DEPARTMENT OF

ARCHITECTURE
ARCHITECTURAL DESIGN II
MIXED-USE BUILDING
LITERATURE REVIEW
INTRODUCTION
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.
There are two basic types of mixed-use with
residential projects. The first type is vertical
mixed-use, which is typified by residential use over
commercial uses in the same building. The second,
called horizontal mixed- use, combines residential
and commercial uses on the same site, but in
separate buildings.

Historical Background Of
Mixed-Use Development
Mixed-use development was given a boost by the
emergence of the broader concept of new urbanism. New
urbanism arose in the 1980s as a trend to revive the
traditional neighborhood, a part of which includes live-
work units in which families lived above the stores. While
it may seem new-flanged, this was the historical pattern in
cities. Industrialization halted this practice, as residents
sought to separatetheir living quarters from smokestacks.
Objectives
 To promote a desired level of development quality that
will:
 Provide the resident living in upper floor of a
mixed use project with a high quality
environment
 Protect the pedestrian and enhance the
pedestrian environment and scale
 Design parking that not only provides secure
resident parking but also promotes safe
interaction between vehicles and pedestrians
 Ensure compatibility between adjacent uses
specially residential
 Encourage high quality mixed use in fill
development that is comprised of residential,
office, entertainment, commercial & uses
Definition of Mixed-
Use Building
Mixed use development means a building or complex
includes a mixture of land uses. Typically the term is used
when residential uses are combined with office,
commercial, entertainment, child care, or civic uses such
as schools, libraries, or government services.
Mixed-use zoning districts may be huge in
scale, or confined to one small site. A common pattern
(right) consists of storefronts or restaurants with
apartments on second and third levels.
The resulting increase in walking, and
decrease in short trips by automobile, both benefits
individual health and reduces traffic congestion and
energy consumption for transportation.A well- designed
mixed-use development of more than one building also
lends itself to place making, the art of creating a real sense
of place specific to a site or community.
 Apartment
Development
Definitions
 Apartment refers to:
oan individual dwelling within an apartment
building which contains two or more
residences and which is not an attached
house; and
oincludes both residential use and
commercial accommodation use.
Parts of Mixed-Use Building
Commercial
• The most practical and marketable mixed use
developments are those which provide separate
entrances, pedestrian and lift access and designated car
parking for the commercial portion of the development
Residential
• Research suggests that the most successful
mixed use developments are those which physically
separatethe commercial or retail components from the
residential component
 Apartment building refers to all buildings
in which individual apartments arelocated
and includes common access areas and
any site facilities locatedwithin the building
(e.g. waste enclosure).
 Apartment development refers to the
entire residential development within asite,
including areas of open space, the
building/s, individual apartments, anynon-
residential uses, shared and private site
facilities.
Retail
• Retail tenancies have the greatest ability to
encourage active streetscapes and good atmosphere
Student Accommodation
 Self-contained, fully-furnished apartments
offering kitchenette, bathroom
facilities,technological (internet) fittings and
communal facilities (common rooms and
recreation space) are important
considerations for student accommodation
Guidelines
The following sections contain design guidance for • unit sizes, including studio apartments, 1,2,3+ bedroom
apartment developments: apartments; and
• including additional living areas such as studies; and
1. Diversity • apartment design and internal layout, including dual
2. Building Design aspect, loft and
3. Residential Amenity mezzanine and cross-over apartments (with two opposite aspects
4. Public Areas and Open Space and a
5. Site Facilities change in level between one side of the apartment and the other),

Unless otherwise specified in a Neighborhood Plan,

Master Plan or other approved area strategy, all
apartments have floor areas greater than the following
minimum standards:
1. Diversity Studio apartments 40sqm
1 bedroom apartments 50sqm
Apartment developments can contribute to neighborhood 2 bedroom apartments 70sqm
diversity byproviding a mix of housing types and sizes. 3+ bedroom apartments 95sqm
By accommodating a range ofhousehold types, a mix of
apartments can ensure apartment buildings supportthe
needs of society now and in the future. This is particularly
importantbecause apartment buildings form a significant
and often permanent part of
the urban fabric. An example of a two
bedroom dual-key
apartment where
1.1 Diversity of Apartment Types two onebedroom
apartments share a
Standards common lobby and
both apartments are
defined by a single
Guidance unit title
A variety of apartment types could include a range of the
following:
2 Building Design

Buildings with an active frontage to the street are beneficial in promoting

street-level activity, character and security.

