REPUBLIC OF THE PHILIPPINES

COLLEGE OF ARCHITECTURE & ENVIRONMENTAL

PLANNING
TAMAG, VIGAN CITY, ILOCOS SUR 2700

RESEARCH WORK NO.1

MIXED-USE DEVELOPMENT
ARCHITECTURAL DESIGN 8: DESIGN OF
COMPLEX STRUCTURES

PREPARED BY:
BAUTISTA, JOANNA MARIE T.
CASTILLO, JERICHO JASON L.
INON, FELIX ANGELO

PRESENTED TO:
AR. JOHN DERICK R. DASUGO
 VERTICAL MIXED USE DEVELOPMENT • OVERALL ARCHITECTURAL DESIGN
Vertical mixed-use developments have multiple uses. Each floor of a vertical mixed-use a. Building design concepts should respond to the site plan by forming street edges and by
building, for example, may have a different use and purpose. On the ground floor there may be encouraging active, safe street life offering a variety of activities. Buildings should recognize site
shops and restaurants, followed by commercial offices, and then on the top floors residential units patterns and help define entries to interior courtyards, building entrances, and public spaces to
and sometimes hotel rooms as well. Generally, however a vertical mixed-use development will also encourage family and community activities.
include a central public space - allowing all those who use the building in different ways to come
together to build connections and cooperation. They should also prioritize making sure that public b. Use architectural styles that are associated with traditional neighborhood design and newer
accessible spaces are on the lower floors of the building, with more private spaces (such as multifamily designs that delineate separation of the units. Commercial architectural styles should
residential units and hotel rooms) being placed further up. This positioning helps bring life, at a street mimic the old main street concept with architectural context taken from waterfront, northwest
level, and encourages the development of central public spaces. They may be more popular in timber or historic building designs.
urban centers or areas where land is at a premium and land is in short supply. Vertical mixed-use
development allows for a combination of different uses within the same building. Typically, the c. The architectural designs shall utilize a variety of roof forms to create diverse elevations.
lower floors contain commercial businesses while the upper floors are reserved for private uses. For Residential units, office and commercial/retail spaces shall overlook the streets and courtyards as
example, the ground level may contain a retail store while middle floors contain professional part of a unified and defined sense of space.
offices. Upper floors then host apartment units or hotel rooms. Vertical mixed use developments are
generally most successful when positioned around a central public space. Mixed use development d. Parapets, cornices, shed roofs, dormers and other secondary roof forms create variety in the units
in buildings around activity centers meets the goal of creating interactive streets, providing and break up the massing of the overall buildings. Varied roof heights and roof elements also serve
meaningful public spaces, and creating communities where people can live, work, shop, and play. to reinforce the diverse experience of the streetscape. Vertical elements such as bays and decks
The term most often refers to development that combines residential functions with commercial which sometimes carry to the ground and to upper levels help to create variation in the facade
but can also refer to varied public amenities as well as cultural and institutional uses. Compare the that modulate the building facade.
requirements for a given mixed use space with the fire, energy, and building codes in a given area.
The unique specifications of mixed use properties can run afoul of local mandates. While d. The materials used in design of the buildings should also reinforce the diverse experience of the
regulations governing their use can vary by locale, cities are adopting legal codes favorable to the elevations. Roof colors should be coordinated to complement the color schemes.
development of mixed use properties.
f. Plaza or courtyard materials can be used to create a community space, through the use of color
DESIGN STANDARDS FOR VERTICAL MIXED-USE DEVELOPMENT and scoring as patterns in the hardscape. Landscape creates diversity, provides color and softens
the building and hardscape environment, while benches or seating areas, play areas and
• PURPOSE public art help residents and visitors enjoy the space and environment, making it a place where
a. A mixed-use development is intended to accommodate and foster pedestrian usage by people want to visit, shop, live and recreate.
combining commercial/retail uses and residential uses in the same buildings or in close vicinity
of each other. The interaction of these different uses during day and evening hours provides a • OVERALL BUILDING FORM
dynamic that cannot usually be created with typical single use zones. This concept harkens a. Buildings shall be built to the property line or right-of-way easement to enclose a pedestrian-
back to a village where people lived and worked in close proximity. This concept also tries to oriented landscape. Pedestrian-oriented amenities are important. When development
reduce dependency upon the automobile, makes pedestrians a focal point, and encourages accommodates specific pedestrian activities, the setback may vary up to twenty feet with city
human interaction, smaller scale buildings, and a vibrant sidewalk environment. approval, if the space is planned for outdoor dining associated with an eating establishment,
recessed plaza or specific district design standards or landscape needs. The setback cannot be
b. For projects in those zoning districts where mixed-use developments are allowed, the following used for parking.
design review standards shall generally apply, with examples depicted in Exhibit C of
Ordinance 948, Guidelines for Mixed-Use Developments. b. Buildings shall utilize elements such as massing, materials, windows, canopies and articulated roof
forms to create a visually distinct base as well as a cap.
• OVERALL DESIGN
a. Mixed-use development should create a new diverse and pedestrian-friendly neighborhood, c. Within larger projects, variations in facades, floor levels, architectural features and exterior finishes
with a mix of housing, shopping, workplace and entertainment uses and nodes for are encouraged to create the appearance of several smaller buildings. Upper stories shall be
transportation access, all within a short walk of each other. A range of types, sizes, amenities, articulated with features such as bays and balconies.
and uses will enhance a series of inviting functional public spaces, including shopping streets
and pedestrian-friendly streetscapes, open spaces, courtyards, trails, residential, office, and d. Special attention should be given to designing a primary building entrance, one that is clearly
retail in mixed-use buildings. The design principles for buildings and streets are taken from visible from the street and incorporates changes in mass, surface, or finish to give emphasis.
traditional small towns that provided a close-in community life.
e. Corner and public buildings because of location, purpose or size should be given special
b. To foster pedestrian usage in the mixed-use district, sidewalks must be a minimum of ten feet in attention in the form of building features, such as towers, cupolas, and pediments.
width, except when the public works director determines this width is not feasible. Permeable
surfaces shall be utilized to the maximum extent feasible. f. The development of ground level view points and corridors as well as public balconies and roof
spaces which take advantage of solar access and views are encouraged.
c. Properties or development projects abutting major streets in the district shall have zero- to
ten-foot setbacks from the right-of-way, pedestrian-friendly storefronts with display windows g. Minor pedestrian passages shall be provided between buildings where access is needed to allow
along fifty percent of their facade and the facades shall not be plain or sterile but incorporate pedestrians to move from one place to another.
architectural features, such as windows, entrances and variations in setback, so that no wall
plane is wider or longer than two and one-half times the height of the wall plane.
• BUILDING DESIGN
A. Architectural Details. The following architectural elements are required to provide visual D. Articulation. Facades should be varied and articulated to provide visual interest to
interest and create a sense of human scale: pedestrians. The roof line of buildings should be modulated and should include interesting
1. Awnings, Sunshades and Canopies. Weather protection is encouraged for architectural features, such as decorative eave, trim, or cornice. Window articulation through
pedestrian street frontages with ground floor commercial. The minimum width of use of a decorative trim, such as window hoods and the use of smaller regularly spaced
such elements shall be four feet. Minimum height is eight feet, maximum height is windows in upper stories with smaller divided lights. Storefront designs and materials should be
twelve feet. Awnings with painted signs are permitted; however, they must be allowed to be unique while maintaining the character of the building facade of which they
externally lit. Internally illuminated awnings are not permitted. are a part. The base of buildings should be articulated through use of plinths, pilasters or other
elements.
2. Front Porches. Front porches, stoops, bay windows and dormers are encouraged
on buildings which contain residential dwellings. E. Materials and Colors. Exterior building materials and finishes should convey an impression of
permanence and durability. Materials such as masonry, stone, stucco, wood, terra cotta, and
3. Trees, Plants and Flowers. The use of potted plants and flowers as well as street tile are encouraged. Where masonry is used for exterior finish, decorative patterns should be
trees are encouraged, but shall not impede pedestrian traffic. considered. These patterns could include a change in color or material. Exterior colors should
be given careful consideration in the context of the surrounding buildings and environment.
4. Street Furniture. Public seating, trash receptacles and informational directional
kiosks shall be of uniform design and be provided throughout district where F. Screening
needed. Sidewalk widths, street trees, landscaping, weather protection, public 1. All wall-mounted mechanical, electrical, communication, and service equipment, including
art, street furniture and other amenities for pedestrians in public rights-of-way satellite dishes and vent pipes, shall be screened from public view by parapets, walls,
and public plazas which are required and are abutted by private development fences, landscaping or other approved means.
shall provide an additional three feet to six feet for a total sidewalk width of no 2. All rooftop and sidewall mechanical equipment and other extensions allowed above the
less than eight feet. building height shall be concealed by or integrated within the roof form or screened from
view. The following appurtenances or necessary extensions above the roofline that require
5. Exterior Lighting. Pedestrian areas need to be well-marked and well-lit. Exterior screening include: stair wells, elevator shafts, air conditioning units, large vents, heat pumps
lighting shall be an integral part of the architecture and landscape design. and mechanical equipment.
Street lighting shall relate in scale to the pedestrian character of the area. 3. Service and loading areas must be screened from street and pedestrian ways.
Pedestrian lighting shall be provided at a pedestrian scale of three to twelve
feet, with the source light being shielded to reduce glare, thereby encouraging H. Pedestrian Access. Pedestrian and bicycle paths and connections are required within the
safe access to these areas twenty-four hours per day. Overall, lighting and development and shall be provided to the closest activity areas (i.e., schools, business area,
pedestrian zone lighting is needed but shall not create glare or light spillage off park, major arterial, etc.
site or beyond parking lots and streets. • SIGNAGE
A. Where possible, signs should be an integral part of the building rather than an afterthought.
B. Building Fenestration Wall-mounted signs shall not project more than six inches from the building.
1. Facades. Any facade visible from a public right-of-way, pedestrian corridor or
public open space should incorporate fenestration. Fenestration patterns for street B. Sign creativity is encouraged. Signs may be fabricated of mixed media, including metal
level uses should have generous amounts of clear glass and be designed to reverse-illuminated letters, suspended neon letters, illuminated individual letters, signs etched
incorporate displays. Glass curtain walls, reflective glass, and painted or dark tinted or cut out of solid material such as wood or brass and illuminated from behind.
glass are not permitted.
C. Building-mounted or wall signs for retail shops and commercial area will be located in the
2.Blank Walls. Where windowless walls are necessitated by the uses housed within the storefront area above the door height and below canopy (typically eight feet above floor).
building, they shall have an interesting exterior treatment such as artwork, decorative
tile, or masonry, or trellises with plant material. Blank walls visible from a public way, D. Signs shall be centered between architectural elements and between columns to allow
larger than ten feet in any dimension, which exceed two hundred square feet, must be building architecture to be expressed. Signs shall not necessarily be centered on lease
screened by one of the above methods. premises.
3.Street Visibility. Upper and lower story windows are encouraged to overlook streets E. Signs shall be compatible in scale and proportion with building design and other signs.
and open spaces, thereby helping to provide “community eyes” to make these spaces
more comfortable and safe. F. Signage shall be placed facing primary pedestrian streets.
C. Proportions. The scale of all structures in relationship to other structures and spaces is G. Overhanging, building-mounted or blade signs which hang from the canopy, arcade or
important. Buildings and the spaces between should relate easily and openly to the building front may be utilized to increase visibility. Overhanging signs shall not have an area of
external public areas. To balance horizontal features on longer facades, vertical more than three square feet or exceed two inches in thickness. Overhanging signs area is not
building elements, such as building entries, should be emphasized. included in signage area allowed under the sign code. The bottom of the sign shall not be
lower than eight feet aboveground.
H. Letter height shall not exceed eighteen inches. Larger first letters up to twenty-four B. Parking areas shall have one tree per every four parking stalls or have trees between every
inches will be permitted. two to four ferry loading lanes. Parking areas must be screened from all pedestrian-oriented
areas through the use of trees, shrubs, walls and/or trellis structures with plants.
I. Length of the signs shall not be more than two-thirds of the overall “leased” facade area
or less than three feet from demising wall of lease premises. Each sign is calculated C. Parking lots shall provide landscaping next to buildings and along walkways. Parking lots
separately and shall conform to all applicable maximum area limitations. Calculated shall provide enough trees so that fifty percent of the lot is shaded within a five-year period
maximum areas are not transferable to other facades. Each tenant is allowed to place and landscape beds have a ninety percent ground coverage in five years.
signage on no more than two facades.
D. Arbors or trellises supporting living landscape materials should be considered for
J. Awnings with signs painted on them are allowed, but the awnings cannot be internally ornamentation on exterior walls. Any such feature should cover an area of at least one
illuminated. hundred square feet and include sufficient plantings to achieve at least thirty percent
coverage by plant materials within three years.
K. Monument signs and wall signs cannot be internally illuminated.
E. Where pedestrian activity is encouraged onto the site, the screening doesn’t have to be
• OFF-STREET PARKING—PARKING FACILITIES—LOTS—STRUCTURES sight obscuring.
A. Off-street parking in commercial areas shall either be behind or to the side of
development with ground-floor retail along the street frontage. F. Utilities are required to be underground and aboveground equipment shall be located
away from major pedestrian streets and corners. Equipment boxes and vaults must be
B. B. Structured parking and/or shared or joint parking is encouraged to maximize placed in back of the sidewalk and where landscaping can minimize or screen their impact.
development potential in mixed-use districts.
HOTEL PLANNING GUIDELINES
C. A minimum of curb cuts should be allowed in mixed-use zones for parking access.
Hotel - a building, or premises or a completely independent part there of, which is used for the
D. Adjacent street frontage to commercial properties can be counted on a one-to-one regular reception, accommodation or lodging of travelers and tourist and the provision of
basis towards the parking requirement on streets that are improved and have services incidental thereto for a fee.
designated parking. DESIGN AND PLANNINGCONSIDERATIONS:
Site selection and decisions on hotel facilities are largely dictated by town and country planning
E. Two parking spaces for each two-bedroom and larger residential dwelling unit and one and other conditions, market feasibility and investment appraisal.
and one-half parking space for each studio and one-bedroom unit, and one guest
space per every four units shall be provided on site. Criteria:

F. Employee parking shall be provided on site, or as part of a shared parking agreement or 1. Attractive appearance: All over appearance of a Hotel is one of the very important
at a parking structure. consideration for a Hotel. It should be attractive and should reflect the architecture of that
area and should also have character of the services being provided in that Hotel.
G. Joint or shared access, and off-street parking, internal circulation or parking is
encouraged with adjacent uses. 2. Efficient Plan: The plan of the Hotel should be such that it should be functional and also
appeal to the eye. All the services should be so designed that it meets various principles of
H. A development can reduce the required off-street parking spaces up to fifty percent lay-outand design.
when it can be demonstrated, in a parking-traffic study, prepared by a traffic engineer,
that use of transit or demand management programs, special characteristics or 3. Location: The design of the Hotel will be guided by the geographic allocation of the Hotel e.g.
customer, client, employee or resident population will reduce expected vehicle use and if a Hotel is situated near the airport or railway station, the reception of the Hotel will be
parking space demand for their development, as compared to standard Institute of designed in such a way that it could handle large number of guests at one time because
Transportation Engineers vehicle trip generation rates and city parking requirements. there is a possibility of guest checking in large groups and around the clock. Similarly Hotel
situated at hill stations, beaches and the Hotels located in heart of the cities and metros will
I. Parking lots shall have internal landscaping as well as be screened from streets and be designed differently.
pedestrian ways.
4. Suitable Material: The Hotel should be designed in such a way that it should be able to use the
J. Parking garages shall be screened to improve the pedestrian environment in mixed-use material locally available which will be cost effective and efficient.
zones.
5. Workmanship: While designing a Hotel one should consider the fact that what kind of
• LANDSCAPE DESIGN workmanship is available and designer should take advantage of it.
A. Development in a mixed-use district should have extensive landscaping of large parking
areas, along streetscapes and for pedestrian-oriented open spaces which can be seen from
the street and pedestrian-oriented areas. Landscaping can also help to define areas and
separate areas thereby bringing a human scale to these intense uses.
 STANDARD AND PLANNING FOR MALLS
2. Forms of Occupancy Separation: Occupancy separations shall be vertical or horizontal
COLUMN SPACING or both, or when necessary, of such other forms as may be required to afford a complete
• Significant dimension is along the mall as this involves the widths, i.e. , frontages, of stores. separation between the various occupancy divisions in the building.
• Often used spaces are 20, 25 and 30 ft., with the last the most flexible. 3. Types of Occupancy Separation Occupancy separation shall be classified as “One-
Hour Fire Resistive”, “Two-Hour Fire Resistive”, “Three-Hour Fire Resistive” and “Four-Hour
STORE DEPTHS Fire Resistive.”
• Buildings are usually 120 to 140 ft deep, sometimes more to accommodate larger stores .
• If there are basements or mezzanines, the depth dimension usually can be reduced20 to 25 WHY WE SHOULD ENCOURAGE MIXED-USE PROPERTIES IN COMMUNITIES?
percent.
The benefits of mixed-use properties are not only for enhancing more variable design options
CLEAR HEIGHTS and more housing solutions that fits everyone in the community, but it also encompasses
• These vary from 10 to 14 ft. or more, with 12 Ft. a good average . Above this clear height, there larger benefits for everyone:
must be adequate space for air conditioning ducts, recessed lights, structural e system, etc.
Sustainable urban planning promotions: Mixed-use buildings play a pivotal role in reducing
PARKING AND TRAFFIC the emission of polluting gases. If you live far away from your work then one of your choices is
• A ratio of between 5 and 6 car spaces per 1,000 sq. ft. of leasable store area is mandatory. to drive a car or take public transport. However, a mixed-use development can bring your
• In the matter of parking layout, car stalls can be set at angles (say, 70‘ to the lanes, which then work a few steps away from your home place, with no need for more cars and no need for
requires one-way traffic; or stalls can be at 90' to the lanes, permitting two-way traffic. Co2 emissions then. You can also access other amenities, like a supermarket or a doctor, with
no need to use a polluting mode of transport.
SHOP SIZES & LAYOUTS

