SCHEMATIC DESIGN OF A PROPOSED 45 STOREY

MIXED-USE DEVELOPMENT

Presented to
The College of Architecture and Urban Planning
Pamantasan ng Lungsod ng Maynila

In Partial Fulfillment of the Requirements for the Course

Architectural Design V – Space Planning 2

By
Armenta, Ramilo
Lualhati, James
Quimson, April Von
Salas, Joel
Sorio, Ynnah

Ar. Donna Rabe

Design Laboratory Adviser

June 2023
 LIST OF TABLES
Table 1.1 User Analysis
Users Activities Furnishing needs Spatial needs
Employees  Going to work  Desk  Desk space
 Commuting  Printers  Laundry area /
 Catering basic  Shelving / shop
needs storage units  Convenience
store
 Cafe
 Library
 Internet cafe
 Book store
 Mobility hubs
 Supermarket
 Fitness center /
gym
 Bayad centers
 Function rooms
Students  Studying  Desk  Desk space
 Commuting  Printers  Laundry area /
 Catering basic  Shelving / shop
needs storage units  Convenience
store
 Cafe
 Library
 Internet cafe
 Book store
 Mobility hubs
 Supermarket
 Fitness center /
gym
 Bayad centers
Senior  Zumba  Seating  Health services
citizens  Catering basic amenities  Bayad centers
needs  Laundry area /
shop
 Supermarket
Condo staff /  Cleaning  Storage units  Janitor closet
maintenance  Maintenance  Desks  Maintenance
room
 Locker room
 Electrical room
Mall staff  Cleaning  Storage units  Office spaces
 Maintenance  Desks  Service corridor
 Admin work  Storage
  Receiving and  Janitor’s closet
dispatch  Maintenance
 Security room
 Electrical room
 Freight elevator
 Surveillance
room
PWD  Commuting  Tactile paving  Accessible
spaces
 Elevators

Table 1.2 Substructure Space Analysis

Space Activities Privacy Furnishings Size Standards / Specifications

Parking area

Restrooms

Elevator

Freight elevator

Loading &
unloading area

Storage

Main electrical
room

Main mechanical
room

Table 1.3 Commercial Space Analysis

Space Activities Privacy Furnishings Size Standards /

Specifications

Retail

Cinema

Cinema
projection room
 Cinema
restroom

Food court

Supermarket

Restrooms

Office

Office function
room

Surveillance
room

Electrical room

Mechanical
room

Table 1.4 Office Space Analysis

Space Activities Privacy Furnishings Size Standards /

Specifications

Management
dept.

Accounting
dept.

Purchasing dept.

Personnel dept.

Sales dept.

Mail room

Lounge

Balcony

Conference
room
 All-purpose
room

Kitchen /
lunchroom

Storage

Reception

Paper
processing

Restroom

Patchroom

Interviewing
room

Table 1.5 Amenities Space Analysis

Space Activities Privacy Furnishings Size Standards /

Specifications

Laundry shop

Gym

Bayad center

Library

Clinic

Deck

Table 1.6 Condominium Space Analysis

Space No. of Activitie Privacy Furnishing Size Standards /

Users s s Specifications

Reception

Reception
storage
 Studio type

1 Bedroom

2 Bedroom

3 Bedroom

4 Bedroom

Common
lounge

Elevator

Electrical
room

Janitor’s closet

Fire control
center

Table 1.7 Condominiums in Quezon City

Name of Condominium Features Price (Php M) Floor Area (SQM)
DMCI Homes 2 BR, 1 T&B 4.67 56
Zinnia Tower 3 BR, 2 T&B 5.43 75
Columbia Garden 4 BR, 3 T&B 6.50 113
Victoria Towers 2 2 BR, 1 T&B 2.98 41
Zinnia Towers North Tower 1 BR, 1 T&B 2.96 42
Penthouse Condo 2 BR, 1 T&B 4.40 56
Manhattan Plaza Tower 1 2 BR, 1 T&B 12.20 105
Amaia Skies Cubao 1 BR, 1T&B 2.20 27
Eastwood Legrand 1 1 BR, 1 T&B 5.50 42
Phinma Properties Midrise Condo 2 BR, 1 T&B 1.39 30
Avida Towers New Manila 2 BR, 1 T&B 3.80 46
Redwoods Condo 2 BR, 1 T&B 4.50 56.5
One Orchard Condominium 1 BR, 1 T&B 5.00 57
Capitol Plaza Condo 1 BR, 1 T&B 2.65 27
Hacienda Balai 1 BR, 1 T&B 1.14 30
Francesca Royale Condo 1 BR, 1 T&B 1.88 26
Trees Residences 2 BR, 1 T&B 2.29 30
Francesca Royale Condo (Novaliches) 1 BR, 1 T&B 2.73 41