Corner sites are visually prominent and building design that responds to
corner locations assists in promoting legibility of an urban precinct.

Building entrances can make a positive contribution to the street through

articulating the building façade and promoting active (and therefore safer)
streets through facilitating pedestrian activity. Safe, direct and simple
apartment entries and circulation areas improve residential amenity and
convenience
2.1 Building Address
Guidance
Active frontages are characterized by:
Standards
 If not otherwise determined in the Territory Plan,
Master Plan or other document, the Authority will
confirm the appropriate streetscape response for a
development following a review of the proponent’s
Site Analysis
Guidance
An appropriate streetscape response should take into account
the following elements:
• verge treatment;
• front and side setback - landscaping design and use,
including the design of any private open space within front setbacks;
• design of vehicular access to site;
• design and pattern of pedestrian entries to site and
building; and
• building articulation.
 Active frontages are required on developments
fronting avenues, major roads, pedestrian routes
and public places.
• frequent entries and windows with minimal blank walls for
lower levels;
• obvious entries from public streets and places, including
access for peoplewith disabilities;
• a high degree of transparency allowing the non-residential
uses of thebuilding to be obvious from public areas;
• a high degree of visibility allowing passive surveillance from
the building topublic areas;
• building activities spilling out into public areas;
• awnings or colonnades for pedestrian weather protection;
• high quality materials and refined detailing; and
• a strong building edge along boundaries fronting streets
and public spaces, tocontribute toward defining streets and
public spaces.
 The ground and first floors of active frontages in
Non-Residential Land Use Policy areas should be
designed to accommodate a range of non-
residential uses.
2.2 Buildings on Corners

Standards

The preparation of a design response on a corner location shall be based on a Site

Analysis and confirmed by the Authority as an appropriate built form response to
the corner location. The Site Analysis should address:
• existing corner built form at the intersection/streets;
• views to and from the development;
• existing trees;
• movement patterns for pedestrians and vehicles; and
• existing built form frontages adjacent to the site, along both streets.

Guidance
Building design to reinforce corner locations may involve:
• maximum building heights;
• variation of setbacks;
• siting corner building toward street frontages;
• addressing both frontages;
• high level of articulation (minimize extent of blank walls);
• prominent front entries and/or windows; and
• variation in articulation elements and/or building color.
2.3 Building Entries

Standards
 Building entries are to:
(a) reinforce a desirable pattern of entries along a street frontage;
(b) be clearly visible from streets or internal driveways so that visitors can easily identify an individual apartment;
(c) provide a sense of address, shelter and transitional space around the entry; and
(d) contribute to security.

 Frequent building entries are required in urban environments. Multiple building entries are required where front
building setbacks are less than 6 m and the frontage is over 15 m long. Multiple building entries may include
common building entries and/or individual ground floor unit entries.
  Walk-up apartment buildings (i.e. where no passenger lift is provided) have a maximum stair rise of three stories,
with an additional stair rise only permitted as access to an upper level within a third story apartment unit.

 Apartment entries that open directly onto common spaces or public areas are to be clearly visible and
articulated with transitional areas such as a verandah, porch or like element and provide direct, secure, all-
weather access to apartments.

3.Residential Amenity
3.1 Building Interface
Guidance
 The interface standards do not apply to blank walls e.g. building to the boundary may be acceptable.
 The interface standards are in addition to any side or rear boundary setbacks outlined in The Territory Plan Area Specific Policy
requirements.
  A primary window interface distance applies to the main window of a habitable room. A primary balcony interface distance applies to the
main balcony to an apartment.
 Secondary window or balcony interface distance applies to:
a) A window to a non-habitable room;
b) A window or balcony of a commercial use;
c) Windows with sill of 1.7 m above Finished Floor Level;
d) Fixed obscure glazing; and
e) Secondary balconies, which are defined as a balcony in addition to the minimum requirements.

