Republic of the Philippines

NUEVA ECIJA UNIVERSITY OF SCIENCE AND TECHNOLOGY

Sumacab Campus, Cabanatuan City

COLLEGE OF ARCHITECTURE

Name: ROLF DERONN G. RINGOR

Subject Professor: ARCH.
CRISTINA D. SEÑAL
Subject Code: AR 314
Course Title: DESIGN 5
Semester: FIRST SEMESTER
School Year: 2021-2022
Topic: RESEARCH WORK (TERM PLATE)

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REVIEW ON RELATED LITERATURE

ACCORDING TO THE ARTICLE OF ALL ANSWERS LTD. (NOVEMBER 2018)

ENTITLED, “HOW CAN THE DESIGN OF A MIXED-USE HIGH-RISE BUILDING
PROVIDE SOLUTION TO URBAN SPRAWL AND INCREASE SUSTAINABILITY”, IN
ARCHITECTURE, THE MIXED-USE BUILDING IS A TYPOLOGY THAT EXISTED
SINCE FORMATION OF THE CITY-STATES. IN THE MODERN PERIOD, URBAN
DESIGN AND PLANNING CONCENTRATED ON THE DIVISION OF ACTION INSIDE
THE CITY, WHICH RUNS PARALLEL TO THE POSSIBILITY OF THE PARTITION OF
ROOMS WITHIN A HOUSEHOLD. WITH THE UTILIZATION OF ZONING PLANS AND
PLANS IN SIGNIFICANT CITIES IN THE NINETEENTH CENTURY, MIXED-USE
BUILDING SORT WAS USED TO AUGMENT THE LIMITATIONS OF AN
UNDENIABLY LITTLE AREA OF LAND. ARCHITECTS TRAINED NOW NEEDED TO
ADJUST TO THE DIFFICULTIES OF DIAGONAL EDGES, AND ACCESS TO
NATURAL LIGHT WAS PRIORITIZED OVER TORTUROUSLY-DECORATED
CORNICES. THE INVESTIGATORY AND EXPOSITORY TECHNIQUES FOR
ARCHITECTURAL TYPOLOGY IN THE URBAN SETTING AS THE SUBJECT CAN
HELP IN THE CREATION OF A PERTINENT BIT OF MIXED-USE ARCHITECTURE
IMPLANTED INSIDE THE CITY. TYPOLOGY IS TALKED ABOUT HERE AS A DEVICE
USED TO SORT OUT AND SYSTEMATIZE THE WAY THE ASSEMBLED CONDITION
IS COMPOSED. SPECIFICALLY COMPELLING IS ITS COMMITMENT AND IMPACT
ON THE DEVELOPMENT OF THE CITY, VERTICALLY AND HORIZONTALLY. THE
PROPOSAL OF AN EFFICIENT AND EFFECTIVE MIXED-USE DEVELOPMENT IS A
WORTHWHILE TOPIC OF RESEARCH. THOUGH, THIS AMALGAMATION OF
MULTIPLICITY IN TERMS OF “FORM AND FUNCTION” NEEDS TO BE BASED IN AN
UNDERSTANDING OF HISTORY, THEORIES AND PRECEDENTS OF RELEVANT
TYPOLOGIES.

ACCORDING TO RABIANSKI, J. AND CLEMENTS, J.S. (NOVEMBER 2007), “MIXED-

USE DEVELOPMENT: A REVIEW OF PROFESSIONAL LITERATURE”, A MIXED-USE
DEVELOPMENT IS A REAL ESTATE PROJECT WITH PLANNED INTEGRATION OF
SOME COMBINATION OF RETAIL, OFFICE, RESIDENTIAL, HOTEL, RECREATION
OR OTHER FUNCTIONS. IT IS PEDESTRIAN-ORIENTED AND CONTAINS
ELEMENTS OF A LIVE-WORK-PLAY ENVIRONMENT. IT MAXIMIZES SPACE
USAGE, HAS AMENITIES AND ARCHITECTURAL EXPRESSION AND TENDS TO
MITIGATE TRAFFIC AND SPRAWL.

THIS DEFINITION OF A MIXED-USE DEVELOPMENT CONTRASTS TO A MULTI-

USE DEVELOPMENT THAT HAS TWO OR MORE LAND USES ON A SINGLE SITE
BUT DOES NOT HAVE THE DEGREE OF PROJECT PLANNING AND INTEGRATION
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POSITED FOR A MIXED-USE DEVELOPMENT. IN FACT, INTEGRATION OF THE
USES MAY BE TOTALLY LACKING. THE LIVE-WORK-PLAY ELEMENT IS NOT
PRESENT AND THE PROJECT IS NOT PEDESTRIAN ORIENTED. A CLASSIC
EXAMPLE OF A MULTI-USE PROJECT IS A SINGLE SITE DEVELOPED WITH AN
UNANCHORED STRIP CENTER NEXT TO A SMALL OFFICE BUILDING FOR
TENANTS SUCH AS INSURANCE AGENTS, DENTISTS, DOCTORS, ETC.

A MIXED-USE DEVELOPMENT IS NOT A STANDARDIZED PRODUCT FORM. IT

CAN DIFFER IN LOCATION BECAUSE IT CAN BE BUILT IN AN URBAN SETTING
OR A SUBURBAN SETTING. THE DENSITY LEVELS ARE GENERALLY HIGHER IN
AN URBAN SETTING BUT NOT NECESSARILY. IT CAN DIFFER IN RELATION TO
ITS SURROUNDINGS. IT CAN BE A HIGHER DENSITY INFILL PROJECT IN AN
ESTABLISHED URBAN SETTING OR IT CAN BE A DEVELOPMENT IN THE
GROWTH CORRIDOR IN A SUBURBAN SETTING.

ACCORDING TO NARVAEZ, L. AND PENN, A. (2016), “THE ARCHITECTURE OF

MIXED USES”. IN JOURNAL OF SPACE SYNTAX, VOL. 7 (1), P.107-136, THE
CONCEPT OF MIXED USES HAS BEEN RECOGNIZED AS ESSENTIALLY
REQUIRING THREE ELEMENTS: TWO OR MORE SIGNIFICANT REVENUE
PRODUCING USES, A SIGNIFICANT FUNCTIONAL AND PHYSICAL INTEGRATION,
AND CONFORMANCE TO A COHERENT PLAN.

