MAPUA UNIVERSITY

School of Architecture, Interior Design and Built Environment (ARIDBE)

ARCHITECTURE DEPARTMENT

RE 200: MIXED-USED MID-RISE BUILDING

AR145-1:Space Planning

Submitted By:
FERNANDEZ, WHINONA
SN: 2021102183
MALLARI, JULIA
SN: 2021103303

Submitted To:
Ar. Leiron Mark De Guzman
Instructor

Section: E02
3rd Term, AY 2023 – 2024
April 5, 2024

1
I. DESIGN STANDARDS AND GUIDELINES

A. DEVELOPMENT AND INTENSITY

These rules make sure that projects maintain the distinctive qualities of
neighboring properties and enhance the appearance and vitality of the mixed-use
properties.

A.1 - projects aimed at improving the street and neighborhood in which they are
situated aesthetically. locate and orient buildings to respect the need for privacy,
light, and air of surrounding structures, especially adjoining low and medium
density residential development.

B. LOCATION OF COMMERCIAL AND RESIDENTIAL USES

These guidelines ensure that the ground floor commercial uses create an active
pedestrian realm, that is an engaging and well-populated environment with a
variety of uses and activities.

B.1 - locate active commercial uses on the ground floor adjacent to the sidewalk,
including retail, restaurant, and personal service uses. provide continuous
storefront windows, open air store frontages, and frequent, highly visible
entrances for ground floor commercial uses adjacent to the street and sidewalk.

B.2 - Locate buildings at or near the property line. ground floor street frontage
space is to be predominantly for active, pedestrian-oriented uses. The residential
component of mixed-use development adjacent to residential property shall be
located to be functionally a part of the residential area. For example, primary
access to the building shall be from the residential street, and residential units
shall have view access to the adjacent residential neighborhood.

C. BUILDING HEIGHT AND FORM

The purpose of these limits is to ensure that the scale of the building is
compatible, and tall buildings are not located so as to overwhelm smaller scale
buildings or block access to light and sun.

2
 C.1 - Locate the taller portions of residential projects away from adjoining
residential properties, in order to provide height transitions between taller and
lower buildings, and to maximize light, air, and privacy for units.

C.2 - For projects adjacent to low and medium density residential zones, reduce
the visual and shadow impact of upper stories by using one or more of the
following design strategies:

● Locate upper floors in the center of the property at least 30 feet away
from adjacent properties,
● Step back the top one or two stories from the stories below.
● Tuck the top story inside a pitched roof,
● use pitched roofs with dormer windows for top story rooms.

C.3 - Provide visual orientation from the major commercial arterials through
graduated heights and/or varied setbacks or architectural elements such as
towers to mark entries or corners to reduce the scale of larger buildings and to
provide visual orientation from the major commercial arterials.

C.4 - Minimize the bulk of the buildings by limiting building length, or designing
buildings with two or more of the following special features to break up building
bulk, including:

● Horizontal and vertical setbacks and stepbacks (instead of a long flat

wall);
● Changes in roof form and height;
● Major full-height recesses (typically at least 10 feet deep) along the length
of the building that successfully break the building into smaller discrete
masses.

D. BUILDING RELATIONSHIP TO THE STREET

These guidelines ensure that projects strengthen the pedestrian realm, foster
pedestrian comfort, and emphasize neighborhood character.

D.1 - Locate active uses on the ground floor, and provide continuous storefront
windows and frequent, highly-visible entries.

3
D.2 - Locate buildings close to the sidewalk, to enclose the public realm of the
street and sidewalk, and locate shops and restaurants next to the pedestrian
sidewalk. Wider setbacks are appropriate to allow for the following:

● Wider sidewalks where they are narrow;

● Building entrances and facade articulation;
● Outdoor cafes;
● Plazas or other high activity public areas.

D.3 - Design setback areas to be used for public entry, gathering and outdoor
commercial activity. Design them predominantly with hardscape, and provide
shade and places to sit. They also may be appropriate places to locate
pedestrian conveniences such as public telephones, trash receptacles, bicycle
racks and newspaper dispensers. In areas where building frontage is allowed to
be set back from the street, provide a substantial landscape zone between the
sidewalk and the parking area to ensure that the visual definition of the street
edge is maintained. Recommended design elements, in addition to tree planting,
include low walls, raised planters, and small commercial use buildings or kiosk
structures.