 Minimum dimensions between primary and secondary windows and balconies (both within a development
and between adjoining sites) are:

(a) Primary window/balcony to primary window/balcony

Up to four stories or 12 m high 12 m
Between five to eight stories or up to 25 m high 18 m
Nine stories and above or over 25 m high 24 m

(b) Primary window/balcony to secondary window/balcony

Up to four stories or 12 m high 9 m
Between five to eight stories or up to 25 m high 13 m
Nine stories and above or over 25 m high 18 m

(c) Secondary window/balcony to secondary window/balcony

Up to four stories or 12 m high 6 m
Between five to eight stories or up to 25 m high 9 m
Nine stories and above or over 25 m high 12 m
3.2
Visual Privacy
Standards

 Windows and balconies of an upper floor level apartment are to be designed to prevent overlooking of more
than 50% of the private open space of a lower floor level apartment, either within the same development or
adjoining development.
  Where architectural devices, such as screening devices, high window sills or obscure glass, are used to
prevent overlooking, they should be integrated with the building design and have minimal negative effect on
amenity for residents or neighbors.

3.3 Natural Ventilation and Daylight

Standards
Habitable Room Height and Depth Standards
Habitable rooms, not including kitchens, should achieve the following proportions:
a) Room depth from window is up to 6 m = minimum ceiling height 2.4 m

b) Room depth from window is between 6 m to 9 m = minimum ceiling height 2.7 m

 c) Room depths
from window is greater
than 9 m = minimum
ceiling height 3.0 m

Guidance
Tall ceiling heights are most effective in improving amenity when used in
conjunction with window design that includes taller windows, highlight
windows and light shelves. The effect of balcony location and design on
daylighting to apartments should also be considered. The following
maximum apartment depths are generally considered to provide
appropriate daylight, ventilation and support appropriate internal
apartment layouts, when used in conjunction with appropriate ceiling
heights:
• Dual aspect apartments with a maximum total depth of 24 m;
• Single aspect apartments with a maximum depth of 10 m from a
window;
Studies or media rooms additional to living spaces provide additional
space and flexibility for
residents. If these rooms do not meet S 3.3.1, then the design needs to
demonstrate how nonpermanent habitable uses are to be built-in to the
room i.e. so that it cannot be used as a bedroom. The following are
considered evidence of this:
• Maximum area 9 m2, and
• Wide double doors with louvers for ventilation, and
• Built-in joinery such as a computer desk
Ventilation Standards

Guidance
It is considered good practice for at least 60% of apartments in a development to be naturally
ventilated, for example by providing dual-aspect apartments or corner apartments. Natural air
movement through a building or apartment can be achieved by the ‘stack effect’ and
crossventilation. Cross-ventilation is achieved by using natural breezes and wind to produce
pressure differences that channel air through openings. Cross-ventilation occurs where large
openings face opposite directions and a free path of airflow (unobstructed or open able) between
openings exist. The stack effect relies on a convection flow of air based on the principle
thatwarmer air rises and is displaced bycooler air.Ventilation for single aspect apartments can be
improved by maximizing distance between openings on the external wall. To improve internal
airflow for apartments on corners, openings should be located in both walls and be
located as far as possible apart.

Daylight Standards

 Buildings are to be sited and designed to provide

adequate daylight tohabitable rooms. Any building
opposite a window to a habitable roomis limited in
height by a plane projected at 600 above
horizontal from750 mm above the floor level at the
window for a lateral distancedefined by a 600 arc
from the center of the window.
 Where S 3.3.6 is not met, the Authority may
require the applicant todemonstrate that an
average daylight factor of 2.5% across
aproportion (60-90%) of the living areas in
apartments can beachieved.
3.4 Sunlight
Standards
 No building on the site is to block sunlight to the
living rooms andprivate open spaces of another
dwelling and/or an adjacent
multidwellingdevelopment so that it is reduced to
less than three hoursbetween 9 am and 3 pm on
the winter solstice (June 21).