IF WE THINK ABOUT A LAYPERSON'S DECISION TO SET UP A SHOP, WHERE

WOULD BE THE BEST PLACE - A CORNER LOCATION OR ALONG AN URBAN
BLOCK? WITHIN ONE'S HOME OR AT A DIFFERENT LOCATION? INFORMINGLY
ALL OF THESE QUESTIONS, THERE IS A SPATIAL, ARCHITECTURAL AND AN
ECONOMIC RATIONALE OF WHERE, WHAT AND WHY WE COMBINE
COMMERCIAL AND RESIDENTIAL FUNCTIONS. THE MIXING OF USES REQUIRES
AN APPROPRIATE COM BINATION OF MULTIPLE USES, INSIDE A SINGLE
STRUCTURE OR PLACE WITHIN A NEIGHBORHOOD WHERE A VARIETY OF
DIFFERENT LIVING ACTIVITIES (LIVING, WORKING, SHOPPING) ARE IN CLOSE
PROXIMITY (WALKING DISTANCE) TO MOST RESIDENTS. DRAWING ON THESE
CONCEPTIONS OF MIXED LAND USE, THREE URBAN DESIGN QUALITIES ARE
EXPLORED THAT DERIVE FROM THE SPATIAL AND ECO- NOMIC PROCESSES
OF MIXING USES: SPATIAL LOCATION: THE COMBINATION OF USES THAT A
BUILDING IS ABLE TO ACCOMMODATE, MAINLY COMMERCIAL AND
RESIDENTIAL FUNCTIONS, AND THE SPATIAL FORM IN WHICH THE MIXING OF
USES TAKES PLACE THE DESIGN QUALITIES OF LOCATION, USE AND FORM
ARE ELEMENTS THAT ARE ALSO SUSCEPTIBLE TO CHANGE IN THE BUILT
ENVIRONMENT. CHANGE IS A CONSTANT AND ONE OF THE MOST POWERFUL

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DRIVERS IN DESIGN. THE CHANGE PROCESS IS OFTEN ONE IN WHICH SOCIAL
SHIFTS REQUIRE A SPATIAL PHYSICAL-REACTION.

THE TERM “MIXED USE” IS LARGELY BASED ON THE PLACE- MAKING OF THE
BUILT FORM, WHICH IS AN APPROACH IN URBAN DESIGN AND PLANNING
CONCERNED WITH CREATING SOCIAL LIFE IN CITIES. THE CONCEPT IS
COMMONLY REFERRED TO THE DEVELOPMENT OF A STREET, AN URBAN
BLOCK OR A BUILDING WHICH PHYSICALLY AND FUNCTIONALLY INTEGRATES
DIFFERENT USES IN THE SAME LOCATION. THEY ENABLE A PLACE TO BE A
CONNECTOR OF PEDESTRIANS, LIVING, MOVING AND WORKING' AS ROWLEY
DESCRIBES (1996, P.1). LINKING AND INTEGRATING SOCIAL AND CULTURAL
QUALITIES IN AN URBAN AREA.

FROM A BROADER PERSPECTIVE, THE CONCEPTUALIZATION OF MIXED USES

HAS BEEN RAISED IN URBAN POLICIES IN ORDER TO STRESS THE NEED FOR
DELIVERING SUSTAINABLE GROWTH AND DIVERSITY OF URBAN
NEIGHBORHOODS. THE COMMISSION OF EUROPEAN COMMUNITIES (CEC,
1990) EMPHASIZED AVOIDING 'STRICT ZONING (REGULATIONS) IN FAVOR OF
MIXED USES OF URBAN SPACE, FAVORING IN PARTICULAR HOUSING IN INNER
CITY AREAS (P.30). FURTHERMORE, IN THE UK THE WHITE PAPER ENTITLED
OUR TOWNS AND CITIES. THE FUTURE-DELIVERING AN URBAN RENAISSANCE
(DETA 2001) ADVOCATED THE PROMOTION OF MIXED USES, ARGUING THAT
THE ECONOMIC SUCCESS OF URBAN AREAS SHOULD ENVISION THE
PHYSICAL MANAGEMENT OF HOUSING AND LOCAL AMENITIES PROVIDING AN
EFFICIENT, ATTRACTIVE AND SAFE ENVIRONMENT WITHIN WHICH TO LIVE AND
WORK' (SEC 4.2.2). HOWEVER, THE MIXING OF USES DEPENDS ON SEVERAL
FACTORS. ONE SCALE-BUILDING BLOCK, STREET OR NEIGHBORHOOD
(KROPT. 2011). A MIXED-USE BUILDING MAY HAVE MULTIPLE USES IN A SINGLE
STRUCTURE BUT A SINGLE USE COMMERCIAL BUILDING COULD BE PART OF A
MIXED-USE COMPLEX. A SECOND FACTOR IS THE EXISTING AND FUTURE
RESIDENTIAL AND COMMERCIAL DEMAND (EVANS, 2005). BUILDING USE
DEMANDS PEDESTRIAN FOOTFALL IN ORDER TO ACHIEVE THE REQUIRED
INTENSITY OF ACTIVITIES AND TO SUSTAIN AN ACTIVE ECONOMIC LIFE
(HILLER, 2009: JACOBS. 1969). THIS PROMPTS AN ISSUE IN URBAN DESIGN
REGARDING THE LEVEL OF ACCESSIBILITY IN A LOCAL AREA - FOR EXAMPLE,
THE WAY A STREET MIGHT EITHER BE DESIGNED FOR A HIGHER DEGREE OF
VEHICULAR TRAFFIC WITH LESSER PEDESTRIAN MOVEMENT, OR TO BE
PREDOMINANTLY PEDESTRIAN.

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DESIGN GUIDELINES:

THESE GUIDELINES ARE INTENDED TO ENCOURAGE DENSE DEVELOPMENT

THAT STIMULATES PEDESTRIAN USE AND CREATES A COMMUNITY THAT IS
NOT DOMINATED BY AUTOMOBILES. COMMERCIAL USES OF TWO OR MORE
STORIES ARE ENCOURAGED AND CAN BE USED FOR A NUMBER OF
PURPOSES SUCH AS COMMERCIAL, OFFICE, AND RESIDENTIAL. THE PURPOSE
OF THE SITE PLANNING AND DESIGN PROCESS IS TO STUDY THE BUILT AND
NATURAL ENVIRONMENT SURROUNDING AND ADJACENT TO A PROPERTY TO
CONSIDER HOW TO BEST LAY OUT THE DESIRED DESIGN ELEMENTS
(BUILDING, PARKING AND AMENITIES) AND TO MAKE CERTAIN THAT THESE
ELEMENTS RELATE TO THE EXISTING CONTEXT, ACHIEVING THE DESIRED
MIXED-USE VISION AS FURTHER DEFINED IN THIS DOCUMENT. THE
FOLLOWING STANDARDS ARE A LIST OF THE MOST IMPORTANT ITEMS THAT
ARE REVIEWED DURING THE DEVELOPMENT PROCESS.

1. BUILDING PLACEMENT AND ORIENTATION

1.1. UNIFIED DESIGN. CONSIDER THE LOCATION AS A LANDSCAPE WITH

BUILDINGS RATHER THAN A LANDSCAPE WITH STRUCTURES. TO PRODUCE A
COHERENT PROJECT WITH A SENSE OF IDENTIFIABLE PLACE, SITE PLANNING
SHOULD TAKE INTO ACCOUNT THE EXISTING LANDSCAPE, GRADES, AND
SLOPE OF THE SUBJECT SITE, AS WELL AS OFF-SITE BUILDING ELEVATIONS
AND DESIGN.