• 12 to 15 ft. wide by 50 to 60 ft. long in large cities ; and15 to 18 ft. wide by 60 to 80 ft long in Better social bonds: The quick lifestyle we live in now is not enhancing us to have strong
smaller cities . bonds with people around. However, for a mixed-use building, you’ll have enough time for
engagement through meeting up in the sharable areas.
• These dimensions apply particularly to shops in 100percent retail districts .
Investment triggering project: Mixed-use buildings have a big market share in the real estate
• Basements 8 to 9 ft. high, in the clear, permit economical stock storage . and construction sector. They are such golden winning projects because the investors will not
only get profit from one direction as residents. But also, he will have commercial investment
• Ground floors are preferably approximately 12 ft. high If no mezzanine is included ; and business areas that will bring more money to his pocket.
mezzanines at least 7 ft6inch above floor level will accommodate most fixture heights.
Environmentally friendly stimulation: It’s easier to design a sustainable and environmentally
• Height from mezzanine floor to ceiling may be as low as 6 ft6 in . if used for service space only ; 7 friendly building that ties different uses than to build them separately and later on try to
ft. is the preferred minimum for public use. connect between them, saving costs and resources. In addition to the fact that you minimize
any maintenance costs when maintaining separate buildings.
NATIONAL BUILDING CODE RULE 7: CLASSIFICATION AND GENERAL REQUIREMENTS OF ALL
BUILDINGS BY USE OR OCCUPANCY
ADVANTAGES OF VERTICAL MIXED USE DEVELOPMENT
SECTION 701. Occupancy Classified Adds curb appeal - Vertical mixed use development reserves the ground floor for street-front
retail and commercial services, attracting local pedestrians and businesses while making
room for residents on the upper floors. This helps foster a vibrant and dynamic commercial
There are 10 Groups of Occupancies sub-divided into 25 Divisions. The accompanying matrix
and residential environment that’s as aesthetically appealing as it is practical. By boosting
shows the Groupings and Divisions and the corresponding uses. The final column indicates the
the curb appeal for these centers, you can create a welcoming and walkable community
Zoning Classification for locals and visitors alike.
a. Buildings proposed for construction shall be identified according to their use or the
character of its occupancy and shall be classified as follows: Economic Growth - Vertical mixed use development promotes an increased demand for
local services to accommodate building residents, businesses, and employees. As more
SECTION 703. Mixed Occupancy businesses arrive to complement one another’s services, the community will see economic
growth. As a result, mixed use plans can be more economically resilient overall, due to their
1. General Requirements: When a building is of mixed occupancy or used for more than one convenient and centralized locations. Even in economic downturns, consumers living above
occupancy, the whole building shall be subject to the most restrictive requirement businesses will still have needs. Instead of waiting for online delivery or consuming gasoline to
pertaining to any of the type of occupancy found therein except in the following: a. When reach the next nearest shopping center, they will rely on what’s nearby.
a one-storey building houses more than one occupancy, each portion of the building shall
conform to the requirement of the particular occupancy housed therein and; b. Where Optimal Residential Space - Upper-story residential unit dwellers benefit from increased
minor accessory uses do not occupy more than 10% of the area of any floor or a building, privacy, less street noise, and scenic views in a vertical mixed use building. However, they are
nor more than 10% of the basic area permitted in the occupancy requirements, in which still within close proximity to a wide range of local amenities and employment opportunities.
case, the major use of the building shall determine the occupancy classification.
 2. GUIDELINES, PRINCIPLES AND STANDARDS IN DESIGNING HIGH RISE BUILDINGS

2.1 GUIDELINES IN DESIGNING HIGH RISE BUILDING

Objectives
The objectives of these guidelines is to highlight ways to:
• promote high-rise buildings that contribute to views and vistas and enhance the character and the image of the city;
• address compatibility and the relationship between high-rise buildings and their existing and planned context;
• create human-scaled, pedestrian-friendly streets, and attractive public spaces that contribute to liveable, safe and healthy communities;
• coordinate and integrate parking, services, utilities, and public transit into the design of the building and the site; and
• promote development that responds to the physical environment and microclimate through design.