 Within the site, living rooms and associated private
open spaces for atleast 70 percent of apartments
are to receive sun access for aminimum of three
hours between 9 am and 3 pm on the
wintersolstice (June 21). The sun access is to be
measured on the mainwindow of the rooms or the
front edge of the private open space. Where
existing site constraints mean that this
standardcannot be achieved (e.g. dense urban
sites), the proponent shoulddemonstrate how the
objectives are achieved.
 Where windows are located on west facing
facades and are subject todirect sunlight, external
shading shall be integrated into the buildingdesign
to protect windows in summer. Other energy
saving measuressuch as new glass technology
must be in addition to shade protection.
3.5 Acoustic Privacy
Standards
 To verify that the objectives and standards will be
met, an acousticreport prepared by an acoustic
engineer or other suitably qualifiedperson may, as
part of any development approval, be required to
besubmitted to the Authority for further approval.
 Apartments near commercial activities should be
designed with regard to the potential noise from
those activities by locating noise-sensitive
sleeping and living areas and private open spaces
away from the noise source and by incorporating
appropriate noise reduction measures in the
external walls of the building.
 Site layout is to separate, by barriers, by distance
and/or by design,noise-sensitive sleeping and
living areas and private open spacesfrom noise-
producing areas such as:
• active recreational areas like swimming
pools and tennis courts;
• vehicle movement areas like parking,
driveways, roller doors; and
• service equipment areas like pump
maintenance, garbage collection.
4. Public Areas and Open Space
4.1 Streetscape and Public Areas
Standards
 Buildings are to be sited and designed to avoid
excessive cut and fill,particularly adjacent to
boundaries.
  On major avenues, where a proposal does not
build to the sideboundary, at least one side
boundary setback should be available for deep-
rooted planting.
4.2 Open Space
Standards
Common Space
 Common open spaces are to be not less than
20% of the total sitearea. The calculation of the
common open space is not to includefront
setbacks or narrow strips of residual land not
visually orphysically incorporated into the area, or
areas not readily accessibleby residents.
 The provision of common open space as per S
4.2.1 may be varied atthe discretion of the
Authority following a review of the proponent’sSite
Analysis.
 Ensure sufficient deep soil zones are provided
within the commonopen space to enable the
establishment and healthy growth of
deeprootedplants into natural subsoils.
Private Open Space
 The minimum area of screened private open
space for each groundfloor apartment is 24 m2.
The minimum dimension in one direction is 4m, to
be directly off a main living area and is to be
located to maximize solar access. Space for
service functions, such as airconditioners, is to be
additional to this minimum area.
 Further to 4.2.5, ground floor apartments in Non-
Residential Land UsePolicy areas may not be
required to have the minimum private openspace
standard. This will be determined at the discretion
of theAuthority following a review of the
proponent’s Site Analysis.
 Upper level balconies/terraces located adjacent to
a main living areaare to be a minimum area of 6
m2 and a minimum dimension of 1.8 m.Wider
balconies are preferred.
5. Site Facilities
5.1 Car Parking
Standards
 Resident parking is to be provided behind the
front building line.
 Ramps to basements shall be wholly within lease
boundaries.
 If visitor parking is provided in the basement level,
it is to:
a) be located separately from secured resident
parking area e.g. before security gate; and
b) allow visitors safe and direct pedestrian
entry to the common building entry foyer.
5.2 Storage
Standards
 Storage facilities for residential buildings shall be
provided at thefollowing minimum rates:
Studio &1 bedroom apartments 4 m2 at a
minimum 2 m high
2 bedroom & 3+bedroom apartments 5
m2 at a minimum 2 m high
 A minimum 50% of this storage area is to be
provided within theapartment and accessible from
either hall or living areas.
 Where bicycle storage is provided within the
apartment storage ratethe storage is to be
configured to allow for unimpeded storage
andremoval of bicycles.
PART OF MIXED-USE
BUILDING
COMMERCIAL
GENERAL CONSIDERATION AND PLANNING CRITERIA
 Column Spacing
5.3 Services
Standards
 Waste and recycling enclosures, electrical
substations andswitchboards are to be located
within the block and to be designed and sited to
minimize impact on the streetscape.
 Waste and recycling facilities are to be accessible
for residents.Hinged door access to waste hopper
enclosures must be provided forresidents. Siting of
waste containers should minimize any
negativeimpact on resident amenity, in particular
when the facilities are being collected, and from
odor and visual impacts.
 Reticulation of cabled services shall be
underground from the point ofconnection. A cable
reticulation plan may, as part of any
developmentapproval, be required to be submitted
to the Authority for furtherapproval.
 Store Depths
 Clear Heights
 Ducts and Shafts
 Central Plant
 Roof Equipment Concealment
 Exterior Walls