1.2. COMMUNITY GATHERING SPACES. CLUSTER BUILDINGS TO CREATE

PEDESTRIAN-ORIENTED SPACES FOR LINGERING AND GATHERING. AVOID
LINEAR, ONE-STORY BUILDINGS LACKING IN FAÇADE AND HEIGHT VARIATION.

1.3. PEDESTRIAN CONNECTIVITY. PROVIDE PEDESTRIAN EASEMENTS ALONG

BUILDING FRONTAGES WHERE APPROPRIATE TO PROVIDE A WALKABLE
NETWORK BETWEEN BUILDING ENTRIES, PUBLIC SPACES, AND ADJACENT
BUILDINGS OR DEVELOPMENTS, MAXIMIZING PEDESTRIAN CONNECTIVITY.

1.4. BUILDING ORIENTATION. MAIN BUILDING FACADES AND ENTRANCES

SHOULD FACE PEDESTRIAN-FRIENDLY STREETS. CORNER STRUCTURES
SHOULD BE PLACED IN SUCH A WAY THAT THEY FUNCTION AS A GATEWAY OR
FOCAL POINT. FOR VISUAL INTEREST AND A GOOD PEDESTRIAN EXPERIENCE,
CORNERS FACING STREET JUNCTIONS SHOULD BE ROUNDED, SQUARED, OR
OTHERWISE MADE TO SOFTEN THE EDGES. TO IDENTIFY INTERSECTIONS AND

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PUBLIC SPACES ALONG THE BLOCK, USE BUILDING MASSING, LANDSCAPE,
AND ARCHITECTURAL CHARACTERISTICS.

1.5. BLOCK LENGTH. BLOCKS WITH SHORTER LENGTHS ARE PREFERRED.

PROVIDE PEDESTRIAN ACCESS TO PARKING AREAS AND OTHER USES
THROUGH MID-BLOCK PASS-THROUGHS OR PLAZAS, AS WELL AS PEDESTRIAN
GATHERING SPACES.

1.6. SETBACKS. THESE STANDARDS DO NOT SPECIFY SPECIFIC SETBACK

DISTANCES. IT IS BENEFICIAL TO HAVE A VARIETY OF SETBACKS. HOWEVER,
BUILDINGS NEAR TO THE PEDESTRIAN-ORIENTED ROADWAY ARE INTENDED
TO ASSIST DEFINE THE SPACE AND RELATIONSHIP ON A PEDESTRIAN LEVEL.

1.7. SITE COVERAGE. THE MAJOR GOAL OF MIXED-USE DISTRICTS IS TO

PRODUCE AN URBAN ENVIRONMENT THAT IS DIVERSE IN TERMS OF USES,
BOTH VERTICALLY (INSIDE THE SAME MULTI-STORY BUILDING) AND
HORIZONTALLY (BETWEEN BUILDINGS) (WITHIN THE SAME PARCEL OF LAND).

FIGURE 1. SITE LAYOUT EXAMPLE

2. PARKING

2.1. ON-STREET PARKING. TO DISTRIBUTE CARS THROUGHOUT A SITE AND

ASSIST ALLEVIATE ENORMOUS FIELDS OF PARKING AT KEY BUILDING
FAÇADES OR ENTRIES, PARALLEL OR ANGLED PARKING MAY BE GIVEN ALONG
PEDESTRIAN-ORIENTED STREETS.

2.2. SMALL CONNECTED LOTS. BY SEPARATING BIG PARKING AREAS INTO

SMALLER CONNECTED LOTS, OFF-STREET SURFACE PARKING CAN BE

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BROKEN UP TO LESSEN UNWANTED VISUAL IMPACTS OF AUTOS AND WIDE
ASPHALT AREAS. (REFER TO FIGURE 2)

2.3. LANDSCAPED ISLANDS. HELP REDUCE THE “URBAN HEAT ISLAND

EFFECT,” CAUSED BY ABSORPTION OF SOLAR RADIATION INTO EXPOSED
PAVEMENT, BY PROVIDING LANDSCAPED ISLANDS THAT ALLOW FOR SHADE
TREE PLANTING.

2.4. SHARED PARKING. WHEREVER POSSIBLE, PROVIDE SHARED PARKING

FOR DIFFERENT ADJACENT USES WITH STAGGERED PARKING DEMANDS, TO
REDUCE THE OVERALL NUMBER OF PARKING SPACES REQUIRED FOR
MULTITENANT AND MIXED-USE DEVELOPMENTS.

2.5. MULTI-PURPOSE LOTS. ENCOURAGES OFF-STREET PARKING LOTS TO BE

DESIGNED FOR MORE THAN ONE USE WHEN POSSIBLE. FOR EXAMPLE, AN
OFFICE PARKING LOT COULD BE DESIGNED IN SUCH A WAY THAT DURING THE
WEEKDAYS IT IS USED FOR VEHICLE PARKING AND ON THE WEEKEND OR OFF-
HOURS IT IS USED AS A PLAZA FOR PUBLIC EVENTS OR FARMERS MARKETS.

2.6. STORMWATER MANAGEMENT. INTEGRATE LOW IMPACT DEVELOPMENT

(LID) FEATURES FOR STORMWATER MANAGEMENT. THE TERM LID REFERS TO
SYSTEMS AND PRACTICES THAT USE OR MIMIC NATURAL PROCESSES THAT
RESULT IN THE TREATMENT, INFILTRATION OR USE OF STORMWATER IN
ORDER TO PROTECT WATER QUALITY.

2.7. GREEN INFRASTRUCTURE. WHEREVER POSSIBLE, CONSIDER

IMPLEMENTING GREEN INFRASTRUCTURE. COVERED PARKING, WHICH
PROVIDES SHADE WHILE ALSO GENERATING SOLAR ENERGY, OR ELECTRIC
CAR CHARGING STATIONS ARE TWO IDEAS.

2.8. PAVEMENT DESIGN. ALTERNATIVE PAVEMENT DESIGNS ARE

ENCOURAGED TO PROVIDE APPROPRIATE AESTHETICS AND FUNCTION TO
SUPPORT MULTIPLE USES.

2.9. VEHICULAR SCREENING. PROVIDE VISUAL SCREENING OF PARKED

VEHICLES AND HEADLIGHTS FROM ADJACENT PROPERTIES AND STREETS AT
THE PERIMETER IN SITUATIONS WHERE OFF-STREET SURFACE PARKING
ABUTS A STREET. LANDSCAPE, BERMS, AND/OR BUILT LANDSCAPE WALLS OR
FENCES THAT REACH A MINIMUM HEIGHT OF 36” ABOVE THE NEIGHBORING
PARKING LOT SURFACE SHOULD BE USED AS SCREENING. AT ALL ACCESS
AND EGRESS POINTS, MAINTAIN THE REQUIRED VISUAL CLEARANCES.

2.10. PARKING STRUCTURE PLACEMENT. CONCEAL PARKING STRUCTURES

BEHIND BUILDINGS WHERE POSSIBLE.

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2.11. PARKING STRUCTURE DESIGN. WHEN EXPOSED, THE APPEARANCE OF
PARKING STRUCTURES SHOULD DIRECTLY RELATE TO THE MATERIALS AND
FORMS OF THE PRIMARY BUILDING THAT THEY SERVE.

