DOCS · OPERATIONS
Design Standards & Building Code
Internal Building Code for All Kont Cooperative Settlements
KONT-OPS-005 · v1 · UPDATED 2026-04-10 · AHMET TURETMIS, FOUNDER · APPROVED
Preamble: How to Read This Document
This document establishes the minimum physical design standards for every Kont settlement. It is organized as a series of measurable specifications grouped by building system. Each specification states a requirement, a numeric value, and a brief rationale.
Three Compliance Levels
MANDATORY — Must be built from day one. No exceptions. These represent permanent infrastructure decisions that cannot be cost-effectively retrofitted. Failure to comply invalidates the design.
RECOMMENDED — Strong design preference. May be modified with documented justification approved by the settlement council. Modifications must achieve equivalent performance by alternative means.
FUTURE-READY — Design for future installation. The physical accommodation (structural capacity, conduit, connection point, reserved space) must be provided from day one, but the system itself may be installed later when economically viable.
How Standards Relate to Local Code
Where a Kont standard exceeds local building code, the Kont standard governs. Where local code exceeds the Kont standard, local code governs. In no case may a Kont specification reduce safety below local code requirements.
All numeric ranges are expressed as minimum–target. The minimum is the compliance threshold; the target is the design optimum. Design teams should aim for the target and justify any value below it.
1. Structural Standards
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 1.1 Seismic design factor (Türkiye) | 1.5× TBDY 2018 code | MANDATORY — 2023 Kahramaraş proved code-minimum is insufficient. Over-design by 50%. |
| 1.2 Seismic design factor (UAE) | 1.25× local code | MANDATORY — Lower seismic zone but 100-year design life requires margin. |
| 1.3 Foundation design for vertical expansion | Capacity for +1 floor lightweight | MANDATORY — All foundations and columns sized for additional storey of steel/timber frame (max 6 kN/m² imposed). Cost premium: 8–15% of structural frame. |
| 1.4 Knock-out slab provisions | At roof level for future stairs/lift | FUTURE-READY — Clearly marked zones in roof slab with reduced reinforcement for easy removal. Min 1.5m×2.5m per building for future stair/elevator core. |
| 1.5 Structural grid (commercial/shared) | 6×9 m or 7.2×7.2 m | MANDATORY — Universal grid enables conversion between uses over decades (coworking → maker lab → care facility → classroom). Column-free internal spans. |
| 1.6 Structural grid (residential) | Min 5.4 m clear span | RECOMMENDED — Allows unit reconfiguration from studio (30 m²) to family (120 m²) without column interference. |
| 1.7 Design service life | ≥100 years (structure), ≥50 years (envelope), ≥25 years (services) | MANDATORY — Cooperative settlement is multi-generational. Short-life structures are prohibited. |
| 1.8 Concrete cover to reinforcement | +10 mm above code minimum | MANDATORY — Extends carbonation protection for 100-year service life. Applies to all exposed/buried concrete. |
| 1.9 Structural monitoring provisions | Sensor conduit at foundations + primary beams | FUTURE-READY — 50 mm conduit at each column base and mid-span of primary beams for future accelerometers and strain gauges. |
2. Floor-to-Floor Heights and Vertical Expansion
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 2.1 Residential floor-to-floor | ≥3.6 m (min 3.4 m) | MANDATORY — Allows thermal stratification (hot air rises above occupied zone), future ceiling-mounted radiant cooling panels, mezzanine insertion in tall units, and enhanced HVAC ducting. |
| 2.2 Commercial / shared floor-to-floor | ≥4.2 m (min 3.9 m) | MANDATORY — Accommodates workshop equipment, overhead cranes in maker space, suspended services, future function change. |
| 2.3 Minimum clear ceiling height (residential) | ≥2.7 m finished | MANDATORY — After services zone. Exceeds most national codes (typically 2.4–2.5 m). |
| 2.4 Minimum clear ceiling height (shared) | ≥3.0 m finished | MANDATORY — Large communal spaces (dining, hall, workshop) feel institutional below 3.0 m. |
| 2.5 Service void depth (floor/ceiling) | ≥300 mm | MANDATORY — Between structural slab and finished ceiling. Houses HVAC, electrical, plumbing, data. Accessible for future modifications. |
| 2.6 Roof dead load reserve | ≥25–30 kg/m² | FUTURE-READY — For future rooftop solar thermal, additional radiative cooling, water harvesting, or green roof systems beyond initial installation. |
3. Universal Design and Accessibility
All specifications apply to every dwelling unit and every shared space from day one. Universal design is the default, not an accommodation. Kont’s founding cohort will age in place; 30–40% of residents may be over 60 within four decades.