1. CONTEXT The Official Plan promotes developments that are compatible with the surrounding built and natural environment. The objectives of the Official Plan require new developments to
respect the character of the existing areas and create and maintain places with their own distinct identity. To implement these policies, a development proposal must be prepared based on a
thorough understanding of the existing and planned context and provide an effective design response. While the design will vary on a case by case basis the approach to contextual analysis should
be consistent and comprehensive as outlined in the Official Plan and other relevant Council-approved documents, including the Terms of Reference for preparing a Design Brief. The guidelines in this
section highlight some of the most challenging contextual considerations faced with creating compatible high-rise developments.
Views, vistas and landmark buildings are important attributes of the character of the public realm and the identity of the community. A high-rise building may enhance or impact the
views or vistas. It may be a background building that blends into the urban fabric to frame or to form the backdrop of a view. It may also be a landmark building that stands out from the urban fabric
or skyline, or situated at the terminus of an important vista. The design of a high-rise building should respond to the specific context of a place and a community by protecting and enhancing existing
views, vistas, and landmarks, and potentially creating new ones to achieve the design objectives of the Official Plan .
Transition in Scale The Official Plan requires an effective transition in height and massing when proposed high-rise developments are taller and larger than the surrounding existing or
planned buildings or adjacent to parks and open space. Built form transition typically means a gradual rather than abrupt change from one pattern to the other. Transition in height and massing,
which can be accomplished in different ways, nevertheless means to achieve a gradual change in these two aspects, and such gradual change may occur at different scale levels depending on the
context.

At the city, community, or neighborhood level At the site level

Lot Conditions for Infill Development To achieve effective transition and incorporate positive attributes of design such as separation between towers and built form articulation (see Section 2) a
development lot must meet certain conditions such as size, shape, and the relationship with the surrounding public realm. In an area where high-rise buildings are generally allowed, there may be lots
that are not suitable to accommodate a high-rise building due to their small size and configuration. In some cases, lot consolidation may be necessary.
Heritage assets record and reflect the history of a community and define what is unique and distinct about a place. Most heritage buildings in Ottawa are low-rise or mid-rise structures. The
development of a high-rise building, including its placement and design must respect and complement the scale, character, form and setting of on-site and adjacent heritage properties.

Heritage buildings on site

• Conserve the integrity of the cultural heritage value, attributes, and character of the heritage building. 1.20 Design the base of the high-rise building to respect the architectural scale,
proportion, rhythm, and character of the heritage building.
• Ensure the heritage building will continue to be the character-defining element on site through the design of the tower, including additional step backs, architectural details and
materials. Heritage buildings on adjacent properties
• Respect the overall historic setting, including protecting and enhancing views of the adjacent heritage buildings through placement, scale, and design of the high-rise building.
• Respect the character of the adjacent heritage buildings by integrating high-quality, contemporary design cues, particularly at the base of the building
 2. BUILT FORM The design of high-rise buildings has evolved extensively since their
inception in the late 19th century. Different forms, styles, and structural systems have been
developed and used since then. High-rise design will continue to evolve in response to the new
cultural, technological, and market opportunities. Built form is key to achieving many Official
Plan design objectives, including enhancing the sense of community, defining quality public
and private spaces, promoting sustainable design and ensuring compatibility. The Official Plan
encourages a slender design consisting of a base, a middle and a top. The following guidelines
offer a discussion on the design approach, and guidance on the design of each part of a high-
rise building.
Base-middle-top Depending on the function and context, high-rise buildings can take many
different forms to serve both the experience and expression functions:
• high-rise building that includes three distinctive and integrated parts – base, middle, and
top is generally accepted as a good approach to built form design in order to effectively
achieve many urban design objectives
• a high-rise building that has a tower (middle + top) with a small floor plate can effectively
achieve many design objectives in the urban environment