2.12. PARKING STRUCTURE GROUND FLOOR. WHEN A PARKING STRUCTURE

FACES A PEDESTRIAN-ORIENTED ROADWAY, THE GROUND FLOOR SHOULD
INCLUDE STOREFRONTS, WINDOWS, EXHIBITS, OFFICES, OR PUBLIC MEETING
PLACES THAT RELATE TO THE PEDESTRIAN.

FIGURE 2. PARKING LOT LAYOUT EXAMPLES

3. PUBLIC SPACES

3.1. OUTDOOR SPACE. INCLUDE PUBLICLY ACCESSIBLE, WELL-DESIGNED

OUTDOOR SPACE FOR RESIDENTS AND THE GENERAL PUBLIC THAT IS
PROPORTIONATE TO THE PLANNED BUILDINGS' SIZE. PLAZAS, PARKS,
COURTYARDS, CORRIDORS, SIDEWALK CAFÉS, PATHS, OUTDOOR SEATING
PLACES, AND/OR SIMILAR ACTIVE AND PASSIVE LOCATIONS ARE EXAMPLES
OF PUBLIC SPACES. PUBLIC SPACES SHOULD BE IN VISIBLE, ACCESSIBLE,
AND SECURE SETTINGS THAT ENCOURAGE YEAR-ROUND ACTIVITIES.

3.2. DESIGN. OUTDOOR SPACE CAN BE UTILIZED TO HIGHLIGHT PUBLIC ART

OR HISTORY, AS WELL AS GIVE EDUCATIONAL POSSIBILITIES SUCH AS
OUTDOOR CLASSROOMS, IN ADDITION TO GIVING PUBLIC GATHERING
CHANCES AT VARIOUS SCALES IN VARIOUS LOCALES.

3.3. MATERIALS. PUBLIC SPACES SHOULD BE DESIGNED USING HIGH-QUALITY,

DURABLE MATERIALS CONSISTENT WITH SECTION 4.6.

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3.4. TRANSITIONS. PROVIDE OBVIOUS TRANSITIONS BETWEEN PUBLIC
SPACES BY WAY OF BUILDING DESIGN, OVERHEAD FEATURES, SPECIALTY
PAVING, LANDSCAPING, LIGHTING AND/OR SIGNAGE.

FIGURE 3. EXAMPLES OF PUBLIC SPACES

4. LIGHTING

4.1. LIGHTING REQUIREMENT. ALL LIGHTING MUST MEET THE REQUIREMENTS

OF THE ZONING ORDINANCE, UNLESS OTHERWISE APPROVED THROUGH A
PLANNED DEVELOPMENT.

4.2. LIGHTING HIERARCHY. PROVIDE A HIERARCHY OF LIGHTING LEVELS WITH

SITE AND BUILDING ENTRIES HAVING THE HIGHEST ILLUMINATION LEVELS,
FOLLOWED BY PEDESTRIAN SPACES, WALKWAYS, PARKING AREAS AND
LANDSCAPING.

4.3. LIGHT POLLUTION. TO REDUCE LIGHT POLLUTION, ALL LIGHTING MUST

HAVE FULL CUT-OFF FIXTURES (NO LIGHT OVER 90 DEGREES). THE USAGE OF
ENERGY-SAVING FIXTURES WITH LIGHT EMITTING DIODE (LED) BULBS IS
SUGGESTED. 4.4. LIGHT DESIGN. THE DESIGN OF THE LIGHT POLE AND
FIXTURE SHOULD COMPLEMENT THE SITE'S OVERALL DESIGN. BRIGHTLY
COLORED POLES AND FIXTURES ARE GENERALLY FAVORED OVER MUTED,
EARTH TONES THAT BLEND INTO THE SURROUNDINGS

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 FIGURE 4. MIXED-USE BUILDING LIGHTING EXAMPLE

5. GREEN INFRASTRUCTURE

5.1. SUSTAINABLE DESIGN. SITE AND BUILDING DESIGN SHOULD CONSIDER

ENVIRONMENTAL FACTORS TO REDUCE WATER AND ENERGY NEEDS SUCH
AS:

• TOPOGRAPHY

• DRAINAGE

• VEGETATION

• SOLAR ORIENTATION

• NATURAL VENTILATION

• NATURAL DAYLIGHTING WITHIN THE BUILDING INTERIOR

• WATER CONSERVATION

• RESOURCE EFFICIENCY

• PROTECTION FROM HARSH ELEMENTS

5.2. RENEWABLE ENERGY USE. WHERE APPROPRIATE UTILIZE RENEWABLE

SOURCES OF ENERGY FOR BUILDING AND SITE OPERATIONS.

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5.3. PERVIOUS AREAS. ENCOURAGE THE USE OF PAVERS, PERVIOUS PAVING
AND STRATEGICALLY PLACED PLANTING AREAS TO REDUCE THE AMOUNT OF
IMPERVIOUS AREA AND ASSOCIATED STORMWATER RUNOFF ON A SITE.

5.4. STORMWATER CAPTURE. WHEREVER POSSIBLE, USE STORMWATER

CAPTURE, CONVEYANCE AND STORAGE AS AN OPPORTUNITY TO PROVIDE
ADDITIONAL DESIGN VALUE BY MAKING IT AN INTEGRATED AND VISIBLE
COMPONENT OF THE LANDSCAPE. (SEE FIGURE 5)

5.5. WATER CONSERVATION. THE USE OF NON-POTABLE WATER SYSTEMS

FOR IRRIGATION, HIGH-EFFICIENT IRRIGATION SYSTEMS AND LOW WATER
USE VEGETATION ARE ENCOURAGED.

FIGURE 5. LANDSCAPING EXAMPLE

6. STREET DESIGN

6.1. STREET REQUIREMENTS. ARTERIAL AND COLLECTOR STREETS AT THE

PERIMETER OF EACH MIXED-USE AREA SHALL FOLLOW THE CRITERIA PLAN,
UNLESS OTHERWISE APPROVED THROUGH A PLANNED DEVELOPMENT.

6.2. STREET HIERARCHY. THE GOAL OF THESE DESIGN GUIDELINES IS TO

CREATE A "MAIN STREET" CHARACTER IN EACH MIXED-USE DEVELOPMENT BY
USING PEDESTRIAN-FRIENDLY STREETS WHENEVER POSSIBLE (SEE FIGURE
6)

6.3. STREET DESIGN. ON-STREET, DIAGONAL, OR PARALLEL PARKING SHOULD

BE AVAILABLE WITHIN EACH DEVELOPMENT, AS WELL AS WIDE PEDESTRIAN
PATHWAYS ALONG BUILDING FRONTAGES, STREET TREES IN TREE GRATES
OR PLANTING BEDS, AND/OR BULB-OUTS WITH CONTRASTING PAVEMENT AT
PEDESTRIAN CROSSINGS. FOR MAXIMUM CONNECTIVITY, PEDESTRIAN

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CROSSINGS SHOULD BE PLACED AT REGULAR INTERVALS ALONG THE
INTERNAL ROADWAY SYSTEM. (REFER TO FIGURE 7)

FIGURE 6. PEDESTRIAN-ORIENTED STREET

FIGURE 7. PEDESTRIAN-ORIENTED STREET SECTION

7. VEHICULAR ACCESS AND CIRCULATION

7.1. CIRCULATION SYSTEM. PROVIDE AN EFFICIENT, SAFE AND WELL-DEFINED

CIRCULATION SYSTEM THAT LINKS THE USERS DIRECTLY WITH BUILDING
ENTRIES, PUBLIC SPACES, TRAILS AND TRANSIT.