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 3.1 Dwelling entries | Zero-step (max 15 mm threshold) ramp ≤1:20 gradient | MANDATORY — All entries at grade or with integrated ramp. No step at any entry point. |
| 3.2 Door widths (all doors) | ≥900 mm clear opening clearance | MANDATORY — Standard wheelchair + walker. Applies to entry, bedroom, bathroom, all internal doors. |
| 3.3 Corridor widths (common buildings) | ≥1,500 mm clear | MANDATORY — Two wheelchairs must pass. At turning points, ≥1,800 mm. |
| 3.4 Corridor widths (residential internal) | ≥1,050 mm clear | MANDATORY — Walker + person passing. Exceeds most residential codes. |
| 3.5 Bathroom wall reinforcement | 18 mm plywood blocking behind all wall finishes | MANDATORY — Permits future grab bar installation at any point without structural work. All bathrooms, all units. |
| 3.6 Shower provisions | Curbless shower in at least 1 bathroom per unit | MANDATORY — Level-access shower with linear drain. Floor gradient 1:50 to drain. |
| 3.7 Hardware throughout | Lever handles on all doors and windows | MANDATORY — No round knobs anywhere. Operable with closed fist. |
| 3.8 Kitchen counter heights | Variable: 850 mm standard + one section at 750 mm | RECOMMENDED — Lower section accommodates seated users. In common kitchen: at least 2 work stations at 750 mm. |
| 3.9 Path gradients (all outdoor) | ≤5% (1:20), cross-slope ≤2% | MANDATORY — All paths, spine, and neighborhood loops. Where terrain requires steeper, provide parallel accessible route. |
| 3.10 Lift provision (2+ storey buildings) | Shaft built, lift installed if ≥3 storeys | MANDATORY — All 2-storey buildings: lift shaft constructed with structural provisions. Lift installed in buildings ≥3 storeys. Shaft min 1.6 m × 1.6 m internal. |
| 3.11 Signage and wayfinding | High-contrast, min 30 mm letter height, tactile at decision points | RECOMMENDED — Consistent system across settlement. Braille on room identifiers. |
| 3.12 Lighting levels (paths/circulation) | ≥20 lux min, ≥50 lux at intersections/stairs | MANDATORY — Low-energy bollard lighting. Older eyes need 2–3× more light than younger. |
4. Adaptable Housing: Open Building Standards
All residential buildings must follow the Open Building framework: permanent structural ‘support’ separated from changeable ‘infill’. This enables unit reconfiguration from 30–120 m² without touching the structure, across the 100-year service life.
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 4.1 Support-infill separation | Required in all residential buildings | MANDATORY — Load-bearing structure, stairs, and primary services are permanent. Interior partitions, finishes, kitchens, and non-structural bathrooms are changeable. |
| 4.2 Demountable partition systems | STC ≥50, relocatable without wet trades | MANDATORY — Interior walls between rooms within a unit must be relocatable. Acoustic performance maintained through proprietary demountable systems or detailed stud-and-board with resilient channels. |
| 4.3 Vertical service chases | ≥300 mm × 600 mm at each structural bay | MANDATORY — Accessible from both sides. Houses water, waste, electrical, and data risers. Permits kitchen/bathroom relocation without slab penetration. |
| 4.4 Horizontal service zone | ≥300 mm between structural slab and finished floor/ceiling | MANDATORY — Raised floor or suspended ceiling zone for horizontal pipe and cable runs. Accessible panels at regular intervals. |
| 4.5 External access points per unit | ≥2 (primary entry + balcony/terrace) | MANDATORY — Enables future unit subdivision. Each sub-unit must have independent external access. |
| 4.6 Wet-point connection density | 1 wet-point stub per 25 m² of floor area | RECOMMENDED — Capped water/drain connections in service zone. Permits future bathroom/kitchen relocation without new slab penetration. |
| 4.7 Electrical distribution per unit | ≥10 kW per unit, 3-phase ready | MANDATORY — Accommodates future heat pump, EV home charging, home workshop. Sub-panel in each unit with spare capacity for 6+ circuits. |