D.4 - Minimize the visibility of parking from the street and sidewalk, especially at
corners. Locate parking to the side or rear of buildings, or underground. Arrange
buildings located off of the street, such as at the rear edge of the site, in related
groups or organized around plazas or internal circulation nodes. In addition, the
site design needs to indicate a direct response to adjacent development in order
to facilitate pedestrian and vehicular movement between sites and buildings.

D.5 - Emphasize building entrances with special architectural and landscape

treatments. Low quality trim materials, such as anodized aluminum, are not
permitted for window and door trim. Locate all customer entries and entryways to
be directly visible from the public sidewalk, and accessible from public and
private walkways. Corner buildings are encouraged to have corner entries.

D.6 - Provide a pedestrian walkway from the public sidewalk to the entry frontage
of buildings set back from the street edge.

4
 D.7 - Design public street facing residential facades with individual entries, such
as steps, porches, and paths from living units to the street help to break down the
scale of multi-unit buildings. Provide attractive rear and side access to
businesses where there is parking at the rear or side of the site, but in all cases,
there must be a principal entry that is strong and visible from the public sidewalk.

E. BUILDING DESIGN

These guidelines seek to create unified and harmonious building compositions,

promote quality architecture, and visual diversity. No official architectural style is
dictated or preferred.

E.1 - Design projects with a consistent design integrity, exhibited by all building
components including, but not limited to, building mass and articulation, roof
forms, windows (proportion and design), building materials, facade details (doors
and entrances), fencing, and landscaping.

E.2 - Design publicly-visible exterior facades, or building walls to be substantial,

permanent, and integral to the entire building.

E.3 - Organize facade areas to provide:

● Horizontal emphasis through recesses, ornamentation and other types of

decorative detail;
● Pedestrian orientation through overhangs,eaves, awnings, display
windows and architectural ornamentation; and
● Harmonious composition through use of complementary combinations of
materials and colors.

E.4 - Design commercial building facades fronting on sidewalks to consist of

storefronts that include a preponderance of clear glass display windows and
entry doors, that provide visibility into the ground floor lease space.

● In some circumstances, such as when building security would be placed

at risk or when a side or rear wall of a building is adjacent to or near the

5
 street, shallow display windows, containing merchandise or artworks, are
encouraged.
● Ground floor office uses are discouraged, per the Land Use Element of
the Specific Plans, but, where present, must be designed and maintained
as storefront spaces.

E.5 - Include architectural elements providing shade and weather protection for
pedestrians, such as overhangs and arcades.

Building Materials

E.6 - Use building materials that convey a sense of durability and permanence.
Use high quality materials that will last for the life of the building. Install materials
so that building facades do not stain or deteriorate quickly. Use the highest
quality and most durable materials at the ground floor of buildings, because those
can be most impacted by landscaping, people, and automobiles. Ground floor
exterior materials must be tile, stone, brick, glass, concrete, and other highly
durable materials. Do not use stucco or EIFS in the first three feet above
sidewalk level.

Building Colors

E.7 - Use a color scheme that is compatible with the colors of adjacent buildings,
unless the colors of adjacent buildings strongly diverge from these Design
Guidelines. In such a case, the Guidelines shall prevail. Use architectural
detailing, including the use of color, that complements and embellishes principal
design features, materials and colors of a building facade.

Figure 1. Building Design Facade

6
Building Articulation

E.8 - Design window recesses, window trim, doorways, columns, overhangs and
other architectural elements to be substantial in depth, in order to create shadow
and architectural relief. Incorporate at least three and typically four of the
following features that provide articulation and design interest, on all sides of
buildings:

● Minimum depth of at least two inches from glass to exterior of trim or wall
edge around windows;
● Decorative trim elements that add detail and articulation, such as window
and door surrounds with at least a two-inch depth; or deeply recessed
windows (more than two inches). They must be designed as an integral
part of the design, and not appear “tacked-on;”
● Pitched / variegated roof forms;
● Roof overhangs at least 18 inches deep;
● Variety in use of materials, especially at ground level stories, for detailing
at building entrances or other special parts of the building;
● Building base (typically bottom three feet) that is faced with a stone or
brick material, or is delineated with a channel or projection; and/or
● Railings with a design pattern in wood, metal, or stone.

