2017

e vi e w
r atu re R
L it e

w Simachew
By-Misgana

/08
ARC/R/035

Submitted to - Amanuel
- Assebe and
By- Misganaw S. 1 - Thitina

Date 26/2/2010 Ec
2017

Table of contents

Introduction-----------------------------------------------------------------------------------------------------1

Types of mixed use building----------------------------------------------------------------------------------1

Why vertical mixed use is required--------------------------------------------------------------------------2

The Benefits of Mixed use------------------------------------------------------------------------------------2

mixed use design objective---------------------------------------------------------------------------------- 3

site planning----------------------------------------------------------------------------------------------------4

Building Placement--------------------------------------------------------------------------------------------4

Street Orientation----------------------------------------------------------------------------------------------5

Parking Orientation-------------------------------------------------------------------------------------------6

Trash, Storage, and Equipment Areas-----------------------------------------------------------------------7

Site Amenities------------------------------------------------------------------------------------------------- 7

Street Environment and Building Frontage----------------------------------------------------------------8

Building Form and Articulation-----------------------------------------------------------------------------9

Building Height-----------------------------------------------------------------------------------------------10

Roof and Upper Story Details-------------------------------------------------------------------------------11

Building Materials and Finishes----------------------------------------------------------------------------12

Compatibility with Adjacent Properties------------------------------------------------------------------- 13

Construction Details Between Floors----------------------------------------------------------------------14

parking and circulation-------------------------------------------------------------------------------------- 15

Major Services given by mixed use building-------------------------------------------------------------16

General conciderations---------------------------------------------------------------------------------------18

Referances------------------------------------------------22

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MIXED-USE DEVELOPMENT
Introduction
Mixed use development is defined as:
-A mixed-use development is a real estate project with planned integration of some combination of
retail, office, residential, hotel, recreation or otherfunctions. It is pedestrian-oriented and contains
elements of a live-work-playenvironment. It maximizes space usage, has amenities and architectural
expression and tends to mitigate traffic and sprawl (Niemira, 2007).
-Development which comprises a mixture of two or more land uses, either comprised
within a single building (horizontally or vertically) or multiple buildings of different uses
with in a distinct development site.
The primary design issue related to mixed-use projects is the need to successfully balance the
requirements of residential uses, such as the need for privacy and security, with the needs of
commercial uses for access, visibility, parking, loading, and possibly extended hours of operation.

1. Types of mixed-use
There are two basic types of mixed-use with residential projects;
- 1;T he first type is vertical mixed-use, which is typified by residential use over commercial uses in
the same
building.
-2; The second, called horizontal mixed use, combines residential and commercial uses
on the same site, but in separate buildings.
1, 1 vertically mixed use
A vertical mixed use building contains a mix of residential and commercial uses. Typically,
commercial uses (i.e. retail shops, restaurants, offices) are located on the ground floor, while
residential units (condominiums or apartments) are located on upper levels. Below, are some
examples of a vertical mixed use building:
.
Fig. 1
Example of
vertically mixed
use

Why mixed use

building?
- Encourages
density on
commercial
corridors with
higher levels of
transit service
- Focused on the
creation of a high
quality pedestrian
and transit-
supportive
environment
- Provides a more
sustainable
development pattern
1.2, Horizontally mixed use
horizontal mixed use buildingscombines offices, residential , commercial and other luses on the same
site, but in separate buildings.

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The
Benefits
of
Mixed
use
Benefits
to the

Developer/ Investor:
• An adaptable building product which, subject to the necessary planning and building
requirements, contains flexibility to change uses
• The opportunity to offer ‘green developments’ that use environmentally efficient materials and
designs
• Quicker take up rates of both residential and commercial/ retail tenancies due to tenants residing
and working within the same building creating efficiencies
Social benefit
•Pedestrian Friendly
•Social Connectivity
•Civic Amenities/ Spaces
•Public Safety

Economic benefit
•Shared Public Infrastructure
•Shared Parking
•Higher Rents/ ROI
Environmental benefit
•Less Auto-dependent
•Focused Density (vs Sprawl)
•Supports Transit
Requirements for mixed use buildings
 - Must have a mix of uses

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 - Must have pedestrian-oriented spaces on the ground floor

 - Must contain residential dwelling units
 - Possibility for relaxed site development standards
-some of which require a residential affordability component

fig.The benefits of mixed use development

2. mixed use design objectives
The intention of the mixed use design is to promote a desired level of development quality that will:
-Provide the resident living in upper floors of a mixed-use project with a high quality
environment;
- Protect the pedestrian and enhance the pedestrian environment and scale;
- Protect bicyclists and their environment ensuring the needs of non-motorized travelers are
incorporated into the circulation plan;
- Design parking that not only provides secure resident parking, but also promotes safe interaction
between vehicles and pedestrians;
- Ensure that retail/commercial space on the lower floor is appropriately designed to promote uses
that serve the community living in a mixed-use development;
- Ensure compatibility between adjacent uses, especially residential; and
- Encourage high quality mixed-use infill development that is comprised of residential, office,

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entertainment, and commercial uses.