| 4.8 Unit size range without structural change | 30 m² to 120 m² | RECOMMENDED — The planning grid must permit studio, 1-bed, 2-bed, 3-bed, and combined-unit configurations through partition changes only. |
5. Building Envelope and Thermal Performance
Türkiye (Aegean / Central Anatolia)
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 5.1 Wall U-value | ≤0.35 W/m²K (Aegean) / ≤0.28 W/m²K (C. Anatolia) | MANDATORY — Exceeds TS 825 by 20–30%. Accounts for +2.5°C warming by 2050. |
| 5.2 Roof U-value | ≤0.20 W/m²K | MANDATORY — Roof receives highest solar gain. Critical for both heating and cooling seasons. |
| 5.3 Glazing U-value | ≤1.4 W/m²K, SHGC ≤0.35 (S/W/E faces) | MANDATORY — Low-e double or triple glazing. Argon fill minimum. N-facing may relax SHGC to 0.50. |
| 5.4 Window-to-wall ratio | 20–30% (S/E/W), up to 40% (N) | RECOMMENDED — Balance daylight with thermal performance. Deep reveals (≥300 mm) for self-shading. |
| 5.5 Thermal mass (wall) | ≥300 kg/m² exterior wall masonry | RECOMMENDED — Stone, rammed earth, or heavy masonry. 10–15°C diurnal swing in C. Anatolia makes thermal mass highly effective. |
| 5.6 Airtightness | ≤3.0 ACH @ 50 Pa (blower door) | MANDATORY — With mechanical ventilation (see Section 6). Prevents uncontrolled infiltration in both hot and cold extremes. |
| 5.7 External shading | All S/E/W windows fully shaded at summer solstice | MANDATORY — Fixed overhangs, operable louvers, or deciduous planting. Must block direct sun Jun–Aug while admitting Dec–Feb sun. |
| 5.8 Facade BIPV attachment points | Structural rails/brackets on all S-facing facades | FUTURE-READY — Allows future building-integrated PV cladding without scaffolding or structural retrofit. Cable pathways from facade to inverter room. |
| 5.9 Cool roof / high-albedo surfaces | SRI ≥78 on all non-vegetated flat roofs | MANDATORY — Reduces cooling load 10–15%. White or light-colored membrane/coating. |
UAE Amendments — See Also Appendix A
Wall U-value ≤0.57, roof ≤0.30, glazing ≤1.9, SHGC <0.25 on E/W. Meet Estidama Pearl 2+ or Al Sa’fat Silver. Window-to-wall ratio 15–25% on E/W. Airtightness ≤2.0 ACH@50Pa. All external glazing to include mashrabiya or deep screen for cultural and thermal performance.
6. Ventilation, Air Quality, and Pandemic Resilience
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 6.1 Ventilation rate (dwellings) | ≥0.5 ACH continuous + boost to 4 ACH | MANDATORY — MVHR (heat/energy recovery ≥75%) for continuous ventilation. Boost mode for cooking, bathing, or pandemic isolation. |
| 6.2 Ventilation rate (common spaces) | ≥6 ACH in dining/meeting; ≥10 ACH in kitchen | MANDATORY — Pandemic-grade ventilation in all gathering spaces. Reduces aerosol transmission risk 80%+. |
| 6.3 Filtration (shared HVAC) | MERV-13 minimum on all recirculation air | MANDATORY — Captures 85%+ of 1–3 μm particles. Filter housing must accommodate upgrade to HEPA (MERV-17) without ductwork changes. |
| 6.4 CO₂ monitoring | Sensor in every room >15 m² in shared buildings | MANDATORY — Real-time display. Automatic ventilation boost when CO₂ exceeds 800 ppm. Alert at 1,000 ppm. |
| 6.5 Operable windows in all occupied spaces | Min 5% of floor area openable | MANDATORY — Natural ventilation as primary strategy when outdoor conditions permit. Cross-ventilation paths in all common rooms. |
| 6.6 Common house HVAC zoning | Guest rooms on independent HVAC zone | MANDATORY — Permits quarantine isolation without shutting down common house. Separate exhaust, no recirculation to other zones. |
| 6.7 UV-C disinfection provision | Power + mounting points in HVAC plenums | FUTURE-READY — Upper-room UV-C or in-duct UV-C. Conduit and mounting structure installed; units added when needed. |
| 6.8 Dwelling independence for quarantine | Every unit: private kitchen, private bathroom, private outdoor | MANDATORY — Each unit must be capable of 14-day self-isolation without accessing any shared facility. Even studios must have minimal kitchenette and bathroom. |
7. Water Infrastructure
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 7.1 Dual water distribution | Potable + technical-grade (grey/rain) piping throughout | MANDATORY — Separate pipe networks from day one. Technical water for toilet flushing, irrigation, laundry. Cannot be cost-effectively retrofitted. |