E.9 - Incorporate projections and recesses throughout the façade design to add
architectural interest and a visual play of light and shadow. Examples include:
bay windows, chimneys, front porches, balconies, overhangs, brackets, and
cornices. Incorporate building projections that enhance the design and
articulation of the building. These may project into required front, side, and rear
yards up to the limits allowed in the development standards.

Figure 2. Building Articulation

7
 Building Roof Forms

E.10 - Design roof forms such that no more than two side-by-side units are
covered by one unarticulated roof. Articulation may be accomplished by changing
roof height, offsets, and direction of slope, and by introducing elements such as
dormers, towers, or parapets. Other alternative design approaches that achieve
the same goal of breaking down building masses into small individual units may
also be acceptable, for example shifting the units in sections and varying the
design treatment for individual units.

E.11 - Design roof elements to have a functional integrity that is part of the
overall building design. Do not use false roof forms, such as those used for
purely decorative or advertising purposes. Do not use mansard roofs on any
building with a height less than four stories.

Building Windows

E.12 - Design window patterns and proportions to enhance all facades of the
building and add architectural interest. Differentiate window designs (size,
proportion) to reflect the different components of residential units, for example
entrances, living areas, stairways, and bedrooms, while ensuring harmony within
that variety.

E.13 - Design the locations and proportions of all window openings with
consideration for the overall composition of the building facade.

F. AUTO CIRCULATION: SITE ACCESS AND DRIVEWAYS

These guidelines ensure a safe and convenient pedestrian environment and an

attractive street frontage to accommodate pedestrian and bicycle activities.

F.1 - Minimize the number of entrances and exits to parking areas, in order to
minimize conflicts with pedestrians, reduce congestion at street intersections,
and preserve existing on-street parking.

F.2 - Locate entries and exits to allow direct, through movement among individual
parking areas where possible.

8
 F.3 - Minimize the number of entrances and exits to parking areas in order to
minimize conflicts with pedestrians and reduce congestion at street intersections.
Share parking areas and/or parking entrances/ exits between adjacent properties
to the maximum extent feasible. Place covenants on deeds to ensure continued
shared use.

F.4 - Design vehicular circulation to allow through movement between adjacent

parking areas.

G. PARKING LOCATION AND DESIGN

These guidelines ensure that the visibility of parking is minimized from public
streets and that parking areas will not create a negative visual outlook for the
residential units.

G.1 - Locate parking to the rear or side of buildings, underneath buildings, or

underground and avoid land intensive surface parking lots. Recommended
parking locations include the following:

● Interior Side Parking

● Rear Yard Parking
● Partial Below Grade Parking
● Below Grade Parking
● Tuck Under Parking
● Parking Wrapped with Living Space

G.2 - Do not locate parking between buildings and the street. Parking areas
between the building edge and the sidewalk are not allowed. Buildings may be
located behind other buildings that are located at the street edge, with on-site
parking provided between the two sets of buildings.

G.3 - Separate parking areas from buildings by at least a raised concrete

walkway or a landscaped area, preferably both. Parking spaces must not directly
abut buildings.

9
 Figure 3. Parking Spaces

Figure 4. Automobile dimensions

10
 Figure 5. Allowable Slope of Ramp

G.4 Planning Considerations

1. The slope of ramp should not exceed 20%. For slope greater than 10% a
transition of at least 2.40 meter is required at each end of the ramp and at
½ the slope.
2. The limit of the front approach angle is 14 degrees while the
corresponding angle at the rear is limited to 9 degrees.
3. Parking stalls should be from 2.70 to 3.00 meters wide
4. Roughly, a parking lot including drivers for entering needs 32.5 square
meters per car

11
Figure 6. Entrance Parking and Exit

12
Figure 7. Plan of Parking Area

13
 Figure 8. Parking Area

Figure 8. Circular Ramp for Cars

14
15
Figure 9. Parking Garages

16
H. FACILITIES FOR PEDESTRIANS, BICYCLES AND TRANSIT

These guidelines ensure the provision of adequate facilities for pedestrians,

bicycles and transit to promote and facilitate alternative modes of transportation
and improve circulation in the Ashland Cherryland and Castro Valley Business
Districts.

