Transcript Presentation DHA Business Zone Byelaws 25-6

Defence Officer’s Housing Authority, Karachi
Defence Officer’s Housing Authority, Karachi
PRESENTATION ON
DHA BUSINESS ZONE KARACHI BYELAWS – 2008
OSMANI & COMPANY (PVT.) LTD.
Consulting Engineers – Architects – Planners
Karachi - Hyderabad - Islamabad - Rawalpindi – Lahore - Faisalabad - Muzzaffarabad
Thatta - Mirpurkhas - Abu Dhabi, UAE
Defence Officer’s Housing Authority, Karachi
STRUCTURE OF THE PRESENTATION:
 Introduction
 Plan & Views of
Business Zone
 Salient Features of DHABZ
Bye-laws
Defence Officer’s Housing Authority, Karachi
INTRODUCTION
Defence Officer’s Housing Authority, Karachi
INTRODUCTION

DHA BUSINESS ZONE IN PHASE VIII SHALL BE DEVELOPED
AS A SPECIAL ZONE FOR BUSINESS AND COMMERCIAL
ACTIVITIES.
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A MASTER PLAN & IMAGE CONCEPT (MPIC) SHALL FORM THE
POLICY FRAMEWORK FOR THE BUSINESS ZONE
INFRASTRUCTURE & BUILDINGS.
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THIS PRESENTATION SHALL BE COVERING THE SALIENTS OF
THE BYE-LAWS BEING PREPARED FOR DHA BUSINESS ZONE
PHASE-VIII (DHABZ BYE-LAWS)
Defence Officer’s Housing Authority, Karachi
PLAN & VIEWS OF AREA
Defence Officer’s Housing Authority, Karachi
MASTER PLAN OF THE AREA
Defence Officer’s Housing Authority, Karachi
TOP VIEW OF THE AREA
Defence Officer’s Housing Authority, Karachi
BIRD’S EYE VIEW OF THE AREA
Defence Officer’s Housing Authority, Karachi
STREET VIEW OF THE AREA
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF
DHABZ BYE LAWS
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

BUILDING TYPES
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BUILDING FEATURES
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BUILDING F.A.R., FLOORS, HEIGHTS & C.O.S.
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PARKING POLICY
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BIFURCATION / AMALGAMATION
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DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS
Defence Officer’s Housing Authority, Karachi
BUILDING TYPES
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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BUILDING TYPES
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PRIMARILY OFFICE BUILDINGS ALLOWED
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RETAIL PERMISSION ON GROUND & 1ST FLOOR ONLY
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NO RESIDENTIAL USAGE INCLUDING PENTHOUSE
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EDUCATIONAL INSTITUTIONS NOT ALLOWED IN BUILDINGS
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RESTAURANTS ON RETAIL FLOORS ALLOWED (WITH EXHAUST DUCTS)
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MEZZANINE FLOOR NOT ALLOWED
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BOUNDARY WALLS: ONLY 4’ HIGH ALLOWED IN BACK & SIDES (TILL THE
BUILDING FOOTPRINT ONLY)
Defence Officer’s Housing Authority, Karachi
BUILDING FEATURES
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

BUILDING FEATURES
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HANDICAP FRIENDLY
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FIRE FIGHTING STANDARDS
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TRASH CHUTES & TRASH ROOM
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CENTRAL AIR-CONDITIONING
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ELEVATORS & SERVICE ELEVATORS
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SHOPS MIN. SIZE
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OFFICES MIN. SIZE
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SIGN BOARDS POLICY

UTILITIES POLICY

BUILDING MAINTENANCE POLICY
200 SFT with MIN. 12’ FRONTAGE
1000 SFT
Defence Officer’s Housing Authority, Karachi
HANDICAP FRIENDLY
Each Building in DHABZ shall be user-friendly w.r.t. handicapped
accessibility including:
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Ramps from road level to join the ground floor
Doors sizes and ways of opening
Sizes of corridors
Designated Toilets
Elevators
Designated Parking Spots
Handicapped accessibility design requirements shall be based on
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ADA (American with Disabilities Act)
ANSI American National Standards for Buildings and Facilities – Providing
Accessibility and Usability for Physically Handicapped People to provide a
barrier-free design
Defence Officer’s Housing Authority, Karachi
FIRE FIGHTING, FIRE PREVENTION, FIRE ALARM & EMERGENCY FIRE
ESCAPE SYSTEMS
All building in the DHABZ shall be designed and equipped with FIRE
SAFETY Systems based on the latest BS or relevant American codes
(NFPA) which shall include but not limited to provisions of the following:
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Fire Alarm System with Smoke & Heat Detectors and Break glass
Hose reels & Dry riser systems
Provision in UG water tank for storage of water for fire extinguishing
Fire Extinguishers
Fire Exits & Fire Staircases
Fire - rated Doors
Fire Exit Signage & Emergency lighting
Sprinkler systems
Complete Civil Defense drawings for the above systems shall be required to be submitted
for approval of DHA prior to construction.
Defence Officer’s Housing Authority, Karachi
TRASH CHUTES AND TRASH ROOM