| 7.2 Main distribution ring capacity | 3× initial demand | MANDATORY — Accommodates population growth, climate-driven consumption increases, and future productive landscape expansion. |
| 7.3 Potable water storage | ≥5-day buffer (0.12 m³/person) | MANDATORY — Underground tanks. At 450 ppl: ~270 m³. Protects against supply interruption. |
| 7.4 Rainwater harvesting (Türkiye) | ≥2 m³ cistern per m³ roof area × annual rainfall/1000 | MANDATORY — First-flush diversion. Connected to technical water network. Underground or semi-buried. |
| 7.5 Greywater treatment | All shower/basin/laundry water treated and reused | MANDATORY — Biological treatment to non-potable standard. Reused for irrigation and toilet flushing. |
| 7.6 Constructed wetland area | 4–6 m² per person equivalent | MANDATORY — Hybrid subsurface flow CW. At 450 ppl: 1,800–2,700 m². +40% buffer zone around CW. |
| 7.7 Desalination connection stub (UAE) | Piped connection point at energy building | FUTURE-READY — Power supply (50 kW), intake/brine discharge routes, and building pad (30 m²) for future solar-powered RO or electrodialysis unit. |
| 7.8 Smart water metering | At every building entry + zone boundary | MANDATORY — Real-time consumption data to digital twin. Leak detection. Per-neighborhood billing split. |
| 7.9 Fire water reserve | Per local fire code (min 60 min supply at required flow) | MANDATORY — Integrated with rainwater cisterns where code permits. Separate fire hydrant network on settlement spine. |
8. Energy Infrastructure
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 8.1 Solar PV capacity at full build | ≥1.5 kWp per person | MANDATORY — At 450 ppl: ≥675 kWp. Mix of rooftop, carport, and ground-mount. South-facing ±15°. |
| 8.2 All south-facing roofs solar-ready | Structural capacity, conduit, inverter space | MANDATORY — Roof structure rated for panel dead load (≥15 kg/m²). DC cable conduit from roof to inverter room. Inverter room at ground level per building. |
| 8.3 Battery storage capacity (initial) | ≥4 hours average daily load | MANDATORY — LFP chemistry. At 450 ppl: ~2–4 MWh. Located in dedicated energy building with ventilation and fire suppression. |
| 8.4 Battery pad sized for future expansion | 2× initial footprint | FUTURE-READY — Foundation, cable conduit, and ventilation for double initial battery capacity. Accommodates cost declines and demand growth. |
| 8.5 Iron-air / long-duration storage pad | 50 m² ground-level pad with utility connections | FUTURE-READY — For future iron-air batteries ($20/kWh, 100+ hr). Power, water, ventilation connections pre-installed. System installed when cost-effective. |
| 8.6 Ground-source heat pump bore-field | 50–100 boreholes, 100–150 m depth | MANDATORY — Must be installed before buildings constructed above. Under parking, playing fields, or agricultural land. COP 4–6. District thermal loop to all buildings. |
| 8.7 District thermal distribution | Insulated pipe loop connecting all buildings | MANDATORY — 4-pipe system (hot supply, hot return, cold supply, cold return). Enables shared GSHP, future waste heat recovery, solar thermal integration. |
| 8.8 EV charging (all parking spaces) | Pre-wired for Level 2 (7 kW) | MANDATORY — Every parking space: conduit + cable rated for 7 kW. Initial active chargers on 30–50% of spaces. Remaining activated as demand grows. |
| 8.9 Bidirectional (V2G) charging | Min 30% of active chargers | FUTURE-READY — Switchgear and wiring to support V2G-capable bidirectional power flow. Shared EV fleet as distributed battery (750 kWh–2 MWh). |
| 8.10 Energy sub-metering | Per circuit in every building | MANDATORY — Real-time consumption data to digital twin. Enables demand response, waste identification, democratic resource governance. |
| 8.11 Industrial electrical capacity (maker spaces) | 3-phase, ≥100A per bay | MANDATORY — Compressed air lines, extraction ducting, floor drains. Expensive to retrofit; cheap to install during construction. |
9. Digital and Data Infrastructure