SIDEWALKS, STREET TREES, AND OTHER PUBLIC ROW

H.1 - Provide new or repaired improvements in the public right-of-way along the
lot frontage, including sidewalks, street trees, curbs, and gutters, following the
Specific Plans and the Alameda County Engineering Design Guidelines.

Figure 10. Pedestrian Setbacks

I. LEARNING RESOURCE CENTER

The classroom layout represents a standard-sized room with a recessed corridor

door and a standard seating arrangement. It shows a room designed for ten to
fifteen pupils. Rooms of this size can be used for a variety of purposes, such as
conference rooms, student council rooms, or for small class groups. The
development of the teaching process, extension of classroom activities, and use
of group techniques within the classroom have led to new classroom designs in
recent years. Square classrooms have been proving more satisfactory than
rectangular ones. The area of the classroom is increasing with the realization that
small classrooms of the past have been the greatest handicap to the
improvement of the educational program.

17
 Figure 11. Classroom Layout

J. COMMERCIAL RETAIL SHOPS

Figure 12. Typical Store Layout

18
Figure 13. Typical Fixtures and Aisles

19
K. SUPERMARKET

Figure 14. Supermarket Layout

20
L. RECREATION AND ENTERTAINMENT

21
22
23
II. USER ANALYSIS AND AREA SPACE REQUIREMENTS

PUBLIC SPACES USERS

Parking Visitors
Lobby Residential Tenants
Public Amenities Admin Staffs
- Public Gym Service Staffs
- Mini Park Maintenance Staffs
- Playground Security
Commercial Spaces
- Restaurants
- Mini Supermarket
- Retail Stores
- Laundry shop
- Convenience store
- Water Refilling station
Public Restroom

PRIVATE SPACES USERS

Residential Units Residential Tenants

- Bedrooms Admin Staffs
- Kitchen Service Staffs
- Bathroom Maintenance Staffs
- Livingroom Security
Residential Amenities
- Swimming Pool
- Event hall
- Study / Mini Library Hall
- Entertainment room
- Roof deck lounge

24
SERVICE SPACES USERS

Admin Office Admin Staffs

- Meeting Rooms Service Staffs
- Managers Office Maintenance Staffs
- Staff Office Security
Employee Lounge
Cleaners / Maintenance Station
Security Station

FACILITIES / OPERATIONAL SPACES USERS

Storage Rooms Admin Staffs

Parcel Delivery Station Service Staffs
Electrical Room (Gen Set) Maintenance Staffs
Boiler / Heater Room Security
Water Supply Room
CCTV Monitoring Control Room

25
III. OBSERVATION OF SITE DEVELOPMENT PLAN AND ITS OPERATION

The observed site on different mixed-use residential buildings contains a

variation of open public landscaping and parking at the front. In the case of Avida Towers
Prime taft, their parking spaces are located within the building while their commercial
spaces are located at the front ground level of the building. The parking is situated within
the building so that building tenants have easier access to their parking spaces. There
are a total of 4 levels of parking and 25 floors for residential. There are also separate
parking spaces for the public which are located in front of the commercial spaces. Avida
Prime Taft contains 4 commercial spaces which are Convenience Store, Restaurant,
Salon, Bakery and Laundry. Avida Prime Taft Towers also has a covered waiting shed in
front of the site and the commercial spaces. A roundabout is located at the front
connecting the main taft road to the interior ground parking. This provides easy flow of
entry and exit of vehicles

Figure 5. Avida Prime Taft Site Development Plan

26
IV. PERTINENT LAWS, CODES, AND OTHER BUILDING LIMITS FOR STRUCTURE
DEVELOPMENT AND DESIGN

PERTINENT LAWS

D.O. NO. 8547

An ordinance in the city of manila, directing the installation of braille push buttons and
audible traffic signals for the assistance of differently abled persons, senior citizens,
and pregnant women.