7.2. CONNECTIVITY. PROVIDE CLEAR CONNECTION FOR BOTH VEHICLES AND

PEDESTRIANS BETWEEN ADJACENT SITES FOR MAXIMUM CONNECTIVITY.

7.3. DROP-OFF AREAS. TO ENSURE ACCESSIBLE, SAFE, AND CONVENIENT

ACCESS, PASSENGER DROP-OFF ZONES SHOULD BE INCORPORATED NEAR
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TO BUILDING ENTRANCES. BETWEEN THE DROP-OFF LOCATION AND THE MAIN
TRAFFIC CIRCULATION ROUTE, THERE SHOULD BE A DISTINCT VISUAL AND
PHYSICAL SEPARATION.

7.4. CURB CUTS. MINIMIZE CONFLICTS BETWEEN PEDESTRIANS AND

VEHICLES BY LIMITING CURB CUTS. PROVIDE SHARED CURB CUTS BETWEEN
ADJACENT PROPERTIES IN MULTI-SITE DEVELOPMENTS WHEREVER
POSSIBLE.

7.5. SERVICE AND DELIVERY ACCESS. TO REDUCE PAVEMENT AND

INTEGRATE INTO OVERALL SITE DESIGN, PROVIDE SHARED SERVICE AND
DELIVERY ACCESS BETWEEN ADJACENT PARCELS AND/OR BUILDINGS
WHENEVER PRACTICAL. SERVICE AND DELIVERY FACILITIES SHOULD NOT BE
LOCATED ON MAIN BUILDING FACADES, CORNERS, OR OTHER PROMINENT
SITES.

7.6. DRIVE-THROUGHS. ON A LIMITED BASIS, DRIVE-THROUGH FACILITIES MAY

BE APPROVED AS LONG AS THEY CAN SUPPORT APPROPRIATE VEHICLE
STACKING AND ARE ADEQUATELY SCREENED.

FIGURE 7. ACCESS AND CIRCULATION SYSTE

8. PEDESTRIAN ACCESS AND CONNECTIVITY

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8.1. PEDESTRIAN SPACE CONNECTIVITY. FOR MAXIMUM CONNECTION, ALL
DEVELOPMENTS SHOULD INCORPORATE ACTIVE PEDESTRIAN SPACE IN THE
FORM OF BROAD WALKWAYS AND PUBLIC PLACES.

8.2. PEDESTRIAN WALKWAYS. BY ADDING SPECIFIC PAVEMENTS AND

ADDITIONAL LANDSCAPING, PROVIDE ACCESSIBLE, CONVENIENT, DIRECT,
AND UPGRADED PEDESTRIAN PATHS FROM ALL PARKING SITES TO BUILDING
ENTRANCES.

8.3. PEDESTRIAN CROSSINGS. AT CROSSROADS AND, WHERE SUITABLE, MID-

BLOCK CROSSINGS, USE CONTRASTING SPECIAL PAVEMENTS, RAISED
PAVEMENT PARTS, BULB-OUTS, AND/OR STRIPING TO GIVE REFUGE AND
DISTINGUISH THEM FROM THE NEIGHBORING STREET AND SIDEWALK. (SEE
FIGURE 8)

8.4. PEDESTRIAN LIGHTING. FOR SECURITY AND SAFETY, ALL PEDESTRIAN

ZONES, INCLUDING SIDEWALKS, PASS-THROUGHS, AND PEDESTRIAN PLAZAS,
SHOULD BE BRIGHTLY LIT AND PROVIDE CLEAR LINES OF SIGHT.

8.5. PEDESTRIAN ACCESSIBILITY. ALL PUBLICLY ACCESSIBLE AREAS MUST BE

EQUALLY ACCESSIBLE AND COMPLY WITH THE AMERICANS WITH DISABILITIES
ACT'S STANDARDS (ADA).

FIGURE 8. PEDESTRIAN CROSSING EXAMPLE

9. TRANSIT FACILITIES
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9.1. TRANSIT CONNECTIVITY. ACCOMMODATE EXISTING AND FUTURE TRANSIT
(BUS AND FUTURE LIGHT RAIL) STOPS AND OPPORTUNITIES TO CONNECT TO
TRANSIT WHERE PRACTICAL AND FEASIBLE.

9.2. TRANSIT SHELTERS. PROVIDE PROTECTION FROM THE ELEMENTS AT

TRANSIT STOPS IN A WAY THAT TIES INTO THE OVERALL ARCHITECTURE OF
THE SURROUNDING FEATURES AND DOES NOT OBSTRUCT PRIMARY
PEDESTRIAN TRAVEL WAYS.

9.3. DROP-OFF AREAS. INCLUDE DROP-OFF AREAS FOR RIDE SHARES OR

AUTONOMOUS VEHICLES IN ALL NEW OR REDEVELOPMENT AREAS.

9.4. ACCESSIBILITY. PROVIDE ACCESSIBLE PEDESTRIAN ROUTES FROM

TRANSIT FACILITIES TO THE MAIN ENTRANCE OF EACH BUILDING.

10. RELATIONSHIP BETWEEN BUILDINGS

10.1. BUILDING RELATIONSHIP. NEW BUILDING PLACEMENT, SIZE, SHAPE, AND

ORIENTATION SHOULD ALL BE COORDINATED IN ORDER TO CREATE
AESTHETICALLY UNIFIED SPACES WITH A RANGE OF MATERIALS, COLORS,
AND FEATURES. THE PLACEMENT, SCALE, AND SHAPE OF NEW STRUCTURES
IN REDEVELOPMENT REGIONS WILL SET THE BENCHMARK FOR FUTURE
REDEVELOPMENT.

10.2. BUILDING CHARACTER. MAINTAIN AN ARCHITECTURAL ORDER BY

KEEPING THE RHYTHM OF MATERIALS, PATTERNS, REVEALS, BUILDING
SETBACKS, AND STRUCTURAL FEATURES LIKE COLUMNS AND PILASTERS
CONSISTENT WITH A MORE COHERENT DESIGN THAT GIVES A MIXED-USE
BUILDING AN ARCHITECTURAL IDENTITY. OVER "BUSY" OR "LOUD" BUILDINGS,
WELL-COMPOSED AND DETAILED BUILDINGS WITH A PEACEFUL RHYTHM AND
A WELL-EXECUTED BASE, MIDDLE, AND TOP ARE FAVORED. TO CREATE
INTEREST, ALL BUILDINGS ALONG A ROADWAY SHOULD WORK TOGETHER.

