor surfaces shall be stable, firm, and slip‐
resistant, not have any projection, drop or unexpected
variation in level
GENERAL REQUIREMENTS
Universal Accessibility
Headroom
The minimum clear headroom in pedestrian areas such as walkways, halls,
corridors, passageways or aisles shall be 6’-6’’
6’-
6’’

have a circular section of 1.2’’-
1.5’’ in diameter or an
equivalent gripping surface;
Same level
between 2’-
7.5”—3’-0’’
be slip-resistant
Handrails/grab bars
have a space 1.5’’-
2’’between the
wall and grab
bar where mounted
adjacent to a wall
Handrails/grab bars should
1.2’’-1.5’’
1.5’’-2’’

• Door should not be rotating or turn styled.
• Both side of the door should have enough clearance.
• Handle of the door should be easily usable.
• It should have deferent touch experience and deferent color from the wall.
2.5ft-3ft
2.5ft
4ft
5ft
1ft
2ft
5ft
4ft
Door-clearance

 Turning Space
• ” turning circle60
or
• T
-
shape
Toilet + Bathing Rooms


Overlap
Clear floor spaces
and clearances at
fixtures shall be
permitted to overlap.

Door Swing. Doors shall not
swing into the clear floor
space or clearance for any
fixture.

HOOK ON DOOR
Coat Hooks + Shelves.
Coat hooks shall be
located within one of the
reach ranges specified in
308.
Toilet + Bathing Rooms 5

Toilet + Bathing Rooms 5
Toilet plan for multiple people
TURNING RADIUS
WITHIN SHARED
SPACE

Access to building
Accessible entrance door
The width of an accessible entrance door shall not be less
than 3’and the width of corridors or passageways leading
to and from such access door shall not be less than 4’.
15’
5’
Kerb
ramp
Referance:city of toronto
Passenger alighting and boarding point
Provide an access aisle of at least 5’ wide by 15’ long
adjacent and parallel to the vehicle pull up space;‐
Have a kerb ramp complying with clause ,if there is a kerb
between the access aisle and the vehicle pull up space;‐
and be sheltered, where possible.

Disability parking
60” PARKING SPACE
FOR DISABILE PEOPLE

Far , setback , fire system , sprinkle , handicap

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