D.O. NO. 8650

An ordinance establishing comprehensive program for the regular clean-up,

restoration, treatment, rehabilitation and maintenance of waterways in the city of
manila, providing penalties for violations thereof, and appropriating funds therefor

D.O. NO. 8640

An ordinance establishing loading and unloading areas, likewise, a route measure

capacity (RMC) of city ordinance no. 7755 amending section 2.a (tricycle terminals)
and section 2 of ordinance no. 7871 as amended by including therein juan luna chesa
rawis tricycle operators and drivers association incorporated (juluchera toda), as per
basic papers.

D.O. NO. 8553

An ordinance prohibiting the use of incandescent bulbs which produce yellowish,

reddish and colored glow and any attached luminous and reflectorized materials in all
private and public markets, groceries, flea markets, talipapa stalls and other similar
establishments selling fresh vegetables, fish and/or meat and providing penalties for
violation thereof, as per basic papers.

D.O. NO. 8531

An ordinance requiring every hotel establishment within the jurisdiction of the city of
Manila to install an emergency bathroom pull string in every comfort room within the

27
vicinity of hotel establishments.

D.O. NO. 8360

An ordinance amending articles of the penalties for ordinance no. 8371 "an ordinance
providing an environmental code for the city of manila and adjust the penalties thereof

D.O. NO. 8869

An ordinance further amending ordinance no. 8522, entitled: "an ordinance creating
the Chinatown development council, defining its jurisdiction, functions, duties and
purpose, for the promotion of chinese-filipino culture and tourism in the city of manila",
as amended by ordinance no. 8575.

CODES

NATIONAL BUILDING CODE OF THE PHILIPPINES (NBCP): The NBCP sets

the minimum requirements for structural design, construction materials,
occupancy, fire safety, sanitation, and sustainability for buildings and structures
throughout the country.

FIRE CODE OF THE PHILIPPINES: This code establishes the standards and
regulations related to fire safety measures, emergency exits, fire prevention, and
firefighting equipment installations within buildings.

SECTION 10.2.12.4 APARTMENT BUILDINGS

A. General Requirements
1. Any apartment building which complied with all of the preceding
requirements of this Section for hotels may be considered as a hotel
and as such, the following requirements for apartment buildings will
not be applicable.
2. Every individual unit covered by this Section shall at least comply
with the minimum provisions of Section 10.2.12.6 of this IRR
entitled Single and Two-Family Dwellings.

B. EXIT DETAILS

28
 1. General Types and Capacities of Exits : exits of the same
arrangement, types and capacities, as required by section 10.2.12.3
of this IRR shall be provided. Street floor exits shall be sufficient for
the occupant load of the street floor plus the required capacity of
stairs and ramps discharging onto the street floor.
2. Number of Exits : Every living unit shall have access to at least two
(2) separate exits.
3. Minimum Corridor Width : Corridors with a required capacity of
more than 50 persons shall be of sufficient width to accommodate
the required occupant load but have a width of not less than one
hundred twelve centimeters (112 cm). Corridors with a required
capacity of not more than 50 persons shall not be less than ninety
one centimeters (91 cm).
4. Access to Exits : Exits shall be remote from each other, as
required by Section 10.2.5.2 of this IRR. Exits shall be so arranged
that there are no dead-end pockets, hallways, corridors,
passageways or courts.
5. Lighting and Signs : Every public space, hallway, stairway, and
other means of egress shall have illumination in accordance with
Section 10.2.5.11 of this IRR. All apartment buildings shall have
emergency lighting.

Signs in accordance with Section 10.2.5.12 of this IRR shall be

provided in all apartment buildings.

C. PROTECTION
1. Segregation of Dwelling Units : Dwelling units in row apartments
shall be separated from each other by partition walls having a fire
resistance rating of four (4) hours. Such walls shall be constructed
solidly and continuously from the ground to level one (1) meter
above the ridge line of the roof.
2. Protection of Vertical Openings : Protection of vertical openings
shall be the same as required for hotels. (See Section 10.2.12.3 of
this IRR) There shall be no unprotected vertical opening in any

29
 building or fire section with only one exit.
3. Alarm Systems : Every apartment building of four (4) storeys or
more in height, or more than twelve (12) apartment units shall have
an automatic fire detection and alarm system in accordance with
Section 10.2.6.4 of this IRR, except buildings provided with
approved, supervised sprinkler protection in accordance with
Section 10.2.6.5 of this IRR.