RETAIL SHOPS
PRINCIPLES OF RETAIL SHOP DESIGN
 Attracting Customer: This can be accomplished by
means of advertising,prices, show-window
displays,
 Inducing Entrance: Show windows, in addition to
attracting passersby, should induce them to enter
the store.
 Organizing Store Spaces: Organizing store
spaces, and consequently the merchandise to be
sold, into departments, enables customers to find
objects easily,
 Interior Displays: Interior displays require
particular attention in specialty shops
 Shop Entrances: Show windows cannot stop at
merely attracting and stopping passersby. Patrons
must be induced to enter the shop.
 Work Areas: Wrapping and Cash Register
Counter Locations for these require study. The
type of shop will determine whether these services
should be out in the open or concealed, near or
remote from the door; positioned to permit a
salesclerk to make change while facing the
doorway, or, as some managers prefer, to do
nothing else when ringing up sales.
 Waste Basket: Space for waste baskets should
be provided in each department.
 Offices: Offices Mezzanine space overlooking the
storeis the most popular location for
managementoffices.
BOOKSHOPS
Each customer in a bookshop requires privacy, direct
access to the books displayed, and sufficient light for
comfortable vision while reading.
Sales and Display Spaces: The first requirement is
a plan which by meansof low book shelving provides
alcoves or selling recesses into which customers can be
drawn out of the main circulation.
Design of Store Fixtures: This requires
considerable study. The front cover of a book is three or
four times as wide as the back strip.
All shelving should be within normal reaching distance
;the maximum height to which the average adult can
reach is from 6 ft3 in . to6 ft6 in . Display and stock tables
may be introduced in wider alcoves. Aisles not less than
2 ft wide are preferred; main circulation aisles are not
usually greater in width than 6 ft or 6 ft 6 in ., for large
shops .
Non selling Areas: These consist of wrapping and
cash register space, small office and employees'
lavatory, and necessary room for mechanical system
equipment.
Lighting and Air Conditioning: Direct lighting
concentrated on the fixtures' selling zone---the area of
the counter and of the two or three shelves immediately
above counter height--has been found satisfactory.
Beauty Shoe
Data are based on requirements for a one man shop,
possibly with helper . Door is always at one side of show
window ; small window is sometimes omitted . Large
window contains 10- to 12-inch-wide workbench . Booths
for "while-you-waif" are standardized at 1 ft . 8 in .wide,
with 2-in . arm rests between ; depth is variable .
Shoeshine benches are never placed opposite waiting
booths.
PHARMACY
 MEN'S WEAR

Nonselling Areas
Stock rooms, with space for about 20 percent
of the store's total stock, are usually sufficient
for peak-load seasons . If alterations to clothi
are made on the premises, a tailor shop, with
water and electrical connections for pressing
and sewing machines, is required . Wrapping
counters for clothing departments are often
located in workrooms ; for haberdashery, wrappingcounters are usually combined with
cashier's space, which is located conveniently to both departments

Mechanical Systems
Lighting of triple and other
mirrors and fitting rooms is extremely important.
Strong direct overhead lights are to be
avoided because they cast unflattering shadows.
Well-diffused indirect light with direct
side light has been found fairly satisfactory.
Special "daylight" fixtures and lamps are
helpful in color matching. .
WOMEN’S WEAR
JEWELRY
 SUPERMARKETS
Architecturally, the supermarket is a large scale emporium of
merchandise that doesn't have to shout to be noticed .Properly
situated on its site, the supermarket and any "satellite shops,"
attached or not (shops which can be entered from the market or
from a separate outside entrance) offer a perking ratio of 3 .6 sq. ft.
to 1 sq. ft. of total store area . To obtain the necessary parking area
in areas with high land costs, rooftop and basement parking should
be considered . The satellite shops such as convenience grocery
stores, liquor and drugstores, and a carry-out food shop remain
open after the supermarket has closed for the day .

New, free-standing supermarkets average 22,700 sq. ft. to 31,000

sq. ft. with 75 to 80 percent of the total store devoted to selling
space and the remaining 20 to 25 percent of floor space devoted to
service areas such as storage coolers, prepackaging areas,
grocery storage, etc . Weekly sales per square foot of selling space
vary from $3 .10/sq. ft. to $3 75/sq. ft.

About 50 percent of the supermarkets total equipment and fixture

investment is in refrigeration equipment-meat, dairy, produce,
frozen food, delicatessen, and the storage coolers necessary for
each department . The remaining 50 percent is devoted to grocery
items--half of which can be nonfood items, such as housewares,
soft goods, glassware, health, and beauty aids .
 BANKS
New bank merchandising systems have been followed by a new bank
architecture which no longer needs to follow the old idiom that a bank must
retain its aloof dignity. Stability and strength are still to be preserved in the
image of the bank, but not to extremes.