11. FAÇADE MODULATION

11.1. FAÇADE DIFFERENTIATION. THE GOAL IS TO CREATE INTRIGUE,

SHADOW, AND EXCITEMENT, AS WELL AS OFFER ARTICULATION (SEE FIGURE
10). BUILDINGS WITH A LENGTH OF MORE THAN FIFTY (50) FEET SHOULD HAVE
TWO (2) OR MORE OF THE FOLLOWING ARCHITECTURAL CHARACTERISTICS:

• CHANGES IN COLOR, PATTERN, TEXTURE AND/OR MATERIAL FOR AT LEAST

20% OF THE LENGTH

• PROJECTIONS, RECESSES OR REVEALS WITH A MINIMUM OF ONE (1) PLANE

CHANGE

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• ARCADES AND PERGOLAS ALONG AT LEAST ONE THIRD OF THE LENGTH

• TOWERS

• HIP, SHED OR GABLE ROOF PROJECTIONS FOR A MINIMUM OF 20% OF THE

LENGTH

11.2. BLANK WALL TREATMENT. BLANK WALLS MAY NOT BE THE PRIMARY
FAÇADE ON ANY BUILDING.

11.3. ARCHITECTURAL FEATURES. NO BUILDING WALL OR INDIVIDUAL TENANT

MAY EXCEED 75 FEET IN LENGTH WITHOUT INCORPORATING AT LEAST ONE
ARCHITECTURAL ELEMENT WITH A TOTAL LENGTH OF AT LEAST TWENTY-
FOUR (24) FEET AND A HEIGHT OF AT LEAST TWELVE (12) FEET OR ONE-THIRD
OF THE BUILDING HEIGHT, WHICHEVER IS GREATER.

11.4. PRIMARY FAÇADES. PRIMARY FAÇADES AND FAÇADES FACING

PEDESTRIAN-ORIENTED STREETS MUST FEATURE A VARIETY OF ARCADES,
DISPLAY WINDOWS, ENTRY SPACES, OR AWNINGS THAT SPAN AT LEAST 25%
OF THEIR HORIZONTAL LENGTH AND HAVE AT LEAST 50% TRANSPARENCY AT
STREET LEVEL.

FIGURE 9. PREFERRED FAÇADE MODULATION EXAMPLES

12. BUILDING HEIGHT AND MASSING

12.1. BUILDING HEIGHT. BUILDINGS OF SIMILAR MASS AND SCALE SERVE TO

KEEP A SITE'S VISUAL IMPRESSION AND CHARACTER CONSISTENT. HOWEVER,
IN ORDER TO PROVIDE VISUAL INTEREST AND DIVERSITY, IT IS NECESSARY
TO VARY THE HEIGHT OF STRUCTURES. THE FOLLOWING ARE THE SPECIFIC
HEIGHT GUIDELINES FOR EACH LAND USE:

• MIXED-USE MARKETPLACE (MAXIMUM 120 FEET) (UP TO 180 FEET PER

SPECIAL REVIEW)

• MIXED-USE DOWNTOWN—MAXIMUM OF 60 FEET

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• MIXED-USE COMMUNITY—MAXIMUM OF 75 FEET

• MIXED-USE NEIGHBORHOOD—MAXIMUM OF 60 FEET BUILDING FAÇADES.

BUILDINGS SHOULD BE CONSTRUCTED TO PROVIDE VISUAL ATTRACTION TO

PEDESTRIANS ON A HUMAN SCALE. FOR PEDESTRIANS, WELL-DESIGNED
FAÇADE COMPONENTS HELP ESTABLISH A FEELING OF SIZE.

12.3. UPPER STORY PLANAR FAÇADES. UPPER STORIES THAT ARE FLAT
AND/OR LITTLE DETAILED SHOULD BE AVOIDED AT ALL COSTS. THE HIGHER
LEVELS SHOULD OFFER INTEREST TO THE STREET WHILE NOT REQUIRING TO
BE AS INTRICATE AS THE GROUND PLANE OR BASE OF THE BUILDING.
RECESSED WINDOWS, INTRICATE WINDOW SURROUNDS, CANOPIES AND
AWNINGS, VARIATIONS IN PLANE, VARIOUS USE OF MATERIALS AND COLORS,
AND THE ADDITION OF DECKS AT RESIDENCES AND/OR OFFICES ARE ALL
EXAMPLES OF HOW THIS CAN BE ACCOMPLISHED.

12.4. BUILDING ENTRIES. BUILDINGS SHALL BE DESIGNED WITH WELL-

DEFINED ENTRIES TO HELP THE TRANSITION BETWEEN THE PUBLIC AND
PRIVATE REALMS.

12.5. BUILDING MASSING. WHEN A LARGE NUMBER OF FREESTANDING

BUILDINGS ARE PLANNED AS PART OF A SINGLE PROJECT, THE MASSING OF
THE STRUCTURES SHOULD BE COORDINATED AND CONSTANT THROUGHOUT
THE SITE, YET VARIED ENOUGH TO GENERATE INTEREST AND CONTRAST
BETWEEN BUILDINGS.

12.6. BUILDING BASE, MIDDLE, TOP. APPLY TRADITIONAL BASE, MIDDLE AND
TOP ORGANIZATION OF ALL BUILDINGS WHERE:

• THE BASE IS SCALED AND ARTICULATED TO EMPHASIZE THE PEDESTRIAN

ZONE.

• THE MIDDLE OF THE BUILDING TYPICALLY RESPONDS TO THE FUNCTION OF

THE BUILDING THROUGH FENESTRATIONS AND DESIGN EXPRESSIONS.

• THE BUILDING'S TOP COMPLETES THE SHAPE. A DIVERSIFIED OR MORE

INTRICATE GLAZING COMPOSITION, GREATER DEPTH AT THE GLAZING, A
CHANGE IN PLANE, THE INTRODUCTION OF A NEW, COMPLIMENTARY
BUILDING COLOR, OR A WELL-EXECUTED CORNICE CAN ALL HELP ACHIEVE
THIS. A SLANTED ROOF OR A PROJECTED FLAT CANOPY WITH A
CONSIDERABLE OVERHANG CAN ALSO BE USED TO SUCCESSFULLY
CONSTRUCT THE TOP. THIS PRINCIPLE ALSO APPLIES TO SINGLE-STORY AND
MODERN-STYLE STRUCTURES WITH A STRONGER VERTICAL ARTICULATION.
(SEE FIGURES 10 AND 11)

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 FIGU
RE 10. EXAMPLE OF BUILDING BASE, MIDDLE, TOP FIGURE 11. EXAMPLE
OF BASE, MIDDLE, TOP - 2 STOREY

13. ROOFTOPS AND ROOF FORMS

13.1. ROOF DESIGN. THE ROOF FORM'S DESIGN, AS WELL AS ITS

COMPONENTS INCLUDING ROOF MATERIAL, COLOR, TRIM, AND LIGHTING,
SHOULD BE CONSIDERED AN INTRINSIC ASPECT OF THE ARCHITECTURE. THE
USE OF A LOW-SLOPED ROOF OR PROJECTED CANOPY WITH A LARGE
OVERHANG IS ENCOURAGED WHERE POSSIBLE.