Apartment buildings of not more than three (3) storeys in height

shall be provided with manual fire alarm system, provided that
dwelling units shall be installed with single – station or multi –station
smoke detectors.
4. Extinguishing Requirements : All buildings shall be protected
throughout by an approve, supervised sprinkler system except in
buildings where all guest sleeping rooms or guest suites have a
door opening directly outside at the street or grade level or exterior
exit access arranged in accordance with Section 10.2.5.2 of this
IRR in buildings up to and including three (3) storeys in height.
5. Hazardous Areas : Every hazardous area shall be separated from
other parts of the building construction having a fire-resistance
rating of at least one (1) hour. Communicating openings shall be
protected by approved automatic or self-closing fire doors.

Figure 6. Evacuation Plan Signs

30
 Figure 7. Fire Alarm Annunciator

ACCESSIBILITY LAW: Every 4 story and more buildings are required to comply
with accessibility standards to ensure that they are accessible to persons with
disabilities. This includes provisions for ramps, elevators, accessible parking
spaces, and other facilities.

ENVIRONMENTAL LAWS AND REGULATIONS: The design and construction

of the building may also need to comply with environmental laws and regulations
concerning sustainability, energy efficiency, waste management, and
environmental impact assessments.

Architects, engineers, and developers involved in the design and construction of

residential mixed-use buildings must ensure strict compliance with these building
codes and standards to ensure the safety, functionality, accessibility, and
sustainability of the building while also preserving its historical and cultural
significance. it's essential to consult with local authorities and experts to
understand the specific requirements and regulations applicable to the project.

LAND USE CLASSIFICATIONS

The architectural land use classifications typically encompass various

zones that serve different purposes and functions. while the exact classifications

31
may vary based on local zoning regulations and urban planning policies, here are
some common architectural land use classifications found within the area:

COMMERCIAL: areas designated for commercial activities such as retail

stores, restaurants, hotels, and office spaces. commercial zones near the
building caters to the needs of residents and visitors.

RESIDENTIAL: zones primarily intended for housing, including

single-family homes, apartments, condominiums, and residential
complexes.

MIXED-USE: mixed-use zones combine various land uses within the

same area, promoting a blend of residential, commercial, and institutional
activities. These zones create vibrant, walkable neighborhoods where
people can live, work, and socialize in close proximity.

OPEN SPACE: green spaces, parks, plazas, and recreational areas

designated for public use and enjoyment. open space classifications
within the building will provide opportunities for relaxation, leisure
activities, and community gatherings amidst the urban environment.

These architectural land use classifications help guide urban

development, zoning decisions, and land use regulations within the
vicinity of mixed-use residential buildings. They ensure that the built
environment is organized, functional, and conducive to the needs of
residents, businesses, and visitors while preserving the city's character
and identity.

32
REVISED IMPLEMENTING RULES AND REGULATIONS FOR PD 957

Section 2. Design Standards and Guidelines for Residential Condominium

Projects

A. Site Criteria

Conformity to Comprehensive Land Use Plan/Zoning Ordinance/National

Building Code 1. Residential condominium projects shall preferably be located in
areas zoned as or appropriate for residential uses. 2. Condominium projects shall
likewise conform to the minimum building requirements, lot occupancy, open
spaces, parking and other requirements of the National Building Code of the
Philippines and its Implementing Rules and Regulations.

B. Planning Consideration

1. Area Planning

a. Supplementary and supportive activities to residential use shall be allowed

provided that the privacy, order, health and safety of the residents are not
jeopardized nor threatened and that the land use plan and/or zoning ordinance of
the locality can accommodate such mixture of land uses.

b. Open spaces shall be provided within the project site pursuant to the National
Building Code of the Philippines and its Implementing Rules and Regulations.
These shall include courts, yards, setbacks, light wells, uncovered driveways,
access roads, parking spaces, buffer strips, parks and playgrounds. Except as
may hereafter be otherwise provided these spaces shall be open from the ground
to the sky. The open space shall also be allocated for basic utilities and
community facilities or common areas.

c. Easements for utilities, such as drainage system, water supply, power lines
and communication lines, shall be integrated with land circulation system.

d. Building orientation on lot shall take into account proper ventilation, sunlight
and land characteristics.