DESCRIPTION OF SPACES

1 . Public spaces: these areas should be easily accessed by every

customer.
2 . Operations: This is the department that makes sure the bank is run on
a steady, professional basis. It takes care of all
the clerical work required to run the bank and keep its records in order.
3. Executive suite: Usually includes offices for the senior vice-presidents,
board members, and president plus all the personnel they need to
continue their business . A conference room and board of directors'
meeting room are required.
.4 . Buildings: It is the duty of this department to maintain the physical
building, keep records, and collect rental fees for all spaces in the building
owned by the bank .
5. Legal department: This department keeps the bank's legal business in
order. A library/conference room is usually
included in this area .
6 . Date processing: This department helps to facilitate and process the
bank's checking, payroll, operations, and other
procedures .
7 . Mail room: The mail room usually contains the addressograph,
microfilm equipment, duplicating machines, and
otherequipment necessary to run this operation. This area should be
located near a service yard or elevator and in
conjunction with the printing/purchasing department.
 RESTAURANTS AND EATING Counter service . . . . . . . . . . . . . . . . . . . . . .18-20
Table service, hotel, club restaurant . . . . . . 15-18
PLACES Table service, minimum eating . . . . . . . . . . 11-14
Banquet, minimum . . . . . . . . . . . . . . . . . . . . .10-11
SPACE REQUIREMENTS Production Areas
The patron's size and the type and quality of service
Many factors influence space requirements, such as :
should be considered. Small children may require only 8
1 . Type of preparation and service
sq. ft. for a type of service in which an adult would need
2. Amount of the total production done in the unit
12 sq. ft. for comfort. A banquet seating allowance might
3. Volume in terms of the number of mealsserved
be as little as 10 aq. Ft. per seat and that for a deluxe
4. Variety of foods offered in the menu
restaurant as much as 20 sq. ft. .The amount of serving
5. Elaborateness of preparation and service
equipment in the dining area and lineup space will
6. Amount of individual service given, as in
influence needs. Lost apace must be considered .The
a hospital trey service
diner's comfort should govern allowance. Crowding is
7. Seating and service plan, whether on one
distasteful to many people .It is likely to be tolerated more
floor or many.
readily by youngsters than by adults . It is more
acceptable in low-cost, quick-service units than In those
Receiving and Storage Areas
featuring leisurely dining . Both young and old enjoy
having sufficient elbow room and enough space so that
Space allocation for receiving and storage must be based
dishes of food and beverage are not crowded. Place
on specific needs. The volume and type of items received
settings for adults usually allow 24 in .and for children 18
and stored should be considered. Although the average
to 20 in.
operation may find a dock 8 ft deep and 12 ft long
sufficient for receiving items, this would not be sufficient
Square Feet per Seat Used for Various Types of Food
for a large one. The space requirement in square feet for
Operations
food storage for 30 days has been calculated by some as
approximately one half the totalserved or, if 1,000 are
Type of operationSquare feet per seat
served, 500 sqft may be used as a tentative figure for
total food storage needs. Cases of 6/10's stacked 6
Cafeteria, commercial . . . . . . . . . . . . . . . 18-18
cases high on flat trucks will have e bearing weight of
Cafeteria, college and industrial . . . . . . . 12-15
approximately 250 to 300 Ill per sq.ft
Cafeteria, school lunchroom . . .. . . . . . . . 9-12
College residence, table service . . . . . . . . 12-15
 OFFICE
GENERAL PRINCIPLES
 Work Flow
 Work Stations
 Executive Core Concept

CONSIDERATIONS
1 . Employees performing close work should be in the best-lighted areas . Glaring surfaces which affect vision should be
identified and corrected .
2 . Clothes lockers in an office layout are out of date andwasteful . Large rooms or open areas should be provided with
hanging space for coats and shelves for hats, packages, and other material . Space not suitable for work stations should
be used whenever possible .
3. Heavy equipment generally should be placed against walls or columns in order to avoid floor overloading .
3 . Be safety conscious . Do not obstruct exits, corridors, or stairways . Comply with fire safety codes governing aisles,
exits, etc .
4 . Where frequent interviews with the general public are required, as in personnel offices, the use of interview cubicles
should be considered Such cubicles need only be large enough for the interviewer, the applicant, and a small desk or
table