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 9.1 Fiber backbone to every dwelling | Single-mode fiber, min 2 strands per unit + 2 spare | MANDATORY — Fiber’s bandwidth ceiling (100+ Tbps) makes it the only truly future-proof backbone. Install during construction; impossible to retrofit cost-effectively. |
| 9.2 Spare dark fiber in all conduit runs | ≥50% spare capacity | MANDATORY — Unused fiber strands for future services, settlement-to-settlement links, or leasing. |
| 9.3 Wi-Fi mesh access points | 1 per 200 m² in all shared outdoor spaces | RECOMMENDED — Wi-Fi 6E/7. Weatherproof. Powered via PoE from fiber switch. Settlement-wide coverage. |
| 9.4 Server room | 15–25 m² climate-controlled, 2–5 kW power budget | MANDATORY — On-premise servers for governance platform, member data, digital twin, edge AI. Waste heat recovery to DHW or greenhouse. UPS with 4-hour battery backup. |
| 9.5 Network segmentation | Min 4 VLANs: governance, IoT/smart grid, guest, operations | MANDATORY — No single compromise cascades from smart meter to governance vote. Firewall between all segments. |
| 9.6 Redundant internet uplink | Primary: fiber ISP. Secondary: satellite (Starlink) | RECOMMENDED — Satellite failover ensures connectivity during infrastructure disruption. Critical for telemedicine and remote work. |
| 9.7 Embedded sensor network | Per Section 9 of Spatial Brief v2.0 | MANDATORY — Structural monitoring, water meters, energy sub-meters, air quality (CO₂, humidity, PM2.5) in every common space, occupancy sensors in shared facilities. |
| 9.8 Cable conduit to every room | Min 2×25 mm conduit per room for future wiring | MANDATORY — Accommodates future sensor additions, home automation, or communication systems not yet invented. |
10. Utility Corridors and Service Distribution
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 10.1 Primary utility corridor (settlement spine) | Walk-through: ≥1.8 m height × 1.2 m width | MANDATORY — Houses all main distribution: potable water, technical water, sewer, power (LV + future MV), fiber, district thermal. Full standing-height access for maintenance. |
| 10.2 Secondary utility branches (to buildings) | Crawl-through: ≥0.9 m × 0.6 m | RECOMMENDED — Branches from primary corridor to each building connection chamber. Alternative: direct-buried in marked trenches with access pits every 25 m. |
| 10.3 Spare conduit at regular intervals | ≥2×100 mm spare at every 10 m in primary corridor | MANDATORY — For technologies not yet invented. A 100 mm conduit costs ~$16/m (€15/m) during construction; cutting a finished slab to add one costs $526+/m (€500+/m). Per the v2.2.0 FX anchor in KONT-FIN-005 §10.2 + §16.3. |
| 10.4 Service connection chambers | At every building entry point for all utilities | MANDATORY — Standardized plug-and-play interfaces. Accessible without entering the building. Min 1.0 m × 1.0 m × 1.5 m deep. |
| 10.5 Utility corridor lighting and ventilation | LED lighting, natural or forced ventilation | RECOMMENDED — Safe working conditions. Prevent condensation damage to pipes and cables. |
| 10.6 Pipe and cable labeling | Color-coded per ISO 14726 + permanent labels every 5 m | MANDATORY — Any technician must identify any pipe/cable without reference documents. |
11. Circulation, Mobility, and Emergency Access
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 11.1 Settlement spine width | 4.0–5.0 m paved | MANDATORY — Shared pedestrian + e-bike. Smooth surface. Center line marking. Bollard lighting. Reinforced substrate for emergency vehicle access. |
| 11.2 Neighborhood loop width | 3.0–3.7 m | MANDATORY — Pedestrian-priority, e-bikes at walking speed only. Natural stone or brick paving. Tree-shaded. |
| 11.3 Cluster path width | 1.5–2.4 m | RECOMMENDED — Pedestrian only. Stabilized gravel or natural stone. Intimate scale. |
| 11.4 Service/perimeter ring width | 3.5–4.0 m reinforced | MANDATORY — Fire truck access. Electric utility vehicles. Bollard-controlled entry to settlement spine. |
| 11.5 Fire access to every building | ≤46 m from fire access road to building exterior wall | MANDATORY — Per fire code. 6.1 m clear width, 4.1 m vertical clearance, min 7.6 m turning radius. Non-negotiable. |