3 site
planning
The design
of each
mixed-use
project site
shall
contribute
to the
evolving
sense of
place and
character in
the City of
Antioch.
Site
planning
guide lines
consider
the internal

organization of a development project and the external relationship with the public right-of-way and
other projects.
3.1 Building Placement
One of the most important elements of new mixed-use development is the way the project is integrated
physically and functionally into the public realm. Properly executed building placement and
orientation can enliven adjacent public spaces, encourage pedestrian activity, and strengthen the link
between
businesses and residences.
A, Buildings shall be constructed near or along the front property line(s). A “zero setback” from the
front property line(s) is encouraged.
B. Variations in the zero setback from the property line(s) may be appropriate when the resulting
setback provides greater accommodation for pedestrian circulation, sidewalk dining areas, enhanced
entries, and improves the pedestrian realm.
C. When a front setback is necessary, a majority of the setback shall be hard scaped with limited
landscaping to accommodate uses that keep the public realm active, such as outdoor dining and
seating.
D. Create a dynamic, uninterrupted pedestrian zone by avoiding excessive side yard setbacks between
buildings. A zero setback from the side property line(s) is encouraged wherever possible.

E. At least 30 percent of the linear frontage on a major arterial (excluding driveways and pedestrian
connections) shall be designed in order to accommodate pedestrian-oriented, neighborhood serving
commercial uses. The minimum interior depth of these commercial spaces shall be 25 feet.

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.Fig;
Outdoor
furniture
clearly
signals

Fig.Incorporation of a full range of services

a pedestrian zone. can produce a walkable urban setting
where people can live,work, shop and dine.

Street Orientation
Mixed-use buildings shall be sited and oriented so that the primary commercial building entry is
located along the public sidewalk, which is the main pedestrian route.
The main pedestrian access point to the building shall be located along the facade that is oriented to
the primary street.
Buildings on corner lots shall have the primary entry facing the intersection. Corner entries help create
an active public realm and reinforce significant street and sidewalk intersections.
Entries that face the primary street shall be directly connected to the street’s sidewalks. Secondary and
residential entrances can be connected to interior courtyards and parking lots.

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The most
active
ground
floor uses
such as

storefronts, lobbies, and restaurant dining areas shall front the public sidewalk. Private amenities, such
as courtyards, that are not accessible to the public shall be located within the project site or on upper
floors and not along the street.
For buildings sited on less significant intersections, such as a major arterial and a collector, at least
50% of the side street ground floor elevation shall include storefront design features.

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3.3
Parking

Orientation
A well planned circulation system efficiently moves vehicles in a well-defined manner while avoiding
and reducing potential conflicts between pedestrians and vehicles. On-site surface parking between the
front property line and the building is strongly discouraged. Instead, parking shall be located to the
rear of the site in a parking lot, within the building, or in a separate structure.
Vehicular access shall be provided from side streets, adjacent alleys, and parallel streets whenever
possible.
The number of curb cuts for vehicular entry into the site shall be minimized so that pedestrian and
bicycle areas are safe, secure, and passable.
Where possible, rear parking lots shall be designed and located contiguously so vehicles can travel
from one private parking lot to another without having to enter the street. This may be achieved with
reciprocal access agreements.

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Consolidation of parking is encouraged to reduce the number of access drives from major roadways.
Shared driveway access is encouraged whenever practical to further reduce vehicle/pedestrian
interactions and safety concerns.
Pedestrians shall have a clear and direct route from on-site parking to the building entry and public
sidewalk system. The circulation path shall be direct, continuous, and free of barriers (e.g., site
equipment, signage, utility poles, etc.).
Any paving pattern, color, and material used to articulate pathways and pedestrian areas shall continue
when driveways intersect with these areas. Where pedestrian circulation paths cross vehicular
circulation paths, a material change, contrasting color, or slightly raised crossing shall be used to
clearly delineate the continuing pedestrian path.

3.4 Trash, Storage, and Equipment Areas

Truck loading/material handling shall be accommodated on-site in designated areas to minimize noise,
odor, and visual blight to adjacent structures, residential properties, and public streets.
Loading and service areas shall be concealed from view within the building envelope or shall be
located to the rear of the site and designed for minimal visual impact and circulation conflicts.
When trash enclosures, loading docks, utility equipment, and similar uses are visible from a side street
or a neighboring property, they shall be screened using materials, colors, and landscaping that are
harmonious with the site design and building architecture.

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Rooftop

equipment shall be completely screened from view.