For Efficient Garbage Collection & Disposal System, Owner /
Developer shall have to include the following in each building
design:
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At-least one nos. of trash chute for garbage collection

Linking all floors with one garbage collection room on the ground
or basement floor for final disposal

Garbage Skips as per standard approved design (lift-able by DHA /
CBC trucks) shall be provided in each building for efficient
disposal through Garbage Trucks of DHA / CBC
Defence Officer’s Housing Authority, Karachi
CENTRAL AIR-CONDITIONED BUILDING REQUIREMENTS

Each building in DHABZ shall be required to have properly
designed central A/C systems to ensure state-of-the-art facilities
consistently throughout the business zone

This will remove the possibility of ugly window units or external
units of split A/Cs in the facades of buildings

The Design & Drawings of Central A/c system to be prepared by
recognized Consulting firms shall be required to be submitted for
Approval
Defence Officer’s Housing Authority, Karachi
ELEVATORS AND SERVICE ELEVATORS

Each building shall have an independent Service
Elevator besides the Passenger Elevators
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The number of Elevators shall be finalized as per
the latest BS or relevant American codes.
Defence Officer’s Housing Authority, Karachi
SIGN BOARDS POLICY

Types of Signboards & Hoarding Allowed:
 Retail signboards (on external facade – fix sizes & location as per
Byelaws)
 Building signs for branding (on external facade – variable size
allowed with approval only)
 Offices signboards (only on internal building locations as per
approved plan)
 Hoardings on elevations or on the roof – Not Allowed

A definite and stringent policy regarding the use of sign boards in
DHABZ is required to avoid a jungle of sign boards “on and above the
buildings”

Signage policy shall control the use and sizes of types of signage to
be used on the buildings and approval shall be required to be taken
prior to fixing of any sign boards on the buildings
Defence Officer’s Housing Authority, Karachi
UTILITIES POLICY
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Utility spaces / structures (sub-stations, meter rooms etc.)
Allowed in basements or G.F. (not counted in FAR) and will not
be allowed in COS
Only generators shall be allowed in rear COS (where available &
as per approval)
Chillers shall be allowed on roofs
Central back-up Generator for the whole building shall be
provided & maintained by the owner & incorporated in the MEP
plans (monthly maintenance fee required to be paid by the
occupants on pro-rata sft basis)
Detailed Utility Design & Drawings for Electrical , Gas, Telecom,
Water , Sewer & Drainage shall be prepared & submitted by the
Owner / Developer for approval (as per DHABZ utility policy
updated from time to time)
Development charges for utilities shall be charged separately
Defence Officer’s Housing Authority, Karachi
MAINTENANCE POLICY
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Each building in DHABZ, shall be maintained by the
Owner / Developer of the Building directly or through a
proper Maintenance Company
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Monthly Maintenance Fees shall be charged to the
occupants on pro-rata sft basis by the Owner /
Developer (this term shall be mandatory at time of sale
of floor space as per Bye-laws)
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Maintenance shall include the cleaning (external &
internal) & maintenance items including common
utilities, Electrical & Mechanical works, Central A/c,
Central Backup Generator, Fire-Fighting, Lifts, Trash
handling, etc.)
Defence Officer’s Housing Authority, Karachi
BUILDING F.A.R., FLOORS, HEIGHTS & C.O.S.
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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BUILDING FAR, FLOORS, HEIGHTS & COS
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FAR:
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1 : 5.0
FOR PLOTS UPTO 600 YARDS ( 333 / 500 )
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1 : 5.5
FOR PLOTS ABOVE 600 YARDS
( 666 / 1000 / 1333 / 2000 / 2500 / 3333 / 5000 / 5333 )
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C.O.S. DETAILS
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FLOOR HEIGHT
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GF = 15’
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FF & UP = 12’ (FIX FLOOR HEIGHTS)
ARCADE: 10’ STANDARD
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
BUILDING FAR, FLOORS, HEIGHTS & COS
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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COS 333 SQ-YDS
15’ ON RIGHT SIDE ONLY
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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COS 666 SQ-YDS – 5’ FRONT, 15’ LEFT, 10’ REAR
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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EXAMPLE OF SIMILAR HEIGHT BUILDINGS
Defence Officer’s Housing Authority, Karachi
PARKING POLICY
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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PARKING POLICY
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EACH BUILDING MUST PROVIDE PARKING AS PER
REQUIREMENT POLICY
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333 YARDS = 15 CARS (1000 SFT), 19 CARS (800 SFT), 30 CARS (500 SFT)
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666 YARDS = 33 CARS (1000 SFT), 41 CARS (800 SFT), 66 CARS (500 SFT)
PARKING REQUIREMENT POLICY
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SCENARIO # 1 : ONE PARKING SPOT PER 1000 SFT
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SCENARIO # 2 : ONE PARKING SPOT PER 800 SFT
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SCENARIO # 3 : ONE PARKING SPOT PER 500 SFT
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
PARKING SCENARIOS
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