| 11.6 E-bike charging hubs | 1 per neighborhood + 1 at services core | MANDATORY — 8–12 docks per hub with integrated charging. Covered shelter 30–40 m² each. 2 cargo bike bays per hub. |
| 11.7 Shuttle stops | Covered bench + shelter, ≥8 m² | MANDATORY — ADA accessible. UAE variant: enclosed and climate-controlled. |
| 11.8 Perimeter parking (all EV-wired) | 60–100 spaces, ≥150 m from any dwelling | MANDATORY — Cars at perimeter, never inside settlement. All spaces pre-wired for Level 2 (per 8.8). Shaded in UAE variant. |
| 11.9 Private bike storage | ≥2 covered secure spaces per household, at cluster level | MANDATORY — Ground-level, easy access. Includes e-bike charging outlet per 4 spaces. |
| 11.10 Adaptive micro-mobility fleet | Include step-through, 3-wheel, and seated options | RECOMMENDED — From day one, not added later. Older adults and mobility-impaired members must have micro-mobility access equivalent to able-bodied members. |
12. Acoustic and Vibration Control
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 12.1 Workshop-to-dwelling buffer | ≥30 m + dense planting acoustic buffer | MANDATORY — Woodworking, metalwork, and FabLab at settlement periphery. 0.3–0.5 ha dense vegetation buffer zone. |
| 12.2 Party wall STC (between dwellings) | ≥STC 55 (airborne), ≥IIC 55 (impact) | MANDATORY — Exceeds most residential codes by 5–10 points. Communal living fails if neighbors hear each other through walls. |
| 12.3 Demountable partition STC | ≥STC 50 | MANDATORY — Relocatable walls must still provide meaningful sound isolation. Lab-tested, not manufacturer-claimed. |
| 12.4 Common house dining acoustic treatment | RT60 ≤0.8 seconds at 500–2000 Hz | RECOMMENDED — 80–100 people dining creates high noise levels. Absorbent ceiling + wall panels. Target: conversation at normal voice across a table. |
| 12.5 Maker space vibration isolation | Machine bases on resilient mounts; floating slab if adjacent to occupied space | RECOMMENDED — CNC, lathe, and planer vibration transmits through structure. Floating slab or damping pad under each machine. |
| 12.6 Outdoor ambient noise target | ≤45 dB LAeq daytime, ≤35 dB LAeq nighttime | RECOMMENDED — Village-quiet character. Mechanical plant (pumps, HVAC, generators) enclosed in residential zones with acoustic treatment. |
13. Materials, Sourcing, and Circular Design
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 13.1 Local material sourcing | ≥60% by weight from within 100 km radius | RECOMMENDED — Reduces embodied carbon, supports regional economy, reduces supply chain vulnerability. Stone, earth, timber, lime from local sources. |
| 13.2 Mechanical connections over chemical connections | ≥80% of all connections bolted, screwed, or clipped | MANDATORY — Design for disassembly. Buildings are material banks. Adhesives, welds, and wet concrete joints prevent material recovery. |
| 13.3 Material passports | Digital record for every building element | MANDATORY — Linked to digital twin. Records: composition, origin, performance, installation date, expected service life, disassembly instructions. Madaster platform or equivalent. |
| 13.4 Embodied carbon target | ≤500 kgCO₂e/m² for residential, ≤600 kgCO₂e/m² for commercial | RECOMMENDED — Measured cradle-to-gate (A1–A3) per EN 15978. Achieved through local stone/timber, mass timber structure, and low-carbon concrete. |
| 13.5 Self-healing concrete | Bacterial-spore or crystalline admixture in all below-grade | RECOMMENDED — Crack healing for water-contact structures (foundations, cisterns, CW). Extends service life 30–50 years. Approaching commercial viability. |
| 13.6 Bio-based insulation preference | Hempcrete, wood fiber, mycelium, or straw bale where structurally viable | RECOMMENDED — Carbon-sequestering, hygroscopic (moisture-regulating), fully compostable at end of life. Hempcrete: R-2/inch, good thermal mass. |
| 13.7 Repairability of all installed equipment | Right-to-repair compliant; spare parts available | MANDATORY — All appliances, HVAC units, pumps, inverters: selected for field-repairability. No proprietary systems requiring manufacturer-only service. 10-year spare parts guarantee from supplier. |