Example of private and Semiprivate Offices

Conference Room Examples
Function
Office functions can be catalogedinto one of these six
groups :

1 . Management Space Allowance

2 . Finance
3 . Sales We can break down the types of space required in the
4 . General services typical office into five categories as follows :
5 . Technical services 1 . Office apace
6 . Production 2 . File space
3 . Special equipment
4 . Storage space
5 .Special rooms
Storage Space Allowance
Special Equipment Allowance
1 . Vaults
2 . Stockrooms 1 . Tabulating equipment
3 . Transfer files 2 . Duplicating equipment
4. Shelving 3 . Telephone switchboard
5Janitor supplies and equipment 4 . Teletype equipment
6 . Stock rooms 5 . Time clock space
7 . Coat rooms 6 . Other special equipment

PARKING
Orientation
 On site surface parking shall be located to the rear
 Well planned parking reduce potential conflicts
of the site in parking lot with in building or in
between pedestrian and vehicles
separate structure.
 Vehicles access shall be provided whenever
possible

Basement Parking

 Basement parking refers to parking located below

grade with in occupied building.
 Basement parking should provide for safe and
efficient passage of automobile as well as visitors
to and from their vehicles.
 Therefore, attention should be given to providing
the maximum driver visibility possible at turning
points along the roadway.

Considerations
 Density
 Quality of the proposed layout and elevations
 Energy Efficiency
Layout of Apartment DevelopmentsInternal
 Permeability
 Ancillary facilities
 Quality of proposed open space and general
landscaping
 Safety
 Levels of privacy and amenity
 Traffic safety
Internal Layout
 All rooms should be of a reasonable shape and
proportion and have adequate space for normal
living purposes.
 All living rooms, kitchens and bedrooms should
be so located as to avoid facing towards nearby
high boundary or gable walls.
 In the case of conversions, partition walls within
and between residential units shall not cut across
windows.
 Separate rooms, however subject to acceptable
layout, kitchen dining and living areas may be
combined in open plan layout.
 Where possible kitchens should be provided as
separate rooms, however subject to acceptable
layout, kitchen dining and living areas may be
combined in open plan layout.
 All dwellings units shall have at least one bedroom
which is a minimum of 10.2 sq. m. in floor area.
 Space should be provided for the segregation of
waste.
Design of Apartment Schemes
 Entrance halls and corridors in apartment
complexes should be well designed with natural
ventilation and lighting. The provision of double
height spaces at entrance lobbies and dual
aspect apartments will be encouraged. Long
corridors will be discouraged.
 Ground floor apartments onto city streets will not
be permitted in order to protect residential
amenity, animate the street and encourage a
mixed-use culture. In some cases apartments
onto minor streets may be allowed at ground floor
level, but a floor-to-ceiling height of 3.5m. to 4m.
 Service ducts serving two or more apartments
should as far as practicable be accessible from
common circulation areas for maintenance
purposes.
Daylight and Sunlight
 Careful design of residential buildings, where the
amount of incoming light is important, can ensure
that sufficient sunlight can enter habitable rooms
 to provide comfort and also reduce the need for
artificial lighting.

Unit Type Minimum Floor Area

1- bed 45 sq.m.
2- bed 65 sq.m.
3- bed 80 sq.m.

Room Minimum Area

 Living area 11 sq.m.

 Kitchen area 5 sq.m.
 Dining Area 4 sq.m.
 Bathroom 4 sq.m.
 Bedroom (Double) 10.2 sq. m.
 Bedroom (Single) 6.5 sq.m.

Apartment type Storage space required

One bedroom 2.0 m2
Two bedroom 3.0 m2
Three bedroom 4.0 m2
 Summery Reference
Generally, in this module, we are tried to see and
 Neufert, Ernst and Peter Neufert
observe about the introduction, definition, objectives,
types, considerations and functions of mixed use  Time saver, 2nd edn, Joseph DeChiara &
buildings. John Callender
 Architectural Detailing, Edward Allen
 Apartment Guidelines
 Apartment Floor plans, St Edward’s
University
 Residential Development
 Different Mixed Use projects
 www.wikipedia.com