PARKING POLICY
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AS PER CURRENT DHA BYE-LAWS “1 CAR PARKING SPACE PER 800 SFT” IS REQUIRED,
WHEREAS ACTUAL REQUIREMENTS IS ESTIMATED TO BE “1 CAR PER 500 SFT”

BUILDING OWNER / DEVELOPER SHALL BE REQUIRED TO CONSTRUCT PARKING AS
PER EXISTING BYE-LAWS (1 CAR PER 800 SFT) AS THIS WILL REQUIRE CONSTRUCTING
MIN. 2 TO 3 FLOORS OF PARKING (NOT COUNTED IN THE OVERALL FLOORS ALLOWED)
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HOWEVER, FOR 333 SQYDS PLOTS; 1 CAR PER 1000 SFT SHALL BE ALLOWED SO THAT
THEY HAVE TO CONTRUCT MAX. 2 FLOORS (IN BASEMENT) AS UPPER RAMPS SHALL
NOT BE POSSIBLE
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USAGE OF CAR LIFTS, TURNTABLES, ETC. SHALL BE ALLOWED ON CASE TO CASE
BASIS SPECIALLY FOR SMALLER PLOTS (APPROVAL OF DHA REQUIRED)
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ADDITIONAL PARKING SHALL BE HANDLED THROUGH THE CENTRAL TOWER COMPLEX
PROPOSED TO HAVE DEDICATED ADDITIONAL PARKING FOR BUSINESS ZONE
Defence Officer’s Housing Authority, Karachi
PARKING POLICY
Description
For Cars
For Motorcycles
Bay width
8 ft
2.5 ft
Bay length
16 ft
6.0 ft
Minimum Gradient of ramp
1:7.5
1:7.5
Straight turning radius (outer)
24 ft.
-
Helical ramp turning radius (outer)
32 ft
-
17.5 ft.
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18 ft.
11 ft.
-
8 ft. x 16 ft.
-
Lot turning radius
Minimum ramp & driveway width:
Two way traffic
One way traffic
Minimum space for parking one car
Defence Officer’s Housing Authority, Karachi
BIFURCATION / AMALGAMATION
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
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BIFURCATION / AMALGAMATION
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BIFURCATION SHALL BE DISCOURAGED IN GENERAL TO AVOID
CREATION OF SMALL SIZE PLOTS
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ONLY FOR VERY LARGE PLOTS (5000 YARDS OR MORE), ONE-TIME
BIFURCATION SHALL BE ALLOWED WITH EACH BIFURCATED PLOT
MEASURING MINIMUM 2000 SQ-YARDS
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AMALGAMATION SHALL BE ALLOWED IN GENERAL TO PROVIDE
FLEXIBILITY IN CONSTRUCTING LARGER BASEMENT PARKINGS
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THE F.A.R. / FLOOR RESTRICTION OF PARENT PLOT SHALL BE
APPLICABLE AFTER AMALGAMATION
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333+333=666 YDS AMAL PLOT = FAR REMAINS 1:5 AND MAX. FLOORS REMAIN 8
Defence Officer’s Housing Authority, Karachi
DESIGN, CONSTRUCTION,
SUBMISSIONS & APPROVALS
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS

IN ORDER TO STREAMLINE PROPERLY DESIGNED & CONSTRUCTED
BUILDINGS IN DHABZ, A RANGE OF INTERVENTIONS SHALL BE REQUIRED
A. BUILDER SHALL HAVE TO HIRE SERVICES OF DHA/CBC APPROVED DESIGN,
EXECUTION & SUPERVISION PROFESSIONALS.
B. BUILDER SHALL HAVE TO SUBMIT DETAILED PLANS & DESIGN FOR
APPROVAL & TO PAY VETTING CHARGES.
C. A SEPARATE DHABZ DESIGN REVIEW COMMITTEE SHALL BE FORMED FOR
APPROVAL.
D. DURING EXECUTION, PROPER MONITORING & RECORDS SHALL BE KEPT.
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS
A. BUILDER SHALL HAVE TO HIRE SERVICES OF DHA/CBC APPROVED
DESIGN, EXECUTION & SUPERVISION PROFESSIONALS
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ARCHITECTS
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SOIL TESTING CONSULTANTS (REGISTERED IN PEC)
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DESIGN CONSULTANTS (REGISTERED IN PEC IN RELEVANT CATEGORY)
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SUPERVISION CONSULTANTS (DESIGN CONSULTANTS TO SUPERVISE, ONLY
TO BE CHANGED BY DEVELOPER ON SPECIFIC APPROVAL OF DHA/CBC)
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PEC REGISTERED CONTRACTORS OF C-1 CATEGORY (BUILDINGS)
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS
DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS
BUILDER SHALL HAVE TO SUBMIT DETAILED PLANS & DESIGN FOR APPROVAL
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STAGE 1
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CONCEPT DETAILS INCL. PARKING PLANS
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PERSPECTIVE VIEWS & ELEVATION OF BUILDING
STAGE 2
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SOIL TESTING REPORT (AS PER DHABZ BYE-LAW REQUIREMENT)
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DETAILED ARCHITECTURAL DESIGN, DRAWINGS & CALCULATIONS
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DETAILED STRUCTURAL DESIGN, DRAWINGS & CALCULATIONS
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MECH., ELEC., PLUMPING, AIR-CONDITIONING DESIGN, DRAWINGS & CALCULATIONS
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FIRE SAFETY PLANS, DESIGN, DRAWINGS & CALCULATIONS
STAGE 3
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SUBMISSION OF AS BUILT DRAWINGS
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS
B. BUILDER SHALL HAVE TO SUBMIT DETAILED PLANS & DESIGN FOR
APPROVAL

BOTH HARD (PRINT) & SOFT (CD) COPIES OF DESIGN, DRAWINGS &
CALCULATIONS SHALL BE REQUIRED TO BE SUBMITTED FOR VETTING
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VETTING CHARGES (FOR PROPER VETTING OF DESIGN & DRAWINGS) TO BE
LEVIED AS FOLLOWING:
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Approval of Elevation / Facade:
Rs. 2 per sft
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Approval of Architectural Plans:
Rs. 5 per sft
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Approval of Structural Plans:
Rs. 10 per sft
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Approval of MEP Plans:
Rs. 2 per sft
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Approval of Fire Safety Plans:
Rs. 1 per sft
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS
C.
A SEPARATE DHABZ DESIGN REVIEW COMMITTEE SHALL BE FORMED FOR APPROVALS
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DHABZ DESIGN REVIEW COMMITTEE SHALL COMPRISE OF
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DIRECTOR TP&BC (HEAD OF COMMITTEE)
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ADDITIONAL DIRECTOR TP&BC
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REP OF CBC
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REP OF CONSULTANTS FOR DHABZ
TOR OF COMMITTEE SHALL BE
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AT STAGE 1: TO ENSURE THAT BUILDING MEETS THE MASTER PLAN & IMAGE CONCEPT
(MPIC) GUIDELINES AND FACADE / ELEVATIONS IS IN AESTHETICAL HARMONY.

AT STAGE 2: TO ENSURE THAT ALL ARCHITECTURAL DESIGN & DRAWINGS ARE VETTED &
MEETING BYE-LAWS & ENGINEERING DRAWINGS ARE MEETING APPLICABLE STANDARDS.
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SERVICES OF CONSULTANTS SHALL BE USED FOR COMPREHENSIVE VETTING.
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AT STAGE 3: TO ENSURE THAT AS BUILT DRAWINGS & CONSTRUCTION DONE AT STIE ARE
AS PER THE APPPROVAL GRANTED EARLIER.
Defence Officer’s Housing Authority, Karachi
SALIENT FEATURES OF DHABZ BYE-LAWS

DESIGN, CONSTRUCTION, SUBMISSIONS & APPROVALS
D. DURING EXECUTION, PROPER MONITORING & RECORDS SHALL BE KEPT

Proper Monitoring Team (either In-house or through Consultants) shall
monitor each High rise building in DHABZ till it’s completion

Monitoring fees during execution shall be charged from each owner at
the rate of Rs. 10 per sft which shall be payable by the owner in equal
installments as following:

Total monitoring fees due / planned duration of project (months)
Defence Officer’s Housing Authority, Karachi
THANK YOU