Base The base is the most critical component of a high-rise building for achieving many design
objectives of the Official Plan, including defining public and private spaces, respecting the character
of existing areas, establishing a human scale pedestrian environment as well as achieving built form
compatibility and transition. The base should be designed to fit harmoniously within the existing and
Approach Maintaining and enhancing a distinct identity of a place is one of the Official planned context. It should respect the scale, proportion, and character of adjacent streets, parks, and
Plan’s design objectives. A high-rise building should address two important questions related to public or private open spaces and animate such spaces.
this objective: how the building is experienced by pedestrians, and how the building expresses
the image of the location, the owner, and/or the occupants. The first question is typically
addressed through the design of the lower portion of a high-rise building. The second has to do
with the design of the upper levels. When a high-rise building is viewed from a distance, the two
aspects start to blur. A high-rise building that consists of three integrated parts – a base, a
middle, and a top can successfully address both questions and is a preferred approach to
design. However, the base-middle-top is not the only approach that will allow a high-rise
building to successfully achieve the design objectives.
Point Tower vs Bar Building A high-rise building may be narrow and tall, described as a
point tower. It may also be wide and short, typically with a slenderness ratio of 2:1 or more, often Middle The tower portion of a high-rise building, including the location, orientation, shape,
labelled a bar building or a “slab”. A point tower with a small floor plate is the preferred built massing, relationship with the public realm and the neighboring properties, has significant impacts on
form. However, bar buildings will likely continue to be built at locations such as the suburban the pedestrian experience and the quality of life of the residents and other occupants. It also
TOD nodes and the Town Centres. A high-rise bar building may be effective for creating a contributes to achieving energy efficiency of the building and surrounding buildings. The Official Plan
continuous street wall and serve as a horizontal element in the composition of a group of high- promotes high-rise buildings with smaller floor plates that provide adequate separations and step
rise buildings. Compared to a point tower, a bar building typically presents more shadow, wind, backs. The tower portion of a high-rise building should be designed to fit in and enhance the character
visual, and the loss of sky view challenges. They should be carefully designed with the quality of of the place, reduce and mitigate the impacts on both the public and private realms, promote energy
a mid-rise building and should consist of three distinctive and integrated parts: a base, a middle efficiency, respect the development rights of neighboring properties.
and a top. A bar building must not be too high.
Heights of a bar building
• The maximum height of a bar building should be 12 storeys or 1.5 times of the width of the
street it faces (building face to building face distance), whichever is less. A taller building
should be designed as a point tower rather than a slab .
• The maximum height of the middle portion of a bar building should be 9 storeys, or equal to
the width of the street it faces (building face to building face distance) .
• When abutting a low-rise residential area at the rear, an angular plane, typically 45°,
measured from appropriate lot lines should apply to determine the heights of various
portions of a bar building.
 Exterior Illumination Appropriate exterior illumination of a high-rise building can contribute to improving
Tower floor plates and enhancing the safety, vitality and character of a place. Inappropriate exterior illumination will
Encourage small tower floor plates to minimize shadow and wind impacts, loss of skyviews, and produce light pollution and waste energy. The implementation of exterior illumination should achieve
allow for the passage of natural light into interior spaces . the design objectives of the Official Plan with respect to sense and character of places, compatibility,
a. the maximum tower floor plate for a high-rise residential building should be 750m² . and energy efficiency. The design should be based on the existing and planned context of built and
b. the maximum tower floor plate for a high-rise office building should 2,000m². natural environment.
c. larger tower floor plates may be considered in suburban locations with design features to 3. PEDESTRIAN REALM Creating quality public and private spaces that are safe, accessible, and
mitigate shadow and wind impacts, maintain skyviews, and allow for access to natural lights. easy to get to and move through is the objective of the Official Plan. The provision and design of
pedestrian realm around a building, including both public spaces and Privately Owned Public Space
Separation between tower
(POPS) and their interface with the building, are crucial to ensuring the overall quality of the
• Provide proper separation distances between towers to minimize shadow and wind impacts,
development. The City has established standards, guidelines and best practices for the pedestrian
and loss of skyviews, and allow for natural light into interior spaces: a. the minimum separation
realm regardless of the height of the surrounding buildings. However, high-rise developments present
between towers should be 23m.
some unique opportunities and challenges. The guidelines in this section focus on the following key
b. a tower must provide a minimum 11.5m setback from the side and/or rear property lines when
areas: the need for sufficient pedestrian spaces to support high-rise intensification; the opportunities to
abutting another high-rise building.
design safe and attractive pedestrian spaces; and challenges to manage microclimate to mitigate
c. the minimum separation between a tower over 30-storeys and a neighbouring tower should be
impacts and ensure pedestrian comfort
25m; and
d. A tower over 30 storeys must setback a minimum of 12.5m from the side and/or rear property line Pedestrian Space and Connection The Official Plan promotes pedestrian-oriented development and
when abutting another tower over 30 storeys, and 13.5m when abutting a tower up to 30 storeys. requires adequate pedestrian infrastructure for all developments. The provision of an enhanced
• In the Central Area and some areas within the Greenbelt where lot fabric is tight, a reduced pedestrian environment is expected in intensification target areas. A successful high-rise development
separation to a minimum of 15 to 20m respectively may be considered provided the towers are must be easily accessible by transit, bicycle, and foot, and requires a sufficient pedestrian realm. This
staggered and do not overlap by more than 15 to 20% of the length of the facing facades . could include a network of dense street grid and pathways, generous pedestrian spaces, and well
• In suburban locations, cluster towers to avoid random placement of buildings. positioned public spaces of different forms, characteristics, and ownership. Together, these elements
• Tower with a blank wall façade is not allowed other than when two towers are staggered and will make high-rise developments accessible and livable to support the City’s intensification strategy
separation distances are reduced. In such cases a small portion of the façade could be blank Space between curb and building face
where the overlap occurs. The blank portion of the façade should be integrated into the design Provide a minimum 6m space between the curb and the building face along the primary frontages of
of the façade in a manner that is consistent with the overall character of the tower a high-rise building, including the City-owned portion within the right-of-way (ROW) and the building
Step backs from base setback area:
• Step back the tower, including the balconies, from the base to allow the base to be the a. the pedestrian clearway must be within the ROW;
primary defining element for the site and the adjacent public realm, reducing the wind b. b. on a street with commercial character, introduce hard surfaces between the curb and the
impacts, and opening sky views: building face to maximize the walkable area and provide flexible spaces to accommodate
a. a step back of 3m or greater is encouraged. seasonal uses such as outdoor patios, where appropriate; and
b. the minimum step back, including the balconies, should be 1.5m; and c. c. on a street with residential character, introduce landscaping and/or residential patios between
c. where development lots are very narrow (less than 30m), such as in the Central Area and the sidewalk and the building face to allow for public private transition
emerging downtown Public spaces Where appropriate, particularly in densely populated areas such as the Central Area
and the emerging downtown districts, provide at grade or grade-related public spaces such as plazas,
Articulation and materials
forecourts, and public courtyards, which may be under public or private ownership. 3.5 The public
• Orient and shape the tower to minimize shadow and wind impacts on the public and private
spaces should:
spaces.
a. complement and be integrated into the existing network of public streets, pathways, parks, and
• Articulate the tower with high-quality, sustainable materials and finishes to promote design
open space;
excellence, innovation, and building longevity, including:
b. provide direct visual and physical connections to the surrounding public streets, pathways, parks,
a. orienting and shaping the tower to improve building energy performance, natural ventilation,
and open spaces;
and daylighting;
c. support the proposed high-rise development particularly at grade functions;
b. articulating the facades to respond to changes in solar orientation, wind effects, and context;
d. allow for year-round public use and access; and
and
e. maximize safety, comfort and amenities for pedestrians.
c. where possible, include operable windows to provide natural ventilation and help reduce
• When a public space is privately owned, it should:
mechanical heating and cooling requirements.
a. be perceived as a public space not as a private space; and
• For a background building, create a fenestration pattern, and apply colour and texture on the
b. be properly signed to welcome the public where appropriate.
facades that are consistent with and complement the surrounding context
• For a landmark building, create a unique fenestration pattern, and apply colour and texture on Mid-block connections
the facades that offer appropriate contrast to the surrounding context. • Where appropriate, break up larger street blocks or larger development parcels by introducing
mid-block pedestrian or multi-use connections, public or private, outdoor or indoor to increase and
Top An appropriate design of the top of a high-rise building is influenced by many factors, including enhance the overall pedestrian accessibility and walkability of the area.
location, height, built form composition, architectural expression, and overall context of the skylines. • When a mid-block connection is on private lands, it should be properly signed and designed to
Most high-rise buildings form part of the urban backdrop. In these instances, the top should reinforce welcome pedestrians, and may be integrated into the lobby or atrium of a high-rise building.
the supporting role of the building and subtly integrate within the overall tower design. A small Building access
number of high-rise buildings may benefit from a signature top to strengthen the identity of the • Locate the main pedestrian entrance at the street with a seamless connection to the sidewalk.
building as a landmark. The top of a high-rise building should be integral to the overall design of the • Where the main pedestrian entrance is located away from the sidewalk provide a direct, clearly
building, and maintain and enhance the character of the place as required by the Official Plan by defined pedestrian connection such as a walkway or a pedestrian plaza, between the main
contributing to the skylines. pedestrian entrance and the sidewalk
 2.2 PRINCIPLES IN DESIGNING HIGH RISE BUILDING
Animation and Design Providing a safe and appealing pedestrian realm is an Official Plan priority.
The pedestrian realm around a high-rise building, including spaces on both public and private GUIDING PRINCIPLES The Tall Building Design Guidelines do not determine where tall buildings are
lands and the functions and façades of a building that abut the pedestrian realm must be well permitted. Rather, the Guidelines assist with the implementation of Official Plan policy to help ensure that tall
designed to ensure they are convenient for and attractive to pedestrians and supportive of buildings, where they are permitted, “fit within their context and minimize their local impacts.”
businesses that are dependent on foot traffic The Guidelines primarily illustrate how the public realm and built form policy objectives of the Official
Parking, loading, and servicing Plan can be achieved within a tall building development and within the area surrounding a tall building site.
• Locate parking underground or at the rear of the building.
• Locate drop-off and pick up areas on private lands and where possible, at the rear of the The Guidelines provide specific and often measurable directions related to the following guiding principles:
property. • promote architectural and urban design excellence, sustainability, innovation, longevity, and creative
• Internalize and integrate servicing, loading, and other required utilities into the design of the expression with visionary design, high-quality materials, and leading-edge construction methods;
base of the building, where possible. • promote harmonious fit and compatibility with the existing and planned context, emphasizing relationships
• When they are not internalized, screen servicing, loading, and required utilities from public to lower-scale buildings, parks and open space;
view and ensure they are acoustically dampened where possible. • conserve and integrate adjacent and on-site heritage properties so that new tall buildings are sympathetic
• Locate and co-locate access to servicing and parking appropriately, ideally from the rear to, and compatible with, the heritage property;
of the building, a public lane, or a shared driveway, to minimize the visual impacts and • consider relationships to other tall buildings, including the cumulative effect of multiple towers on sunlight,
interference with the pedestrian realm. comfort, and quality in the public realm;
• create a safe, comfortable, accessible, vibrant, and attractive public realm and pedestrian environment;
• minimize shadowing and wind impacts, and protect sunlight and sky view, for streets, parks, public and
private open space, and neighboring properties;
• respond appropriately to prominent sites, important views from the public realm, and the shape of the
skyline to reinforce the structure and image of the city; and
• ensure high-quality living and working conditions, including access to public and private open space,
interior daylighting, natural ventilation, and privacy for building occupants.