33
e. No development shall be allowed within the 5-meter mandatory easement on
both sides of the Marikina Valley Fault Trace and such other fault traces as may
be identified by PHIVOLCS. (Approved per Board Res. No. 515, Series of
1992)residents

2. Site Preservation/Alteration

a. Slope

The finished grade shall have a desired slope to allow rainwater to be channeled
into street drains. Where cut and fill is necessary an appropriate grade shall be
attained to prevent any depression in the area. Grading and ditching shall be
executed in a manner that will prevent erosion or flooding of adjoining properties.

b. Preservation of Site Assets

Suitable trees with a caliper diameter of 200 millimeters or more, as well as

shrubs and desirable ground cover shall be preserved in accordance with the
implementing rules and regulations of DENR. Where good quality top soil exists
in the site, it shall be banked and shall be preserved for finishing grades of yards,
playgrounds, parks and garden area.

c. Ground Cover

Grass, shrubs, plants and other landscaping materials used for ground cover
shall be of variety appropriate for its intended use and location. They shall be so
planted as to allow complete and permanent cover of the area.

C. Design parameters

1. Space location

Space allocations shall provide areas for living, dining, kitchen, sleeping, toilet
and bath, laundry/ drying area and storage -the minimum sizes of which shall be
in accordance with the requirements of the National Building Code of the
Philippines and its Implementing Rules and Regulations/referral codes.

34
a. Parks/Playground and/or Other Recreational Areas

a.1 Parks/Playground (exclusive of easements, access roads, driveways, parking

space) shall be required for:

a.1.1 Projects with a gross saleable area of 1.000 square meters: Or

a.1.2 Projects with ten (10) or more condominium units. Except when the
condominium is part of a subdivision project or a park/playground not more than
or 800 meters away and in reaching it, the pedestrian will not be unduly exposed
to hazard.

a.2 The minimum area for a single park/playground shall be 50 square meters.
Increments of 3.00 square meters for every additional family dwelling type in
excess of 10 units shall be added.

a.3 Parks/playground or other recreational facilities may not be required if the

condominium is located not more than or 800 meters from a publicly accessible
park/playground/or other recreational facilities.

a.4 Parks/playground shall be properly landscaped to accommodate both active

and passive activities.

a.5 Parks/playground may be accommodated in the yard/s provided such yards

are adequate and usable as park.

a.6 Other facilities (optional) such as tennis courts, swimming pool, etc. may be
integrated with the park/playground.

b. Parking Space Requirement

b.1 For Residential Condominium Units

b.1.1 The parking slot requirement for residential condominium project snail be in
accordance with the provisions of the National Building Code of the Philippines.

b.1.2 Off-site parking may be allowed in addition to the on-site parking provided
that the designated parking area is part of the project and provided further that

35
the required distance shall be in accordance with the National Building Code of
the Philippines.

b.1.3 Compliance with additional parking spaces as required by local ordinances

shall be mandatory.

b.2 For Commercial Condominium Units

b.2.1 The minimum parking slot requirement shall be in accordance with the
provisions of the National Building Code of the Philippines.

b.2.2 Off-site parking may be allowed in addition to the on-site parking provided
that the designated parking area is part of the project or the project is within the
commercial subdivision where common parking area is part of the approved
subdivision plan and provided further that parking arrangements are explicitly
indicated in the contract of sale of property to be developed. Off-site parking shall
not be located 200 meters away from condominium project.

c. Access Roads

Roads shall serve every building, parking space, park/playground and service
points (e.g. garbage collection points). Minimum roads or right-of-way shall be 8
meters, 6 meters thereof shall be the carriageway and the remaining 2 meters
shall be developed as sidewalk/planting strip. Path walks shall be provided for
pedestrian circulation with a minimum width of 1.2 meters. Construction of roads,
sidewalk and path walks, shall be in accordance with the standards of residential
subdivision. Space for turnaround at dead end shall be provided. Direct vehicular
access to the property shall be provided by public street or alley. An independent
means of access shall be provided to each dwelling, or group of dwellings in a
single plot. Without trespassing adjoining properties. Utilities and service facilities
must be independent for each dwelling unit. An independent means of access to
each living unit shall be provided without passing through any yard of a living unit
or any other yard.