Trash storage areas shall be covered to reduce unsightly views.
Trash enclosures shall provide an area for recycling.
Utilities shall be placed underground for improved service reliability and greater public safety.
Underground utilities eliminate visual blight and enhance the quality of the public realm.
3.5 Site Amenities
Similar to site design and building architecture, site amenities such as courtyards, site furniture, and
landscaping contribute to the overall tone, image, and style of the mixed-use project. Outdoor spaces
play a significant role in the development of the site plan and shall be designed as “outdoor rooms”
that can be used or play, recreation, social or cultural activities. Avoid undifferentiated, empty spaces.
Outdoor spaces shall be appropriately scaled for the intended use and be designed to include safety
and security measures.
Useable open space or public gathering places accessible to the community (e.g., a roof garden,
expanded waiting area adjacent to a bus stop, etc.) shall be provided on larger projects.
Landscaping, shade trees, and benches shall be incorporated into the site design as well as outdoor
dining areas to encourage pedestrian activity on the ground floor level of a building. Permeable paving
materials (e.g., crushed stone, open paving blocks, permeable paving blocks, etc.) may be used in
plazas, courtyards, walkways, and parking areas. Permeable paving materials shall not be used in the
public right-of-way.

Courtyards and Plazas

Both private and semi-private outdoor spaces shall be incorporated in mixed use developments.

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Private outdoor courtyard areas for residents only are strongly encouraged.

Semi-
private
plaza areas
for visitors
shall also be
provided in
areas
adjacent to
the

retail/commercial uses. Semi-private areas shall be centrally located and be designed as courtyards or
outdoor rooms. Outdoor furnishings, community amenities, public gathering spaces, trees, shrubs, and
trellises for shade shall be provided where appropriate.
Mixed-use projects shall include a minimum 10% of public and private open space in the form of
courtyards and plazas. Access shall be provided from both the public right-of-way sidewalk and
ground floor commercial spaces.
All Courtyards and plazas shall be designed and oriented in a way that allows the majority of the space
to have direct sunlight for the duration of the day to eliminate damp, dark corridors for the health and
safety of the pedestrian. Shade trees or other sun-screening elements shall be incorporated in the
design to provide areas of rest and relief from the sun. Focal elements such as sculptures, art,
or water features shall be incorporated into courtyard and plaza design.

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Seating
shall be
provided
in the

courtyard/plaza. Where applicable, users shall be provided with a choice between social and quiet
seating.Site Furniture When plazas are adjacent to the public right-of-way, paving and furniture style
shall complement the public streetscape elements and be constructed of durable materials.
Site furniture shall be carefully placed to not create pedestrian/vehicular conflicts. There shall be
adequate circulation space surrounding site furniture. Graffiti resistant material and/or coating and
skateboard deterrents shall be required to retain the furniture’s attractiveness.All outdoor seating areas
shall leave at least five feet of unobstructed pedestrian space and dining furniture and umbrellas in the
public right of way shall be removed and stored inside during hours of non-operation.
Mixed-use projects shall include a minimum 10% of public and private open space in the form of
courtyards and plazas. Access shall be provided from both the public right-of-way sidewalk and
ground floor commercial
spaces.
All Courtyards and plazas shall be designed and oriented in a way that allows the majority of the space
to have direct sunlight for the duration of the day to eliminate damp, dark corridors for the health and
safety of the pedestrian. Shade trees or other sun-screening elements shall be incorporated in the
design to provide areas of rest and relief from the sun.
Focal elements such as sculptures, art, or water features shall be incorporated into courtyard and plaza
design.
Seating shall be provided in the courtyard/plaza. Where applicable, users shall be provided with a
choice between social and quiet seating.

Site Furniture
When plazas are adjacent to the public right-of-way, paving and furniture style shall complement the
public streetscape elements and be constructed of durable materials.
Site furniture shall be carefully placed to not create pedestrian/vehicular conflicts. There shall be
adequate circulation space surrounding site furniture. Graffiti resistant material and/or coating and
skateboard deterrents shall be required to retain the furniture’s attractiveness.All outdoor seating areas

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shall leave at least five feet of unobstructed pedestrian space.All outdoor dining furniture and
umbrellas in the public right of way shall be removed and stored inside during hours of non-operation
4 Street Environment and Building Frontage
Mixed-use development is compact in design and efficiently uses the site. Building plans, facades, and
architectural details shall create visual interest at the street level (e.g., staggering the frontage of the
building, recessing doors and windows, providing awnings and canopies for weather protection and
scale, and visually extending interior spaces outside through paving and glazing to create the concept
of an indoor/ outdoor room, etc.)

Projects
located at

intersections shall ensure the design treatments are continued around the corner. Development located
at signalized intersections of major streets shall include pedestrian-oriented, community serving
commercial uses such as a bookstore, coffee shop, or local market. Whenever possible, parcels shall
be consolidated along corridors to ensure a mixed use project is at least 10,000 square feet of ground
floor space. This allows for heightened design criteria, more efficient design, and an improved
pedestrian experience.

5 Building Form and Articulation

Successful mixed-use projects utilize human scaled massing, varied articulation treatments, and
traditional facades.
Large, mixed-use projects with street frontages greater than 100’ shall incorporate traditional massing
and facade techniques such as:
- Dividing the facade into modular bays a minimum of every 25 feet;
- Creating opportunities for relief and variation in both the vertical and horizontal plane with
recessed and/or
projected areas; and
- Using traditional architectural detailing (i.e. ornamentation, window placement, changes in
materials and/or
colors) as opportunities to bring a human scale to a larger frontage.
Rear walls and elevations visible from the public right-of-way shall be designed to maximize visual
appeal by using vertical and horizontal wall plane breaks.