The Philippine National Building Code must be considered in planning and designing mixed use
condominiums. The majority of considerations should be followed because they will impact the design
process and the structure's future and to the users. The following are some of the most critical factors to
consider while designing a mixed used condominium in accordance with Presidential Decree No. 1096, the
Pedestrian Comfort Microclimate is one of the criteria set out by the Official Plan for assessing the Philippine National Building Code.
compatibility of a development proposal. High-rise buildings often present particular challenges Site. For most developers, a site's location is the most important aspect because everything else is based on
on microclimate conditions in the pedestrian realm and outdoor private amenity spaces. The this factor. To have a site for residential development, there must be a zoned land for such. If a developer to
design of a high-rise building must ensure pedestrian safety and basic thermal comfort. This will secure the interest of potential buyers, he has to follow the zoning regulations of the city and make sure that
require a good understanding of the potential negative impacts of a proposed high-rise building one will not violate any third-party rights. This is the first step in the process. After securing a site, then
such as undesirable shadowing, adverse wind pattern, and snow drifting. It will also require the developers may proceed to build residential buildings on it whether it is for condominium or single detached
development of strategies, such as building placement and orientation, massing articulation, house developments.
architectural details, and landscape design to minimize and mitigate such impacts. Area Planning. Good area planning also helps achieve sustainable development. Poor
decisions about how and where to develop can cause several problems, including air pollution,
Wind and shadow traffic congestion, pedestrian safety issues and over crowding. An effective plan will set clear
• Conduct a wind analysis for all high-rise developments in accordance with the Wind Analysis expectations on how growth should occur in an area over time. It will provide a framework for the type of
Terms of Reference and indicate: a. how the building is placed and built form is designed to development that is desired in that location and allow everyone involved — planners, developers and
minimize the potential impacts; and b. how measures have been introduced to mitigate any citizens — to take part in the decision-making process. The National Philippines Building Code and its
potential wind impacts. Implementing Rules and Regulations mandate that open spaces be made available within the project site.
• Conduct a shadow analysis for all high-rise developments in accordance with the Shadow There are a wide range of amenities available to residents, including courts, yard setbacks and light wells.
Analysis Terms of Reference and indicate how the placement and the built form is designed In addition to basic services and infrastructure, public equipment, and communal places, open
and shaped to minimize shadow impacts on the surrounding public and private realms space is also reserved.
Parks/Playground and/or Other Recreational Areas. Parks/Playground(exclusive of easements,
Pedestrian weather protection
access roads, driveways, parking space) can also be inapplicable feature for commercial
• Protect pedestrians from wind, rain, snow and intense sun with features such as arcades,
establishments especially on high-rise commercial tower
canopies, arbors or other elements to moderate the microclimate and facilitate year-round
• Parks/playgrounds shall be properly landscaped to accommodate both active and passive activity.
use.
• Parks/playground may be accommodated in the yard/s provided such yards are adequate and usable as
• Provide permanent pedestrian weather protection, such as overhanging or canopies, at the
park.
building entrances and along commercial and mixed-use street frontage.
• Other facilities (optional) such as tennis courts, swimming pool, etc. may be integrated with the
• Coordinate pedestrian weather protection with neighboring building for continuous shelter
park/playground
and compatibility.
Parking Space Requirement for Mixed-Use Business and Mercantile Project. The parking space
• Integrate pedestrian-scale lighting, signage, street numbering, and other features where
requirement for a commercial office and retail tower project shall comply with the provisions of the National
appropriate
Building Code of the Philippines. Office and retail units with a gross floor area with around 41.00 to 70.00 sqm
are provided one(1) parking slot per leased unit. For units that may exceed 70.00 sq. gross floor area are to
be provided with one (1) parking slot for every additional 70 sq.m. But compliance with additional parking
spaces as required by local ordinances shall be mandatory.
 B . STANDARD SIZES & DIMENSIONS OF DIFFERENT MALL COMPONENTS,
Access Roads. Roads shall serve every building, parking space, park/playground and service points (e.g. garbage
HOTEL AND BANQUET AND OFFICE TOWERS
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.
GENERAL DESIGN AND PLANNING CRITERIA FOR MALL
• Path walks shall be provided for pedestrian circulation with a minimum width of1.2 meters.
• Pavement All roads (major, minor, motor court) for both residential and commercial projects shall be paved with
Column Spacing Significant dimension is along the mall as this involves the widths, i .e .,
concrete/asphalt.
frontages, of stores Often used spaces are 20, 25 and 30 ft, with the last the roost flexible .
Mechanical Equipment and Service Areas. For technicalities when it comes to mechanical equipment like elevator and escalator;
Dimension from mall to rear of store can be set by the most economical structural system . It
ropes, wires or pipes shall not be installed in hoist ways, except when necessary for the operation of the elevators. When four (4)
is essential to arrive at the most economical structural system, as the roof is a major cost
or more elevators serve all or the same portion of a building, they shall be located in not less than two (2) hoist ways and in no
factor .
case shall more than four (4)elevators be located in any one hoist way.
Store Depths For one-story stores in America, buildings are usually 120 to 140 ft deep,
Reservoir/Water Tank. For multi-storey buildings, if the height of the building requires water pressure in excess of that in the sometimes more to accommodate larger stores . If there are basements or mezzanines, 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 depth dimension usually can be reduced 20 to 25 percent . In European centers and others
highest usable floor to less than 0.06 Mpa the minimum pressure required for satisfactory operation of fixtures, with many very small stores, there is a problem in how to achieve shallow depth without
particularly those with flush valves. Also, the capacity for reservoir is 20% Average Daily Demand plus fire reserve. incurring higher costs from greater mall lengths in relation to floor area . One often used and
Refuse Collection/Disposal. Centralized garbage depository area and efficient refuse collection and disposal services desirable device is to "dog leg," or "ell," a larger store around a smaller store
shall be provided whether independently or in conjunction with the city or municipality garbage collection and Clear Heights These vary from 10 to 14 ft or more, with 12 ft a good average . Above this
disposal services. Its hall conform to the provisions of the Sanitation Code of the Philippines and its clear height, there must be adequate space for air-conditioning ducts, recessed lights,
Implementing Rules and Regulations/pertinent referral codes. structural system, etc. .
Floor Area Requirements. An estimate of not less than 70,000 sqm with a maximum of not more than 300,000 sqm for the
allowable Total Gross Floor Area for the Total Lot Area of 5,479 sqm Ducts and Shafts The shells of the buildings must be flexible enough to accommodate any
Building Height Limit. A high-rise mixed-use tower can be classified as Commercial 3 (C-3) having an allowable floor of reasonable tenant requirements It is essential that the mechanical engineer set up a schedule
16 - 60 stores with a provision 48.00mto 180.00 meters as height limit. of the location and sizes of the principal duct runs and shafts to avoid serious future space
Basement. The minimum road right-of-way (RROW) width that services the lotion which the basement can be constructed should problems. This requirement includes special exhaust ventilation through the roof and all other
be at least 10.00 meters wide; For basements to be allowed, the prescribed setbacks and yards must be satisfied for the mechanical items that can be anticipated .
building/structure above grade inasmuch as the very same setbacks shall apply below grade to determine the maximum depth or
width of the basement level; Central Plant vs . Individual HVAC System Regardless of which method is used, the space to
Minimum Provisions for Natural Lighting and Ventilation at Basement Levels. A primary or main natural light and be occupied by all equipment must be determined, both in size and location, in the earliest
ventilation shaft (vertical) with a clear distance of at least 3.00 meters shall be located at the center of the building and shall planning stages . Central plant equipment can be in a separate building, on the project roof, or
traverse the entire combined height of the building above and below grade; (refer to Fig. VIII.G.23) elsewhere so long as it is 71 6 economical as to design and length of runs . Individual plants in
Secondary or support natural light and ventilation shaft/s (angular) with a clear distance of at least 1.20 meters shall each store require roof space, cooling towers, etc . Roof Equipment Concealment The
emanate from the front and rear perimeters of the building and shall traverse the entire depth of the basement; the angular inexcusable eyesores so often seen can be avoided by proper coordination of work between
shaft/s shall be at an angle of 60º from the horizontal, consistent with the maximum Philippine solar angle; separate angular the leasing agent, the architect, and the mechanical engineer and the resulting provision of
shafts emanating from the side perimeters of the building are encouraged properly located and designed roof screens and enclosures . Exterior Walls As these may have,
depending on each store's requirements, service doors, public entrance doors, trash rooms,
BUILDING CLASSIFICATION AND BUILDING HEIGHT CLASSIFICATION It is normal in nature that people love tall and mesmerizing show windows, etc ., a modular design that can suitably accommodate for visual effect any of
building but only few people outside the construction know the differences of each building especially when incomes to these features is very desirable . Show windows and public entrances are rare on parking lot
condominium. Each classification of condominium can be differentiated based on number of stories, building height, function, facades, as it has been found that the great majority of customers enter stores from the mall
and it’s users. To know the differences of each building classification, below are 4 types of buildings according to their heights: rather than directly from the parking lot . Public entrances from the parking lot usually occur
LOW-RISE (from 1 - 5 storey i.e. 4.0 m to 16.0 m, inclusive of an average 1.0 provision for parapet wall or roof only for department stores, for stores open on Sundays, and for such tenants as restaurants,
apex; excludes maximum allowance for a 6.0 m tall antenna/ steel tower on top of the structure (only where allowed by the Civil drugstores, and the like.
Aviation Authority of the Ph/ CAAP); Roof Equipment Concealment The inexcusable eyesores so often seen can be avoided by
MEDIUM-RISE (from 6 - 15 storey i.e. 19.0 m to 46.0 m, inclusive of an average 1.0 provision for parapet wall or roof apex; proper coordination of work between the leasing agent, the architect, and the mechanical
excludes maximum allowance for a 6.0 m tall antenna/ steel tower on top of the structure (only where allowed by the Civil engineer and the resulting provision of properly located and designed roof screens and
Aviation Authority of the Ph/ CAAP); enclosures .
HIGH-RISE (from 16 - 60 storey i.e. 49.0 m to 181.0 m, inclusive of an average 1.0 provision for parapet wall or roof apex;
excludes maximum allowance for a 6.0 m tall antenna/ steel tower on top of the structure (only where allowed by the Civil Exterior Walls As these may have, depending on each store's requirements, service doors,
Aviation Authority of the Ph/ CAAP); and public entrance doors, trash rooms, show windows, etc. ., a modular design that can suitably
VERY TALL BUILDING (taller than 60 storey i.e. taller than 181.0 m, inclusive of an average 1.0 m provision for parapet wall accommodate for visual effect any of these features is very desirable . Show windows and
or roof apex; excludes maximum allowance fora 6.0 m tall antenna/ steel tower on top of the structure (only where allowed by public entrances are rare on parking lot facades, as it has been found that the great majority
the Civil Aviation Authority of the Ph/ CAAP). of customers enter stores from the mall rather than directly from the parking lot . Public
Moreover, each type of building varies depending not only from their heights but also by the type of occupancy and use of entrances from the parking lot usually occur only for department stores, for stores open on
the building. For the past years, the rise of condominiums and vertical types of dwelling become a trend and solution Sundays, and for such tenants as restaurants, drugstores, and the like .
on the industry due to housing problems
 MALL AMENITIES
With the advent of the pedestrian mail came the need to give it interest and glamour as an Sizes of Private Offices It is desirable that private offices be a minimum of 100 sq ft and a maximum of 300
. enhancement to the overall customer appeal of the center . This interest or glamour is normally sq ft each in size, depending upon
non-income producing ; but, in the case of small retail kiosks for such items as keys, stockings, the requirements of the occupant . See sketches of most widely used private offices . Only in cases where
photo supplies, and soft drink facilities, very high rents can be obtained because of the it is necessary for the occupant
conspicuous and high-exposure locations . to meet with delegations of 10 or more people at least once a day should the size approach 300 sq ft . For
Mall amenities generally include, in addition to landscaping, which will be elaborated the average Government function, the private office should not exceed 200 sq ft .
on in another section, most of the following items :
" Trash and ash receptacles, a mandatory aid in preventing litter Semiprivate Offices The semiprivate office is a room, ranging in size from 150 to 400 sq ft, occupied by two
. " Directories of one sort or another to facilitate finding specific stores . or more individuals These offices can be enclosed by ceiling-high, three-quarter-high, or bank-type
" Public telephone installations . partitions Examples of semiprivate offices are shown. Because of the loss of flexibility introduced by the use
" Seating groups and individual benches for resting, although many planners believe it is better of the partitions required to enclose these offices, the same rigid review given private offices should be
to have frequent coffee stands both for better control and to produce income . Many also employed . Generally, the need to house members of a work team or other groups of employees
believe that, in downtown areas, it is often better to avoid benches so as to discourage loitering assigned to a common teak is an acceptable justification for semiprivate accommodation .
by undesirable elements .
" Fountains, properly designed for public protection from water hazards . (Water seems to have
a universal appeal .)
" Kiosks of various sizes and shapes, generally less than 250 sq ft, though there is a trend to larger
ones .
" Lockers (occasionally) for storing purchases while continuing to shop .
" Sculpture or other art forms as major design features
" Miscellaneous items occasionally used to catch the public interest, such as birdcages, kiddy
mazes, fashion mirrors, closed-circuit TV, clocks, continuous music, fashion platforms, exhibit
areas, etc . It is noted that in the case of exhibit areas, it is necessary to provide adequate Mall-
access doors for bringing in large items to be exhibited
Mall lighting should be low-keyed and incandescent, should lend interest to dark or Sizes of Conference Rooms Conference rooms should be designed to accommodate
monotonous areas, and should, except in major courts, allow the storefronts to be the Main average but not maximum attendance . Extra chairs can be used to achieve additional
attraction Natural light is often used in moderation to give variety of effect and sometimes to seating . See illustrations of preferred layout of conference rooms of various sizes .
save power cost, but generally natural light must be limited in order to avoid dilution of the
impact of the storefronts along the mall . As malls are customarily open late afternoons and
evenings, adequate artificial illumination must be provided regardless of the extent of the
natural light
Mall materials are of great importance Generally speaking, they should reflect the quality
level of the project, be sturdy enough to resist vandalism, and require minimum maintenance As
an example, floor materials on projects vary from hardened cement to terrazzo, tile, or marble,
and now, occasionally, to carpeting . It is noted that the floor of a mall is very conspicuous and
the character, quality, and ease of maintenance of its surface materials should be primary
considerations
GENERAL DESIGN AND PLANNING CRITERIA FOR OFFICE
Circulation This is the area required to conveniently permit ingress and egress to work stations .
The size of an aisle should be governed by the amount of traffic it bears The following standards
with regard to internal circulation will be applied in space planning surveys :
1 . Aisles leading to main exits from areas which carry substantial traffic (main aisles) should be
60 in wide
2 Aisles which carry a moderate amount of traffic (intermediate aisles) should be 48 in . Wide
3 . Aisles between rows of desks (secondary aisles) should be approximately 36 in . wide
GENERAL DESIGN AND PLANNING CRITERIA FOR HOTEL
BASIC THEORIES OF HOTEL PLANNING