13.2. ROOF VARIATION. PARAPET, ROOF AND/OR RIDGE HEIGHTS SHOULD BE

VARIED TO ADD INTEREST AND REDUCE SCALE.

13.3. ROOF FEATURES. CONSIDER THE USE OF OVERHANGS AND CORNICE

FEATURES FOR DECORATIVE INTEREST.

13.4. ROOF PLANE. TO BREAK UP THE LINEAR FAÇADE, LARGE ROOF

SURFACES SHOULD INCORPORATE VARIATIONS IN PARAPET HEIGHT OR
OFFSETS. OTHER ARCHITECTURAL DETAILS SHOULD BE USED TO INCREASE
INTEREST AND ENHANCE THE PEDESTRIAN SCALE OF THE FAÇADE IF A WELL-
DETAILED, CONTINUOUS CORNICE IS REQUIRED. (SEE FIGURE 12)

13.5. ROOF MATERIALS. EARTH TONES SHOULD BE USED TO COMPLIMENT

THE ARCHITECTURAL STYLE OF THE BUILDING. SEE SECTION 4.6 FOR
SUGGESTED MATERIALS PALETTE.

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13.6. ROOF EQUIPMENT. ALL ROOF-MOUNTED MECHANICAL EQUIPMENT
SHALL BE SCREENED TO AT LEAST THE HEIGHT OF THE EQUIPMENT.

FIGURE 12. VARIATIONS ON A FLAT ROOF

14. BUILDING MATERIALS AND COLORS

14.1. COMPLEMENTARY MATERIALS. THE SCALE, TEXTURE, AND PATTERNING

OF BUILDING MATERIALS SHOULD BE CONSIDERED IN BUILDING DESIGN BY
INCORPORATING THEM INTO EASILY RECOGNIZABLE APPLICATIONS.

14.2. BUILDING MATERIALS. WHEN IT COMES TO CONSTRUCTING MATERIALS,

THE FOLLOWING GUIDELINES SHOULD BE FOLLOWED:

• USE HIGH-QUALITY, LONG-LASTING MATERIALS THAT ARE REPRESENTATIVE

OF THE AREA, SUCH AS LOCAL STONE AND BRICK.

• NATURAL STUCCO, WOOD, AND METAL WITH A LOW REFLECTANCE ARE ALL
SUITABLE CHOICES.

• NATURAL STONE IS GIVEN PRECEDENCE OVER MAN-MADE STONE.

MANUFACTURED STONE, ON THE OTHER HAND, MAY BE ACCEPTED AFTER A
THOROUGH EXAMINATION OF THE PRODUCT.

• USE LOW-REFLECTIVE WINDOW GLAZING. A MATTE FINISH IS REQUIRED ON

METAL FRAMES.

• TILT-UP WALLS, EIFS (EXTERIOR INSULATION AND FINISH SYSTEM), AND

PLAIN, SMOOTH-FACE CONCRETE BLOCK ARE STRONGLY DISCOURAGED.

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 FIGURE 13. MATERIALS PALETTE

14.3 BUILDING COLORS. NATURAL, EARTH TONED HUES PREVALENT IN THE

LANDSCAPE SHOULD BE USED IN THE CONSTRUCTION OF BUILDINGS, SITE
AMENITIES, AND SIGNS. WHEN IT COMES TO CONSTRUCTING COLORS, THE
FOLLOWING RULES SHOULD BE FOLLOWED:

• THE COLOR PALETTE SHOULD BE HARMONIOUS AND COMPLEMENTING.

• ACCENT COLORS ARE ALLOWED IN MODERATION AS LONG AS THEY ARE

NOT HARSH OR FLUORESCENT AND COMPLIMENT THE OVERALL MATERIAL
PALETTE.

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 FIGURE 14. COLOR PALETTE

DESIGN PRINCIPLES

THE ACCOMPANYING DESIGN PRINCIPLES GIVE THE ESSENTIAL BEARING TO

DIRECT FUTURE IMPROVEMENT IN THE DEVELOPMENT OF THE PROJECT. THE
STANDARDS BUILD UP FAR REACHING COURSE FOR FUTURE PLAN AND
IMPROVEMENT AND SET THE VIBE FOR MORE EXPLICIT OBJECTIVES AND
GOALS. GOING WITH PHOTOGRAPHS AND REPRESENTATIONS GIVE OUTLINED
GUIDES TO PASS ON THE EXPECTATION OF EVERY GUIDELINE.

1. STREET CHARACTER
STRENGTHENING THE ESTABLISHED BUILT FORM, SCALE AND
ARTICULATION OF ACTIVITY CENTRE STREETS.
THIS PRINCIPLE IS ACHIEVED THROUGH THE FOLLOWING GUIDELINES
AND REQUIREMENTS:
 ARTICULATION OF HORIZONTAL AND VERTICAL FORM
 FENESTRATION AND OPENINGS
 MATERIALS AND FINISHES
 WEATHER PROTECTION AND AWNINGS
 BUILDING ENTRIES
 SETBACKS

2. WELL DESIGNED BUILDINGS

MAINTAINING CONTINUITY OF GROUND LEVEL ACTIVITY, PEDESTRIAN

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 SAFETY AND COMFORT ALONG STREETS.
THIS PRINCIPLE IS ACHIEVED THROUGH THE FOLLOWING GUIDELINES
AND REQUIREMENTS:
 WEATHER PROTECTION AND AWNINGS
 BUILDING ENTRIES
 MATERIALS AND FINISHES
 SERVICES

3. QUALITY MATERIALS
UTILIZING HARD WEARING, NORMAL AND RECOGNIZABLE MATERIALS IN
NEW STRUCTURES TO FURNISH CONGRUITY WITH EXISTING
FABRICATED STRUCTURE. THIS STANDARD IS ACCOMPLISHED
THROUGH THE ACCOMPANYING RULES ALSO, PREREQUISITES:
 MATERIALS AND WRAPS UP

4. COMMERCIAL PRIORITY
DELIVERING DIVERSE AND FLEXIBLE ACCOMMODATION THAT SERVES
THE NEEDS OF TRADE AND COMMERCE. THIS PRINCIPLE IS ACHIEVED
THROUGH THE FOLLOWING GUIDELINES AND REQUIREMENTS:
 LAND USE AND COMMERCIAL MIX
 PARKING AND ACCESS
 SIGNAGE
 FAÇADES

5. PUBLIC SPACES
PROVIDING ADEQUATE PUBLIC SPACES THAT SERVE THE
REQUIREMENTS OF EXISTING AND NEW RESIDENTS AND VISITORS.
THIS PRINCIPLE IS ACHIEVED THROUGH THE
SUBSEQUENT GUIDELINES AND REQUIREMENTS:
 ACTIVE STREETS, LANEWAYS AND CROSS-BLOCK LINKS
 INTERFACE TO PUBLIC OPEN SPACE
 COMMUNITY BENEFIT
 PUBLIC OPEN SPACE