36
c.1 Hierarchy of Roads

For horizontal condominium projects, the hierarchy of roads shall be the same as
the minimum design standard requirements for subdivision projects.

c.2 Pavement

All roads (major, minor, motorcourt) for both residential and commercial
condominium projects shall be paved with concrete/asphalt.

d. Basic Facilities and Services

d.1 Service Area (Laundry/Drying Area)

Adequate laundry and drying areas shall be provided. Where such services areas
are held in common, they shall have suitable outdoor locations, fenced or
screened and kept away from living rooms, entrance or front yards.

d.2 Water supply, power, sewerage and drainage utilities shall conform to the
requirements of a subdivision.

d.2.1 Reservoir/Water Tank

For multi-storey buildings. If the height of the building requires water pressure in
excess of that in the main water line, a water tank shall be provided. Tank shall
also be required if the peak drawn should reduce the pressure on the highest
usable floor to less than 0.06 Mpa the minimum pressure required for satisfactory
operation of fixtures, particularly those with flush valves.

d.2.2 Capacity -20% Average Daily Demand plus fire reserve

d.3 Mechanical Equipment and Service Areas

d.3.1 Provision of elevators shall conform to the plans and specifications of the
duly licensed architect/engineer who shall determine the requirement for
elevators including the number of cars, capacity, safety features and standards,
elevator type, speed and location in relation to the over-all design and use of the
building; the design architect/engineer shall certify under oath that all the

37
components thereof are in accordance with the National Building Code of the
Philippines, the Accessibility Law and national industry standards and other
pertinent laws.

d.3.2 Compliance to the provisions of the Fire Code of the Philippines, shall be
mandatory

d.4 Refuse Collection/Disposal

Centralized garbage depository area and efficient refuse collection and disposal
services shall be provided whether independently or in conjunction with the city
or municipality garbage collection and disposal services. It shall conform to the
provisions of the Sanitation Code of the Philippines and its Implementing Rules
and Regulations/pertinent referral codes.

2. Floor Area Requirements

a. Single-Occupancy Unit

Single occupancy units shall have a minimum floor area of 18 square meters,
however, a net floor area of 12 square meters may be allowed provided that:

a.1 These are intended for students/employees/workers and provided further that
the condominium project to which these will be integrated is within highly
urbanized areas.

a.2 The same shall be provided with common basic facilities such as
laundry/drying area and support amenities such as visitor's lounge and dining
area.

a.3 Said facilities/support amenities including all other measures that will ensure
compliance with the intended use of the unit shall be explicitly indicated in the
master deed/ contract to sell.

38
 b. Family Dwelling Unit

The minimum floor area of family condominium units shall be 36 square meters
and 22 square meters for open market and medium cost condominium project
respectively.

V. DOCUMENTATION

Figure 8. Avida Prime Taft Sign

Figure 9. Avida Prime Taft

39
Figure 10. Lobby & Elevator

Figure 11. Commercial Space

Figure 12. Parking Space

40
REFERENCES:

A Codification of the General Ordinances of the City of Enumclaw, Washington. (2023,

November 27). MIXED USE DEVELOPMENT AND DESIGN STANDARDS. ENUMCLAW
MUNICIPAL CODE.
https://www.codepublishing.com/WA/Enumclaw/html/Enumclaw19/Enumclaw1938.html#1
9.38.070

City of Antioch. (2021, September 26). 5.0 mixed-use design guidelines. citywide design
guidelines manual.
https://www.antiochca.gov/fc/community-development/planning/Chapter-5-Mixed-Use-Des
ign-Guidelines.pdf

De Chiara, J., & Callender, J. (n.d.). Time-saver Standards for Building Types (Second).
McGraw-Hill.

Fajardo, M. B. (2002). Planning and Designers Handbook (Second). 5138 Merchandising.

Revised implementing rules and regulations for PD 957. (n.d.).

https://dhsud.gov.ph/wp-content/uploads/Laws_Issuances/02_IRR/IRRPD957.pdf

Simmons, R. (2018, March 15). Design guidelines for residential mixed-use ...
https://acgov.org/cda/planning/landuseprojects/documents/DRAFT_DESIGN_GUIDELINE
S_CH5.pdf

41