Before an architectural office begins planning and designing a hotel, it should know
exactly how a hotel operates . Every type of building must function smoothly to achieve the
end result that the client is seeking The primary function of a hotel has not changed from the
earliest recorded hostelry to tire present-day hotel, whether that be a hotel of 100 rooms or
3,000 rooms, whether it be an in-city hotel or a resort hotel, whether it be a convention hotel
or a fancily-type hotel The earliest hostelry offered bed and board' as well as pleasant
surroundings in which to enjoy both commodities The earliest hostelries and caravansaries
worked on the same principle . The guest arrived at the front door, where he was greeted
and arrangements were made for his lodging and food . A stable for horses and carriages,
or a compound for cartels and cargo, were provided at the rear of the establishment . A
rear yard was used by the innkeeper's wife and her assistants to prepare food which was
then cooked in a kitchen . We therefore had a house divided in two . The front half of the
house included the reception area arid the public rooms, or the covered arcades in the
caravansaries, where the guests gathered to dine and to socialize The other half of the
house, or to use a terns which is still applicable, the back of the house, was where food was
prepared arid where the guests' service amenities were taken care of, such as laundering,
the shoeing of horses, or the repair of harness and traveling gear . This duality of a hotel must
be thoroughly understood by an architect before pencil is put to paper to start the design
For convenience's sake and for ease in preparing a preliminary study, we will assume that all
these services take place on one level Figure 1 indicates the flow of services and hotel
personnel . For the time being, we will ignore tire actual rooms arid concern ourselves only
with the level where the "greeting" takes place and where the services are rendered . The
'greeting area," for future reference, will be known as the front of the house, and the place
where services occur will be known as the back of the house It must be borne in mind that,
as far as planned circulation is concerned, there must never be a mingling of the front-of-
the-house services with those of the back of the house At no time should the guest be
aware of everything that is taking place at the back of the house, but, at the same time, the
smooth operation of the front of the house is completely dependent upon what is taking
place at the back of the house . The two functions must be kept separate and yet so
interrelated that both function smoothly and efficiently .
. Hotels are designed and built so that the client, owner, or operator of the hotel will get
a satisfactory financial return on his investment . In order to achieve the greatest return for
each dollar invested, we again face a dual problem . In the first instance . the guest must
feel completely comfortable and at ease from the moment lie steps through the entrance
doorway, checks in, goes to his room, avails himself of the food and beverages available,
870 spends a comfortable night in a well-appointed, scrupulously clean room, and returns
the next day to a room which is as fresh and inviting as it was the moment he first entered it
after checking in . Everything for the guests creature comforts should be carefully
considered, whether it be the ease of finding the registration desk, the cashier, the bars and
dining rooms, the elevators that will take hint up to his room, and finally the room itself . The
service at the registration desk, in the bars and dining rooms, arid in the guest room itself as
well as in the corridors must be such that the guest finds his every want courteously and
efficiently taken care of The physical environment becomes an important part of the guest's
creature comfort . These factors include color and decor, lighting, proper air temperature,
comfortable furnishings and, above all, a pleasant and relaxed atmosphere . Everything that
the guest expects and should get will be a result of what takes place at the back of the
house . It is only in this area that everything that will keep a guest contented during his stay is
arranged for and so ordered that everything the guest is seeking is accomplished
unobtrusively and, what is most important, economically . Economic operation of a hotel
depends entirely upon the back-of-the-house services . Since these services are primarily
concerned with hotel personnel, the plan must be so arranged that maximum efficiency
from each hotel employee can be achieved without taxing the employee and without
allowing the guest to feel the drive for efficiency that dictates every phase of hotel
planning.
GENERAL DESIGN AND PLANNING CRITERIA FOR BANQUET Brickwell Mixed Use Building / Society of Architecture /MIXED USE ARCHITECTURE . JONGNO-GU, SOUTH KOREA

