HOUSING IN GOOD CONTIGUITY
Apartment building in the center of Tirgu Mures
THE THEME OF THE PROJECT
The project aims at placing a medium sized apartment building in the downtown area of the city according to criteria such as the housing quality, neighborhood relations and the setting in a complex architectural context.
Located in the centre of Transylvania, Tîrgu Mures (also spelled Târgu Mures) is, with its 150,000 inhabitants, the 16th largest city in Romania. The city has emerged as a settlement in the Middle Ages at the crossing of major roads and gradually evolved into being one of the first craft and commercial centers of Transylvania in 16th century. The central area is rich in architectural heritage elements, and visibly preserves the historical stages of the city.
Nowadays, Tîrgu Mures is a multicultural urban center (here we can find the largest urban Hungarian community in Romania), the administrative capital of the Mureş County and an internationally recognized medical center of excellence . The university, one of the traditions of the city, has developed rapidly over the past 20 years, together with services and trade, while industrial activities were restricted.
The studied parcel is located at 20, Cuza Voda Street, at the intersection with Tineretului Street and covers an area of 323 sqm. Located near the main square of the city – the parcel belongs to an area with mixed functions: predominantly housing, services, institutions and trade. Typologically the parcel makes the transition from an area dominated by large buildings with courtyards and occupied mainly by institutions to a traditional residential area with continuous fronts and buildings with one or two levels.
Given the location of the property, the ground floor of the building is to be reserved for a public-access function (shop, café, office of a liberal profession) and for the access spaces of the apartments. Higher levels will be destined for housing only. The number of the apartments will range from 3 to 6 units. The configuration will accommodate apartments and lifestyle needs of young families with education and income higher than average, a significant category in a university city such as Tîrgu Mures.
The spaces inside the plot shall be designed for shared use and the access from the public area will be controlled.
The possible changes in the public domain shall be limited to a temporary and reversible expansion of activities on the ground floor.
Entrances, Parking and Annex Spaces
All the spaces will be accessible by people with motor disabilities.
A minimum of two parking spaces will be provided inside the plot. In the vicinity of the pedestrian access in the building, a space for bicycle storage will be considered, large enough to accommodate two bicycles for each apartment. In the same area a storage space for waste bins will be accommodated.
The local planning regulations for Tîrgu Mures classifies the parcel as “a central sub zone protected due to the central urban values having a traditional urban fabric configuration, consisting of buildings with fewer levels (maximum P +2), arranged in line, and forming a relatively continuous street front “.
The conditions of the land occupancy (plot limits withdrawals, the height, land occupancy percentage and land use coefficient occupation parameters) will be established within the project according to criteria of good relationships with neighborhoods, housing quality and a rational use of the land. The cadastral boundaries of the parcel surveyed will be maintained, and only partial withdrawals from the alignment are allowed. The bay windows, terraces and balconies shall not exceed the projection of more than 1m of the alignment and will keep at the facade, a minimum distance of 2m from the neighboring facades on the same side of the street. Their inferior quota will be at a minimum height of 3 m from the quota of the sidewalk.
Although local regulations are not considered as criteria for evaluating the projects, they are listed below as a rough guide and informatively:
- the buildings will be placed on the alignment, if the building height exceeds the distance between alignments, the building will be withdrawn from the alignment by a distance equal to the difference between the height and alignments but not less than 4.0 meters, subject to the condition that the blind walls of the adjacent parcels are not left visible; the exceptions to this rule are the situations connecting building heights on the main streets of side streets under Article 10;
– In the case of a continuous building, buildings will be joined with the neighboring blind walls of the buildings on the lateral limits of the parcels up to a maximum distance of 15.0 m from the alignment; the buildings will be withdrawn from posterior limit at a distance of at least half of the height of the building cornice but not less than 5.0 meters;
– the alignment of the cornices of buildings will remain the same, the maximum permissible height being equal to the distance between alignments as follows:
- the maximum height of buildings is P+ 2, excepting the Trandafirilor Square with a P +5 maximum height and the Theatre Square with a maximum height P +11;
-as for the buildings located on one corner, the connection between streets with different arrangements of height, if the difference is of only one level, the highest mode will be extended to the secondary street throughout the plot; if there is a difference of two levels, a gradual a decrease should be made, with the first segment extending from the main street building height to a minimum length equal to the distance between alignments;
– in all the cases the height of the buildings will be related to monuments located within the distance of 100 meters;
-in the immediate vicinity of the architectural monuments an alignment of the cornices is required.
– the relief of the facades will take into consideration the ban of the ground floor layout stages, banks or other items with the following exceptions:
- (1) from the layout of the facade located on the alignment, where sidewalks are above 3,0 meters the maximum allowed jutties is of 0.30 meters (frames, pillars, sockets, pipes, pots etc.).
(2) from the layout of the facade located on the alignment, where sidewalks are of 1.5 to 3.0 meters, the maximum allowed jutties is of 0.16 meters (frames, sockets, pipes, pillars etc.).
o (3) from the layout of the façade on the alignment for sidewalks located under than 1.5 meters no jutties are allowed;
– at the level of the floors the relief of the facades shall not exceed 0.30 meters;
– cornice elements and boundary marking between ground floor and first floor will be provided;
– Maximum of land occupancy percentage = 50%
– Maximum land use coefficient = 1.5
Papers will be presented in two formats A1, oriented vertically.
– Site plan, scale 1:500;
– Plans of all levels, scale 1:100;
– Two sections (longitudinal + transverse) 1:100 scale;
– Facade facing the Cuza Voda street, including the street and:
(partially) the property adjacent to North of Tineretului Street;
at least two neighboring properties to the south of the studied parcel
– the facade facing the Tineretului Street, with the street, including at least the first building adjoining the east of the studied parcel and Cuza Voda Street;
– Illustrations made at public domain level (maximum two);
– Argumentative text in English (max. 1000 characters without spaces);
Optional Elements: charts, graphs, icons etc.
The quality of the good contiguity in two ways:
- inserting the building in a complex context, at the crossroads of very different functions and urban scales. The capacity of the proposal regarding the establishment of normal relations with its neighbors and mediating between them;
- the character of the internal spaces of the parcel that sustain neighborly relations between tenants. The possibility of joint private spaces of supporting a habitation of the very best quality even outside the apartment itself.
– the quality of housing and other areas: functionality, flexibility, efficient use of surface, spatial attractiveness, typological variety;
– the architectural presence of the building in the city, the contribution to the urban image, the spatial impact on public space and its perception;
– the quality of the visual communication of the project: the transparency of the ideas and the organization of the spaces, the accuracy of the desired atmosphere etc.
– the optimal orientation, the geometric configuration, the materials and the technologies used should have a low impact over the environment, during the entire construction process, as these should help gaining optimal interior comfort conditions;
– deployment of modern ecological technologies regarding the solar control, ventilation of the interior spaces, water management, production and usage of regenerative energy, diminution of the noxious effect that is generated during the overheating of the surfaces that cover the building, while expressing, through its form and function, nowadays (contemporary) tendencies in architecture.