| 13.8 Standardization of building systems | Max 3 fixture types, 3 hardware types, 3 pipe sizes | RECOMMENDED — Reduces spare parts inventory. Any plumber, electrician, or resident can maintain any building with the same tools and parts. |
14. Site-Wide Landscape and Stormwater
| Specification | Value | Compliance / Rationale |
|---|---|---|
| 14.1 Stormwater design return period | 100-year ARI (will become 50-year by 2050) | MANDATORY — Climate change increases extreme rainfall intensity 15–30%. Design for today’s 100-year event as tomorrow’s 50-year event. |
| 14.2 On-site stormwater retention | First 50 mm of any rainfall event | MANDATORY — Permeable paving, bioswales, retention basins, rain gardens. Zero runoff for minor events. |
| 14.3 Finished floor level above grade | ≥600 mm in flood-risk areas, ≥300 mm elsewhere | MANDATORY — Flash flood protection. Combined with site grading to direct overland flow away from buildings. |
| 14.4 Permeable surface ratio | ≥60% of all hard surfaces permeable | RECOMMENDED — Reduces runoff, recharges groundwater, replicates pre-development hydrology. |
| 14.5 Built-to-open ratio | ≤25:75 (built : productive/natural landscape) | MANDATORY — One quarter built, three quarters productive or natural. Preserves village character, productive capacity, and biodiversity. |
| 14.6 Biodiversity corridors | ≥1 ha per 150 people as native habitat | RECOMMENDED — Unmanaged wild zones for wildlife. Connected to broader landscape ecology. No pesticide use within 50 m. |
| 14.7 Food forest planting in Phase 1 | Begin immediately; 10–15 year maturity | MANDATORY — Perennial food forest is the slowest productive landscape element to mature. Delay = 10+ years lost production. Plant on day one of site preparation. |
| 14.8 Wildfire buffer (if applicable) | ≥30 m defensible space around settlement perimeter | MANDATORY — In fire-prone zones: low-fuel vegetation, ember-resistant construction, sealed eaves, mesh over vents. Non-combustible cladding within 10 m of perimeter. |
| 14.9 Shade coverage on pedestrian paths | ≥70% of settlement spine shaded | RECOMMENDED — Tree canopy, pergolas, or built shade structures. Critical for pedestrian comfort in +2.5°C future. UAE variant: 100% shaded. |
Appendix A: UAE-Specific Amendments
The following specifications amend or supplement the base standards for UAE locations. All base standards apply unless explicitly overridden here.
| Ref | UAE Amendment | Rationale |
|---|---|---|
| 5.1–5.3 | Wall U ≤0.57, roof U ≤0.30, glazing U ≤1.9, SHGC <0.25 (E/W). Airtightness ≤2.0 ACH@50Pa. | Estidama Pearl 2+ compliance. Meet Al Sa’fat Silver standard. |
| 5.4 | Window-to-wall ratio 15–25% on E/W facades, up to 35% N-facing | Extreme solar gain on E/W. Northern exposure more favorable. |
| 5.new | All external glazing: deep shading or mashrabiya screen (min 300 mm projection) | Cultural and thermal performance. |
| 5.new | Wind tower (barjeel) provision in communal buildings | 10°C reduction without energy consumption. Min 1 per common house. |
| 6.new | All shared spaces: AC as emergency third layer (sized for 50°C+ events) | Above 45°C passive strategies alone fail. |
| 7.7 | Desalination: MANDATORY (not future-ready) | UAE water scarcity is immediate, not future risk. |
| 7.new | AC condensate recovery: collect and reuse | Significant water source in humid coastal areas. |
| 8.1 | Solar PV ≥2.0 kWp per person | Higher cooling loads demand higher generation. |
| 11.1 | Settlement spine: 100% covered with shade structures | Outdoor exposure dangerous May–September. |
| 11.7 | Shuttle stops: enclosed and air-conditioned | Primary inter-neighborhood transport in summer. |
| 11.8 | All parking spaces: shade structures with integrated PV | Reduces vehicle interior temperature, generates power. |
| 14.5 | Productive landscape sized to available reclaimed water, not food targets | Water is the binding constraint in UAE. |
| 14.9 | 100% spine shade coverage (mandatory, not recommended) | Outdoor mobility impossible without shade in summer. |
Appendix B: Specification Summary Table
Quick reference of all mandatory numeric specifications. For full rationale and compliance requirements, refer to the relevant section.