An Atrium for the White Pine - The white pine tree site, located west of 35-17 Tongui-dong, Jongno-gu, Seoul, was where a
magnificent pine tree used to stand. Once known as the biggest of its kind in Korea, the tree had been designated as a natural
monument until it died in 1991. What’s left of the past are its stump and a few more lacebark trees that were planted afterward. Three
stumps of two-year-old lacebark pine trees stand next to the old stump to bring a serendipitous pleasure for those who walk along the
narrow alleys, maximizing the walking experience unique to the Seochon district . Brickwell stretches over the site of 35-17, Tongui-dong,
and wholly embraces the old resting area which has witnessed the history of the city’s construction for nearly 200 years. Attached to the
tree site, a garden was created to naturally connect the alleys, and the garden joins a courtyard layered over a pond in the center of
the rounded building.
Rising Garden - The garden adjacent to the tree site, created by floating the first floor with piloti, expands as a garden united with
the white pine stump and at the same time, rises to the upper atrium of the building. The garden also creates a deep sense of forest
under the piloti by its continuity from the alley on the east side. The 10.5-meter diameter atrium both faces the interior space and outer
terrace in half within the second, third, and fourth floors. Along the path of the atrium, a different sense of garden is created. Landscape
Framed by Flat Ceilings and Floors - The space of each floor is defined by concrete ceilings and floors exposed by a flat slab structure. In
order to keep the ceiling without any pipings passing by, a separate space for air-conditioning facilities is provided and the form of a flat
slab structure is exposed as it is without any beam. Through these, the courtyard can be faced anywhere in the 75py square plane. The
horizontal opening within the slab frames the landscape outside the building, and especially on the third floor, the scenery of Inwangsan
Mountain passes through the courtyard and enters the interior space.

One Ayala: an inclusive transport hub along EDSA

In Makati, the capital’s urban core, commuters are forced to take the overcrowded MRT
or endure a long and crowded bus ride as barriers around the sprouting private enclaves restrict
traffic flow in and out of the city.
Faced with an opportunity to design a mixed-use development on the site formerly
occupied by the Hotel InterContinental Manila, the gateway to Makati Central Business District,
Ayala Land partnered with Visionary Architecture to make the once impermeable site
accessible to a mixed gradient of users, symbolizing the democratic ideals of social integration
over isolation, of inclusion over exclusion.
The recently demolished hotel will be replaced by a 390,000-square meter transit-
oriented development dubbed “One Ayala” after its address at No. 1 Ayala Avenue corner
EDSA. At the heart of the development is an intermodal transport hub that will meld Makati
City’s mass transportation modes into a single, unified system. As an anchor, it will pull together
the project’s major components: a 609-room business hotel, a condominium, two office towers
for the robust BPO industry, and a retail podium with 54,700 square meters of leasable space.
The ground floor will have a naturally-ventilated BRT terminal for point-to-point buses, with
wide bays for regular city buses and a separate terminal for public utility vehicles at the
basement. No longer will commuters have to fight for space on narrow and unshaded
sidewalks and occupy the carriageway to catch a ride in the rush hour. They can buy their
tickets and wait comfortably inside the expansive concourse atrium on the second floor
surrounded by three levels of shops, food stalls, and restaurants. The same concourse will
connect to the existing MRT Ayala Station, sparing train commuters the agony of lining up
several blocks down the street under the oppressive weather.
More than a commercial development, we see One Ayala as a public transport
infrastructure, a catalyst for properties around it to follow. In a dense city where architects
compete for iconic silhouettes, Visionary Architecture differentiates itself by focusing on
improving the public realm, working around the constraints of market forces, and creating
opportunities for more people to move around and enjoy the places designed for them. At a
higher level, our purpose is to liberate the working class from a crippling sense of cynicism,
empower them to pursue other worthwhile activities and to spend more time with their families,
and give them back the dignity of travel they rightfully deserve.