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Over

articulation that may look forced or unauthentic shall be avoided.

The proportion and placement of windows on upper floors shall be designed to look different from the
windows on the ground floor. The design and positioning of street facing balconies shall be
compatible with the design of the building.
Facade “base”, “middle”, and “top” Traditionally, vertical mixed-use buildings have been designed
with a distinct “base”, “middle”, and “top”.
Today, this concept still holds true for both traditional and more modern/ contemporary facades. All
new projects shall follow this concept to create a human-scaled public realm. The area where the first
floor commercial base meets the second floor uses above shall be clearly defined with a strong
cornice, sign band, change in materials or colors, awnings, or canopies.
The building shall have a defined and significant top edge and a perimeter parapet to stylistically
define the top of the building.
Building entries and access
In order to promote active, pedestrian friendly streets, each individual tenant or business establishment
and residential lobbies shall be oriented to and accessible from the major street frontage and directly
accessible from
the public sidewalk.Where possible, primary entrances shall be located at major intersections.

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6.Building
Height
Building
height
must be
sensitive
to the
context of
the site
and
consider
adjacent
uses.
Three
stories are
preferred
to ensure
sufficient
bulk at a
major

intersection. Additional floors may be considered, depending on individual site considerations and
overall design.
The first floor height to the finished ceiling shall be at least 14 feet to ensure appropriate scale of the
base of the building in relation to the upper floors. Building height shall transition from the maximum
building height to a lower height when directly adjacent to a single-family residential zoned district.
In order to accommodate the desired ceiling heights of ground floor retail/commercial uses, new
mixed-use development shall be allowed to exceed the currently allowed building heights by four feet.
Heights greater than three stories may be considered for a compact mixed-use project development
that includes underground parking, public open space adjacent to the street, and is sensitively designed
to be
compatible with adjacent properties.
The three-story limit will be strictly adhered to when the mixed-use project is directly adjacent to
single-family residences.
Variations in building height and massing as well as articulated facades are strongly encouraged as
they contribute to community image and improve the pedestrian experience.

6.1 Roof and Upper Story Details

Every effort shall be made to ensure that mixed use buildings emulate a traditional urban environment.
Rooflines on mixed-use structures shall be flat with parapets. However, pitched and full roofs are
appropriate architectural
design features when dictated by building design.
Roofline ridges and parapets shall not run unbroken for more than 75 feet. Vertical or horizontal
articulation is required. The visible portion of sloped roofs shall be sheathed with a roofing material
complementary to the architectural style of the building.

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Radical
roof
pitches
that create
overly
prominent
or out-of-
character
buildings
(e.g., A-
frames,
geodesic
domes, or
chalet-
style
buildings)
are not
allowed.
The
following
roof types
are

inconsistent with the desired mixed-use development in Antioch:

- sloped roofs, gable-end roofs, single pitch (shed) roofs, false mansard roofs, and curving roofs.
Rooftops can provide usable outdoor space in both residential and commercial developments.
Roof-mounted utility and communication equipment shall be screened from view by structural
features that are an integral part of the building’s architectural design.

7.Building Materials and Finishes

A well-defined building “base” (i.e., ground floor) provides scale and articulation at the pedestrian
level. The “base” shall consist of traditional thicker walls along with high quality, durable, and easy to
clean materials and finishes. Special materials (e.g., granite, marble, polished stone, and other metal
panels) shall be utilized as accent materials on the building’s “base.” Upper floors that are less prone
to vandalism shall utilize high quality finish materials of traditional mixed-use projects (e.g., brick
veneer, smooth troweled stucco, etc.).
High-quality materials convey a sense of permanence and concern. Materials and colors shall be
selected to unify the building appearance and fit into the pedestrian context. Avoid overly vibrant
colors and/or monochromatic color palettes.
The following materials are inappropriate because they do not uphold the quality or lifespan that is
desirable for new development.
Mirrored glass, reflective glass, or heavily tinted glass;Vinyl siding;Utility, decorative scored or
split faced block (split face block might be considered at the base up to no more than 2 feet above
the ;sidewalk)

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5.4.6

Compatibility with Adjacent Properties

Site designing mixed-use projects must respect and complement adjacent buildings through
consideration of mass, rhythm, scale, setbacks, height, building materials, texture, and related design
elements.
To ensure and protect the privacy of residents in adjacent single-family homes, windows in mixed-use
projects facing single family residences within 15 feet of the property line, shall be carefully arranged.
Examples of privacy options include translucent or louvered windows, offset window patterns, and
locating windows five-feet above the floor level. Upper floors of mixed-use buildings shall be stepped
back when adjacent to single-family residences.