6. ACCESS AND PARKING

REDUCING THE VISUAL PRESENCE OF VEHICLE ACCESSWAYS AND
PARKING ON STREETSCAPES WHILE MAINTAINING SAFE PEDESTRIAN
ACCESS TO PARKING AREAS. THIS PRINCIPLE IS ACHIEVED THROUGH
THE FOLLOWING GUIDELINES AND REQUIREMENTS:
 PEDESTRIAN ACCESS
 VEHICLE ACCESS AND PARKING
 BICYCLE ACCESS, PARKING AND END-OF-TRIP FACILITIES

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  LOADING AND UNLOADING VEHICLES
 INTERFACE TO LANEWAYS

7. COMMUNITY BENEFIT
PROVIDING FOR COMMUNITY USES, EMPLOYMENT, AFFORDABLE
HOUSING AND ACCESS VIA INCREASED DEVELOPMENT POTENTIAL.
THIS PRINCIPLE IS ACHIEVED THROUGH THE COMMUNITY BENEFIT
GUIDELINES AND REQUIREMENTS.

8. ENVIRONMENTALLY SUSTAINABLE DESIGN

REDUCING THE ENVIRONMENTAL IMPACT OF NEW DEVELOPMENT. THIS
PRINCIPLE IS ACHIEVED THROUGH THE FOLLOWING GUIDELINES AND
REQUIREMENTS:
 ROOF DESIGN
 MATERIALS
 BUILDING SERVICES

THE BUILDING TYPES, INTERFACE RESPONSES AND DESIGN DETAIL

REQUIREMENTS SET OUT IN THE FOLLOWING SECTIONS WORK TOGETHER TO
DELIVER ON THESE PRINCIPLES.

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DEVELOPMENT CONTROLS

DEVELOPMENT
DEVELOPMENT
FORMULA CONTROLS TOTAL
CONTROLS
COMPUTATION

AMBF (1) = PSO X

70% X 7200SQ.M 5040 SQ.M
TLA
AMBF
AMBF (2) = 5,007.23SQ.M -
*SETBACKS *SETBACKS

*DEPENDS ON
ACTUAL PLAN
ACTUAL BUILDING
BUT IT SHALL
FOOTPRINT
NOT EXCEED THE
COMPUTED AMBF

*REFER ON RULE
MAXIMUM
VIII OF PD 70%
ALLOWABLE PSO
1096/NBC

ACTUAL PSO = 5040 SQ.M /

ACTUAL PSO 70%
AMBF/TLA X 100 7200SQ.M X 100

*REFER ON RULE
MAXIMUM ISA VIII OF PD 20%
1096/NBC

*REFER ON RULE
MINIMUM USA VIII OF PD 10%
1096/NBC

MINMIMUM TOSL
MINIMUM TOSL = ISA(MAX) X 20% + 10% 30%
USA(MIN)

ACTUAL ISA =
ACTUAL ISA 20% X 7200 SQ.M 1440 SQ.M
ISA(MAX) X TLA

ACTUAL USA =
ACTUAL USA 10% X 7200 SQ.M 720 SQ.M
USA(MIN) X TLA

ACTUAL TOSL ACTUAL TOSL = 1440 SQ.M + 720 2,160 SQ.M

ACTUAL ISA +
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 ACTUAL USA SQ.M

MACA = PSO +
MACA 70% + 20% 90% OR 6480
ISA(MAX)

*REFER ON RULE
BHL VIII OF PD 15M
1096/NBC

INITIAL AMVB =
INITIAL AMVB 5040 SQ.M X 15M 75,600 M³
AMBF X BHL

GFA GFA = TLA X FLAR 7200 SQ.M X 3 21600 SQ.M

TGFA AMBF X NO. OF 5040 SQ.M X 5 25200 SQ.M

FLOORS

TABLE 1

SETBACK - 5.00M FRONT, 2.00 SIDES, 2.00 REAR

YARD - 5 + 2 + 2 + 2 = 11.00

PARKING PROVISIONS

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 TABLE 2

SPECIFIC USES OR REFERENCE USES OR MINIMUM REQUIRED PARKING

OF OCCUPANCY CHARACTER OF SLOT, PARKING AREA AND
(REFER TO SECTION OCCUPANCIES OR TYPE LOADING SPACE REQUIREMENTS
1.3 OF THIS RULE) OF
BUILDING/STRUCTURE

NEIGHBORHOOD
SHOPPING
CENTER/SUPERMARKET 1 CAR SLOT FOR EVERY 100 SQ.M
(C-1) OF SHOPPING FLOOR AREA

1 CUSTOMER (BUYER)
JEEPNEY/SHUTTLE FOR EVERY
150 SQ.M

1 VENDOR (SELLER)
JEPNEEY/SHUTTLE FOR EVERY
PUBLIC MARKETS (C)
300 SQ.M OF WET AND DRY
FLOOR AREA
DIVISION E-2
2 JEEPNEYS AND 6 TRICYCLE
FOR EVERY 1000 SQ.M OF WET
AND DRY MARKET FLOOR AREA

RESTAURANTS, FAST
1 CAR SLOT FOR EVERY 30 SQ.M
FOOD CENTERS, BARS
OF CUSTOMER AREA
AND BEERHOUSES (C)

1 CAR SLOT FOR EVERY 20 SQ.M

OF CUSTOMER AREA AND 2
NIGHT CLUBS, SUPER TOURIST PARKING SLOTS FOR
CLUBS AND THEATER- TOURIST PARKING SLOTS FOR
RESTAURANTS (C) EACH THEATER RESTAURANT

1 CAR SLOT FOR EVERY 30 SQM

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FLOORPLANS AND DEVELOPMENT LAYOUT ILLUSTRATIONS

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References:
30 | P a g e
http://www.slcdocs.com/Planning/HLC/2016/00166(6).pdf

https://www.burlington.ca/uploads/21041/Doc_636035613423635960.PDF

https://www.gleneira.vic.gov.au/media/3654/quality-design-guidelines-commercial-and-mixed-use-
areas.pdf

http://www.acgov.org/cda/planning/documents/2014ResidentialDesignGuidelines-ch5.pdf?
fbclid=IwAR0o_n-jkDW3bXSBQZdHkVwtKmcfnBRGEn0FHSieo5vIxR5QatY9wG60qlM\

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https://amcarchitecture.com.au/portfolio/booromba-mixed-use-development-wagga-wagga/

https://www.pinterest.ph/pin/516084438529420746/

https://www.hayward2040generalplan.com/land-use/comm

https://hoodline.com/2016/04/details-mixed-use-development-van-ness-and-post/

http://www.ocfrealty.com/naked-philly/south-kensington/another-huge-mixed-use-development-on-
the-way-for-south-kensington

https://www.fremont.gov/DocumentCenter/View/40807/4_Site-and-Building-Design

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