| Ref | Specification | Value | Level |
|---|---|---|---|
| 1.1 | Seismic design factor (Türkiye) | 1.5× TBDY 2018 | MANDATORY |
| 1.3 | Foundation for vertical expansion | +1 floor capacity | MANDATORY |
| 1.5 | Structural grid (commercial) | 6×9 m or 7.2×7.2 m | MANDATORY |
| 1.7 | Design service life | ≥100 yr structure | MANDATORY |
| 2.1 | Residential floor-to-floor | ≥3.6 m | MANDATORY |
| 2.2 | Commercial floor-to-floor | ≥4.2 m | MANDATORY |
| 2.5 | Service void depth | ≥300 mm | MANDATORY |
| 3.1 | Dwelling entries | Zero-step (≤15 mm) | MANDATORY |
| 3.2 | All door widths | ≥900 mm clear | MANDATORY |
| 3.3 | Common building corridors | ≥1,500 mm | MANDATORY |
| 3.5 | Bathroom wall reinforcement | 18 mm plywood blocking | MANDATORY |
| 3.9 | Path gradients | ≤5% (1:20) | MANDATORY |
| 4.2 | Demountable partition STC | ≥50 | MANDATORY |
| 4.3 | Vertical service chases | ≥300×600 mm per bay | MANDATORY |
| 5.1 | Wall U-value (Aegean) | ≤0.35 W/m²K | MANDATORY |
| 5.6 | Airtightness | ≤3.0 ACH@50Pa | MANDATORY |
| 6.2 | Ventilation (common spaces) | ≥6 ACH | MANDATORY |
| 6.3 | HVAC filtration | MERV-13 minimum | MANDATORY |
| 6.4 | CO₂ monitoring | Every room >15 m² | MANDATORY |
| 6.8 | Dwelling quarantine independence | Private kitchen + bath + outdoor | MANDATORY |
| 7.1 | Dual water distribution | Potable + technical | MANDATORY |
| 7.2 | Water main capacity | 3× initial demand | MANDATORY |
| 8.1 | Solar PV capacity | ≥1.5 kWp/person | MANDATORY |
| 8.6 | GSHP bore-field | 50–100 boreholes | MANDATORY |
| 8.8 | EV charging (all spaces) | Pre-wired 7 kW | MANDATORY |
| 9.1 | Fiber to every dwelling | SM fiber, 2+2 spare strands | MANDATORY |
| 9.4 | Server room | 15–25 m², 2–5 kW | MANDATORY |
| 10.1 | Primary utility corridor | 1.8 m × 1.2 m walk-through | MANDATORY |
| 10.3 | Spare conduit | 2×100 mm every 10 m | MANDATORY |
| 11.5 | Fire access distance | ≤46 m to every wall | MANDATORY |
| 12.2 | Party wall STC | ≥55 airborne, ≥55 impact | MANDATORY |
| 13.2 | Mechanical connections | ≥80% bolted/screwed | MANDATORY |
| 13.3 | Material passports | Every element | MANDATORY |
| 14.1 | Stormwater design | 100-year ARI | MANDATORY |
| 14.5 | Built-to-open ratio | ≤25:75 | MANDATORY |
This document should be read alongside: Spatial Program & Masterplan Brief v2.0, Core Principles (17 principles), Cooperative Bylaws, Feasibility Study, and the project’s future-proofing analysis across climate, AI, demographics, and energy domains. Together these establish the complete design framework for any Kont settlement.
Open Questions
- How will compliance verification be conducted during construction?
- What mechanism will handle specification waivers or modifications for site-specific constraints?
- How frequently should this standard be revised to reflect new technologies and climate projections?
Decisions Log
Decision 1: Climate Resilience Multiplier (2026-04-10)
Approved 100-year design return period for stormwater (currently 50-year in many jurisdictions). Rationale: 15–30% rainfall intensity increases projected by 2050 require today’s infrastructure to handle tomorrow’s climate extremes.
Decision 2: UAE Desalination (2026-04-10)
Elevated desalination from FUTURE-READY to MANDATORY for UAE settlements. Rationale: Water scarcity is immediate operational constraint, not optional future upgrade.
Decision 3: Material Passports (2026-04-10)
Mandated digital material passports on every building element. Rationale: Circular economy is foundational to multi-generational settlement viability. Digital twin integration enables dynamic resource tracking.
References
- KONT-OPS-001: Spatial Program & Masterplan Brief v2.0
- KONT-OPS-003: Core Principles (17-principle covenant)
- KONT-OPS-004: Cooperative Bylaws & Governance Framework
- KONT-REF-004: Future-Proofing Analysis (Climate, AI, Demographics, Energy)
Changelog
| Version | Date | Changes | Author |
|---|---|---|---|
| 1.0 | 2026-04-10 | Initial release. 14 sections, 200+ specifications, 2 appendices. All mandatory/recommended/future-ready levels defined. UAE-specific amendments added. | Ahmet Turetmis |
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