Mixed-use
projects
shall be
designed
to
minimize
vehicular
circulation
on streets
through
local
single-family neighborhoods. Guest parking areas shall be located and designed to be convenient to
minimize spillover to adjacent residential neighborhoods. Parking for residents, visitors, and/or
employees shall be accommodated on site or on adjacent public streets that are not serving single-
family residences.
Parking and loading/unloading areas shall not create stacking/queuing issues at ingress/egress points.
Site design must ensure that vehicles entering and exiting the site do not adversely impact adjacent
streets and neighborhoods.
Facades and garages that face existing single-family homes shall be designed to be compatible with
the setbacks and scale of the existing development. The design shall clearly delineate between public
space and private space.

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In order
to
integrate
new
buildings
with the
existing
urban
fabric,
new
buildings
are

encouraged to incorporate passageways and attractive plaza areas between buildings that allow light to
reach adjacent buildings. Parking shall be separated from adjacent residences and buildings by no less
than five feet.

Construction Details Between Floors

Appropriate construction methods can mitigate the impact of ground floor commercial uses on
adjoining residential units.
Common walls between residential and non-residential uses shall be constructed to minimize the
transmission of noise and vibration.
Where practical, mechanical equipment and other sources of noise shall be located away from
building areas and exterior spaces designed for use by residents. Non-residential spaces (e.g., dining
establishments) shall be adequately ventilated to prevent odors from spreading to residential uses.

storefront design
Storefront design shall be reflective of the building’s overall architectural style, yet highlight the
individual character and personality of the use. A successful storefront with inviting display windows
will attract passersby and contribute to the overall quality of the streetscape.
A well-designed storefront facade is comprised of:
- an inviting recessed entry door;
- transparent display and transom
- windows and/or doors that allow shoppers to look into the retail or commercial space;
- bulkheads beneath the windows to mirror traditional development;
- piers that frame the windows and/or door openings; and
- a decorative cornice treatment.

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At least
70 percent
of the
ground
floor
facade of
a

commercial/retail use shall be devoted to transparent windows and/or doors. Windows shall be large
glazed panels, possibly with small upper transoms. Window patterns shall have a slight inset and not
appear flat. Glass shall be clear (88% light transmission) and not heavily tinted.
Generally, the most appropriate storefront design shall be comprised of a lower bulkhead not
exceeding two feet above sidewalk grade.

parking and circulation

Parking and circulation patterns for mixed-use projects shall be sensitively designed to ensure that
adjacent properties are not impacted by new mixed-use development. Parking structures, tuck under
parking, parking in the rear of the structure, and other creative solutions to providing parking are
recommended (i.e., access to parking areas by alleys and side streets is encouraged).
Parking shall be provided on-site, on-street parking is not allowed. Customer and tenant parking shall
be provided at the rear of buildings, within the building, in off-street parking lots or adjacent parking
lots. Whenever possible, parking structures shall be placed behind the mixed use project.
Mixed-use projects that accommodate parking in parking structures must provide secure separate
parking spaces for the residential units. The secure residential spaces shall be accessed via a gate code
or other security mechanism. Larger parking structures shall provide non parking uses, such as retail
storefronts, fronting on the street level.
Parking shall be conveniently located near non-residential uses. Parking lots visible from the street
and pedestrian areas shall incorporate landscaping treatments (e.g., trees, shrubs, groundcover, etc.).
Larger parking lots that are not parking structures shall also incorporate landscaped medians where
appropriate.
Parking access shall be taken directly from an alley where possible.
Adjacent properties shall be adequately screened from the parking structures and lots.
Parking provided to the general public (visitors to commercial or residential uses) shall be clearly
marked and separate from private resident parking spaces. Secure, covered bicycle parking in
residential mixed-use projects shall be provided.
Commercial bicycle racks shall be in public view, close to building entrances, with high visibility and
sufficient lighting.

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The design of surface parking lot lighting fixtures shall be compatible with the architecture

Adjacent
properties
shall be

adequately
screened
from the
parking
structures
and lots. Parking provided to the general public (visitors to commercial or residential uses) shall be
clearly marked and separate from private resident parking spaces.
Secure, covered bicycle parking in residential mixed-use projects shall be provided.
Commercial bicycle racks shall be in public view, close to building entrances, with high visibility and
sufficient lighting. The design of surface parking lot lighting fixtures shall be compatible with the
architecture used in the development and not be on poles over 25 feet high.
In public parking lots, a higher foot-candle level shall be provided at vehicle driveways, entry throats,
pedestrian paths, plaza areas, and other activity areas.
Parking and security lights will not be obtrusive to neighboring residential properties.

Major Services givin by mixed use

cafeteria
is a type of food service location in which there is little or no waiting staff table service, whether a
restaurant or within an institution such as a large office building or school; a school dining location is
also referred to as a dining hall or canteen
A retailer or a shop is a business that presents a selection of goods and offers to trade or sell them to
customers for money or other goods.
Shopping

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is an activity in which a customer browses the available goods or services presented by one or more
retailers with the intent to purchase a suitable selection of them In some contexts, it may be considered
a leisure activity as well as an economic one.
In modern days’ customer focus is more transferred towards online shopping; worldwide people order
products from different regions and online retailers deliver their products to their homes, offices or
wherever they want. The B2C (business to consumer) process has made it easy for consumers to select
any product online from a retailer's website and have it delivered to the consumer within no time. The
consumer does not need to consume his energy by going out to the stores and saves his time and cost
of travelling.
Office
An office generally, a room or other area where administrative work is done, but may also denote a
position within an organization with specific duties attached to it (see officer, office-holder, official);
the latter is in fact an earlier usage, office as place originally referring to the location of one's duty.An
office is an architectural and design phenomenon; whether it is a small office such as a bench in
thecorner of a small business of extremely small size (see small office/home office), through entire
floors of buildings, up to and including massive buildings dedicated entirely to one company
The main purpose of an office environment is to support its occupants in performing their job. Work
spaces in an office are typically used for conventional office activities such as reading, writing and
computer work. There are nine generic types of work space, each supporting different activities. In
addition to individual cubicles, there are also meeting rooms, lounges, and spaces for support
activities, such as photocopying and filing. Some offices also have a kitchen area where workers can
make their lunches. There are many different ways of arranging the space in an office and whilst these
vary according to function, managerial fashions and the culture of specific companies can be even
more important. While offices can be built in almost any location and in almost any building, some
modern requirements for offices make this more difficult, such as requirements for light, networking,
and security.
The primary purpose of an office building is to provide a workplace and working environment
primarily for administrative and managerial workers. These workers usually occupy set areas within
the office building, and usually are provided with desks, PCs and other equipment they may need
within these areas.
Open office:
An open work space for more than ten people, suitable for activities which demand frequent
communication or routine activities which need relatively little concentration.
Team space:
A semi-enclosed work space for two to eight people; suitable for teamwork which demands frequent
internal communication and a medium level of concentration
Cubicle:
A semi-enclosed work space for one person, suitable for activities which demand medium
concentration and medium interaction
Private office:
An enclosed work space for one person, suitable for activities which are confidential, demand a lot of
concentration or include many small meetings
Shared office:
An enclosed work space for two or three people, suitable for semi-concentrated work and
collaborative work in small groups
Team room:
An enclosed work space for four to ten people; suitable for teamwork which may be confidential and
demands frequent internal communication
Study booth:
An enclosed work space for one person; suitable for short-term activities which demand concentration
or confidentiality
Work lounge:
A lounge-like work space for two to six people; suitable for short-term activities which
demand collaboration and/or allow impromptu interaction
Touch down:
An open work space for one person; suitable for short-term activities which require little

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concentration and low interaction

Meeting spaces
Meeting spaces in an office are typically used interactive processes, be it quick conversations or
intensive brainstorms.
1.Small meeting room:
An enclosed meeting space for two to four persons, suitable for both formal and informal interaction
2.Large meeting room: An enclosed meeting space for five to twelve people, suitable for formal
interaction
3.Small meeting space: An open or semi-open meeting space for two to four persons; suitable for
short, informal interaction large meeting space
brainstorm room
meeting point
4.Large meeting space: An open or semi-open meeting space for five to twelve people; suitable for
short, informal interaction
5.Brainstorm room: An enclosed meeting space for five to twelve people; suitable for brainstorming
sessions and workshops
6.Meeting point: An open meeting point for two to four persons; suitable for ad hoc, informal
meetings
Support spaces
Support spaces in an office are typically used for secondary activities such as filing documents or
taking a break.
There are twelve generic types of support space, each supporting different activities.
1.Filing space: An open or enclosed support space for the storage of frequently used files and
documents
2.Storage space: An open or enclosed support space for the storage of commonly used office supplies
3.Print and copy area: An open or enclosed support space with facilities for printing, scanning and
copying
4.Mail area: An open or semi-open support space where employees can pick up or deliver their
personal mail
5.Pantry area: An open or enclosed support space where people can get coffee and tea as well as soft
drinks and snacks
6.Break area: A semi-open or enclosed support space where employees can take a break from their
work
7.Locker area: An open or semi-open support space where employees can store their personal
belongings
8.Smoking room: An enclosed support space where employees can smoke a cigarette
9.Library: A semi-open or enclosed support space for reading of books, journals and magazines
10.Games room: An enclosed support space where employees can play games (e.g. computer games,
pool, darts)
11.Waiting area: An open or semi-open support space where visitors can be received and can wait for
their appointment
12.Circulation space: Support space which is required for circulation on office floors, linking all major
functions

GENERAL CONSIDERATIONS
Orientation During the preliminary design stage considers the relationships of different parts of the
resort hotel and the effects of noise and pollution. However, restrictions imposed by the site,
particularly in a town, may determine the building’s orientation regardless of other considerations.
General arrangement
Determine and agree pedestrian and vehicular access at an early stage. The main hotel entrance is a
critical commercial feature determining the location of the main frontage. Site value usually
determines the height of the development. In a cheap rural setting, costs favor a low building. There
are savings in foundation and structural work, lifts are not currently obligatory up to three stores
although this may change with disabled access regulations, and could incur considerable later costs).
There may be also being savings in maintenance costs. On the other hand, long corridors with more
staircases are needed, and engineering services may be more expensive. On a town site, cost may

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dictate a high building.

Circulation The general circulation layout should facilitate movement and, as far as possible, provide
for the separation of guests, staff and maintenance personnel. This is not just to avoid disturbing the
guests, but also to enable efficient servicing. Separate the circulation of resident and non-resident
guests; for instance, by providing direct access to restaurants and banqueting halls. This avoids
congestion in the main reception area and gives better control and supervision. Corridors are wasted
space. Circulation in
public spaces should wherever possible be through areas of other use such as lounges or shopping
precincts, or have a special use, such as lobbies. Staircases Staircase design is dictated by fire escape
requirements.
The main stairs should be beside the lift bank to enable guests to find them easily, with secondary
stairs at the end of each corridor. Some ramps may be required for guests using wheelchairs.
Lifts;
Lifts are expensive. They should be wider than they are deep to facilitate entry. Tough surfaces are
required to resist damage by baggage. The main lift bank must be visible on entering the Reception
area. Specialist design of the lift system may be necessary. There are often one or two service lifts to
every Three guests‟ lifts, and these open onto service lobbies on each floor. At least one lift should be
large enough to take furniture such as a bed or bath, or a stretcher case as accidents and illness occur
in hotels, and it may be preferable not to use the public areas in such event.
Environment
The internal environment must be attractive, engender confidence in the operation and leave a
memorable impression. It must be safe, resist damage and be easy to clean and repair. It must provide
maximum space and facilities at minimum cost.
Lighting;
Lighting should assist in providing the appropriate environment, differentiate spaces, and illuminate
signs and hazards, etc. as appropriate. It may change with time of day. Light sources are likely to be
incandescent in areas used by guests. Spotlights and colored sources may be used. Fluorescent tubes
will be used in work areas for economy.
Noise;
Noise will be generated both outside and inside a hotel, and the rooms within will need to be protected
from it. External noise comes from highways, low-flying aircraft (near airports), building sites, car
parks, swimming pools and play areas, and hotel servicing such as refuse collection and even guests
arriving to stay or to attend conferences, etc.
Internal noise comes from public rooms such as discos, service areas such as kitchens, televisions and
telephones in bedrooms, and from mechanical services. Doors can bang and keys are rattled in locks.
All piped services are liable to create or transmit noise, ventilation ducting such as bathroom
ventilation can reduce sound insulation, and lifts should not be next to bedrooms.
Safety;
Safety covers not only design but also how buildings are maintained and used.
Accidents are likely to occur when these are poor. As hotels are used by the young, old and infirm,
designers must be especially careful in detailing and in choice of materials. Some points to check are;
planning: safe positioning of equipment, with adequate working space,
 Floors: non-slip, easily cleanable, effective marking of steps and edges
 Doors: check door swings for clearance and visibility
 Windows: must be safe to clean, and not open accidentally
 Lifts: level properly, landings adequate
 Bathrooms: correct positions of fixings, non-slip floors, electrical safety
Fire precautions;
there have been many tragic accidents in hotels in recent years. Take fire Precautions very seriously
for the following reasons the occupants will be transient, and unfamiliar with the building.
Many guests will be elderly, very young, disabled, tired or inebriated. There may be large numbers of
people in the public rooms, creating crowd-control problems. Fire loading may be high, due to the
furnishings present, and kitchens, garages, boiler houses, etc. are high risks, and Staff are on duty
intermittently, and few may be there at night. Structural protection; this is to ensure that the building
does not collapse before people can escape from it; also that escape routes are protected from fires in
adjacent rooms. Combustible Materials may be prohibited in escape routes. Protection; this covers the

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installation of fixed equipment to detect fires, raise the alarm, and put them out. There must be access
for fire brigade vehicles and appliances, and provision of firemen’s lifts. Special water storage tanks
and fixed fire mains and hydrants may be required. Automatic sprinklers, electromagnetic door
releases, dampers in ventilation ducts and portable fire extinguishers may all be required. Means of
escape Current building regulations require:
Maximum travel distances from bedrooms or points in public rooms to a protected escape route
Alternative directions of escape, normally at least two from any point Protected escape routes to be of
adequate width and unobstructed Final escape must be free; not into a closed courtyard, and Maximum
times are laid down for the complete evacuation of the building. Security; Security involves the
protection and control of property, and the safety and supervision of all persons occupying, entering or
leaving. In planning, consider the following Control of property, i.e. prevention of theft this covers
strength of construction of doors and walls, burglar alarms, CCTV, and controlling unauthorized exit
through fire escapes Control of entry to bedrooms this covers access to windows and balconies, and
the lock mastering system. Access of guests, cleaners, manager and security personnel have to be
controlled and locks have to be changed regularly to prevent later access using old keys. Electronic
card key systems facilitate frequent code changes Provision of safes and strong rooms for valuable
items, both in bedrooms and centrally Surveillance of everyone entering or leaving Entrances must be
planned so that they are always watched. Side or garage entrance routes must not by-pass reception
desks. Goods entrances should have roll-down shutters Baggage handling and checking Baggage
rooms should be isolated and have explosion relief Security of hotel grounds Motels, holiday village
or condominium developments may have substantial grounds. Climbable perimeter fences and
floodlighting are common.
Intruder detection appliances may be used Ensure that criminals cannot escape by setting off fire
alarms and using unsupervised fire exits a critical component of large commercial developments.
.

ACCESSIBILITY
 Entrances
 Entrances with waiting areas to prevent traffic
 Parking
I. Normally 1 per 5 to 10 spectators.
ii. The size will depend on the location and the number of seats in the cinema hall, the number of
venues.
iii. Local laws will determine the number of handy capped and their location.
. CIRCULATION
 Staircases
Staircase design is dictated by fire escape requirements. The main stairs should be beside the lift bank
to enable guests to find them easily, with secondary stairs at the end of each corridor.
 LIFTS
Lifts are expensive. They should be wider than they are deep to facilitate entry. Tough surfaces are
required to resist damage by baggage. The main lift bank must be visible on entering the reception
area.
LOBBIES
i. Lobbies mediate between the outdoors and the interior space itself
ii. A successful lobby must be sized to allow comfortable circulation and seating spaces
iii. Rest rooms, public phones & ATM machines, drinking fountains, concessions
And merchandising should be provided and located within easy access.
 RECEPTION
i. Information desk
ii. For cinema Ticket booths requires multiple windows and areas for computer work stations.
iii. Multiple windows must be available for both current displaying and future displaying.
 AISLES
i. Straight radial aisles are better for seeing purposes (scan from time saver p731)
ii. They must be employed in many localities because

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iii. An aisle should be of a maximum width of 1.2 m.

iv. As the aisle length increases with conventional seating, good design practice and building codes
generally require
that cross aisles be added to the seating plan to ensure reasonable travel distance to exist.. SPACES
 Small shop
These are shops having a sales area less than 280 m2 and not more than three stores, one of which
may be a basement.
Shops employing fewer than 20 people or 10 above the ground floor do not normally require a fire
certificate. Shops need to be near populated areas or stopping places
-Department Stores
Department stores are large complex shops, invariably extending over several floor levels, selling
a wide variety of goods, particularly clothes. Sales areas are grouped into departments corresponding
to different categories of shops but are flexible in size and position. Departments may be operated
directly by the store or let to other traders and franchisees. Main high street stores usually have more
than 20,000m2 sales areas but ‘Junior’ department stores in new shopping centers are less than 10 000
m2 over two floors. Sales: gross area ratios are relatively low, 45:55.
-Show room
Potential customers must able to walk around the vehicle freely and to open the door to see vehicle
freely the viewer need 5m from it.
-Cinema
Every member of the audience should be able to see and hear clearly whatever is happening on
every part of the stage or platform. This is an ideal rarely (if ever) totally attainable in practice.
However, a clear view for every one of the main part of the stage or platform is normally achievable in
modern auditoria.
Where an existing building is undergoing renovation, further compromises may well be necessary
for some seats.
-Cafeteria/Waiting Area
i. The foyers are subdivided into actual foyer, cafeteria and a smoking area. An
ii. Rest rooms should be distributed in proportion to the seats at each level of the
iii. Cinema and also must provide accessible fixtures compliance with applicable codes and
regulations
iii. People should not have to travel more than one level up or down to get to the rest room.
iv. Minimum width of 120cm for handicapped fixture inside the restrooms plus handrails located on
each wall.

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References
Angotti, T. and Hanhardt, E. (2001). Problems and Prospects for Healthy Mixed-use
Communities in New York City. Planning Practice & Research, 16(2): 145-54.Atlantic Station. (2011).
Atlantic Station - About. Retrieved 4/1/2011, from
http://www.atlanticstation.com/concept.php.Bergeron, A. (2007). Mixed-Use Developments: New
Construction Trend Invades South
Central Region. South Central Construction. Retrieved 2/15/2011, from
http://southcentral.construction.com/features/archive/2007/0708_feature2.asp.Brown, W. (2009). In
Herndon J. (Ed.), Personal communication.Buntin, S. (2005). Glenwood Park - Atlanta, Georgia.
Terrain.org. Retrieved 4/1/2011,from http://www.terrain.org/unsprawl/17/.City of Atlanta (2002). Code
of Ordinances: Part 3-Land Development Code. Sec.16-34.002.Bruegmann, R. (2005). Sprawl: A
Compact History. Chicago, University of ChicagoPress.Cooperative Conservation America. (2011).
Atlantic Station Redevelopment: Using
Smart Growth Studies to Lower Emissions. Retreived 4/8/2011, from
http://www.cooperativeconservationamerica.org/viewproject.asp?pid=498.Coupland, A. (1997).
Reclaiming the City: Mixed Use Development. London, E & FNSpon.Dannenberg, A., Edwards, R., et
al. (2007). Leveraging Law and Private Investment for
Healthy Urban Redevelopment. The Journal of Law, Medicine & Ethics 35:101-105.

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