Table 1.8 Condominiums for Rent in Quezon City

 Name of Condominium Features Rate (PHP) FA (SQM)
Congressional Avenue 1 BR, 1 T&B 17,000.00 23.55
SMDC Place 1 BR, 1 T&B 20,000.00 30.08
TecPhil Suites 2 BR, 1 T&B 9,500.00 28.00
Princeton Residences 1 BR, 1 T&B 18,750.00 23.47
Magnolia Residences 1 BR, 1 T&B 26,000.00 36.00
Avida Towers 2 BR, 1 T&B 19,000.00 50.00
Trees Residences 1 BR, 1 T&B 20,000.00 23.00
Zinnia Towers 1BR, 1 T&B 23,000.00 40.00
SMDC Berkeley Residences 2 BR, 1 T&B 32,000.00 46.85
Eastwood City Cyber Park 1BR, 1 T&B 26,000.00 36.00
Grand Palazzo Eastwood 1BR, 1 T&B 25,000.00 57.00
Avida Towers Vila 1 BR, 1 T&B 18,000.00 20.87
Vista 309 Studio Type 16,000.00 21.00
Greenhills Garden Square 1 BR, 1 T&B 18,000.00 57.50
Vivaldi Residences Studio Type 10,000.00 18.00
SMDC Sun Residences 1 BR, 1 T&B 12,500.00 20.00
Binondo Codo Penthouse 3 BR, 3 T&B 80,000.00 184.47
Figure 1.1 Rental Demand for Condo Unit Types in Quezon City (%)

Rental Demand for Condo Unit Types in

Quezon City (%)
Studio 1 BR 2 BR 3 BR 4+ BR

D i l i m an 7 27 61 41

So u t h Tr i an gl e 72 8 7 4 9

L o y o l a H ei gh t s 13 32 13 7 35

Cu b ao 46 15 22 12 5

East w o o d C i t y 41 34 20 50

Figure 1.2 Average Rental Rate in Quezon

 Average Rental Rate in Quezon

4%
11% 18%

23%

44%

5000 - 13,999 14,000 - 22,000 22,001 - 35,999 36,000 - 58,000 58,001 -

Figure 1.3 Substructure Bubble Space Diagram

Figure 1.3 Mall Bubble Space Diagram

Figure 1.4 Amenities Bubble Space Diagram

Figure 1.5 Condominium Bubble Space Diagram

Chapter One
DESIGN CONSIDERATIONS FOR MIXED-USE DEVELOPMENTS

1.1 Demographics
1.1.1 Population
 According to the 2020 Philippine census, Quezon City has a population of
2,960,048 people, making it the most populous city in the Philippines.
1.1.2 Household Size
 As of 2015, the average size of a household in Quezon City is 4.3 members. It has
a generally young population with an average of 28 years. Females comprise
50.71% (1,488,765) while males comprise 49.29% (1,447,351). Children and
youth alone (0–30 years old) constitute more than half (58.78% or 1,725,832) of
the city's total population.
1.1.3 Housing
1.1.3.1 Shelter Component Minimum Lot Area (LA) & Floor Area (FA)
1.1.3.2 Condominium Market Analysis
 The most tenants seek for a studio for rent or 1 bedroom for rent in Metro
Manila is the one located in or close to business districts. On the other
 hand, larger families prefer unit types that have 3 or more bedrooms that
are ideally located in areas that are conveniently nearby the country’s best
schools. (John Dang, 2017)
 Figure 1.2 – 67% of tenants looking for a condo for rent in Quezon City
have budgets that range from Php 14,000 – Php 35,999. Aside from being
the center of the Philippine entertainment industry. (John Dang, 2017) The
data can help determine the floor area of each unit with the help of the
data from Table 1.8 by averaging the Floor Area of the units with a price
range of Php 14,000 – Php 22,000 as well as the Floor Area of the units
with a price range of Php 22,001 – Php 35,999.
 Figure 1.1 shows rental demand for different types of units in top Quezon
City. This data, along with Table 1.7 and 1.8 which shows that 1 bedroom
and 2 bedrooms are more prevalent, would make it easier to understand
the mixture of different units for the mixed-use development.
1.1.4 Culture
 Quezon City is a hub for business and commerce, as a center for banking and
finance, retailing, transportation, tourism, real estate, entertainment, new media,
traditional media, telecommunications, advertising, legal services, accountancy,
healthcare, insurance, theater, fashion, and the arts in the Philippines.
 Quezon City is known as the "Entertainment Capital of the Philippines" and the
"City of Stars", since it is where major studios located and most Filipino actors
and actresses reside. To support the film industry, the city established the Quezon
City Film Development Commission (QCFDC). The city also holds its own film
festival, the QCinema International Film Festival, every October or November
and showcases local and international films, documentaries, and short films, and
gives grants to their creators.
1.2 Sustainability
1.2.1 Solar Panel
1.2.2 Rainwater Harvesting System
 Rainwater harvesting systems range from simple rain barrels to more elaborate
structures with pumps, tanks, and purification systems.
 The simplest rainwater harvesting systems are non-pressurized systems, such as
rain barrels, where the pipes run from rain gutters into a tank. Known as “dry
systems,” those structures do not hold any water in the pipes after it stops raining
and do not create breeding grounds for mosquitoes and other insects. “Wet
systems” are necessary when the pipes cannot be configured to run directly into
the tanks.
 In places where the tanks are located some distance away from the collection
surfaces or where there are a series of tanks to serve a number of buildings, pipes
from the gutter go underground and then up through a riser into the tank. Such
systems are often pressurized so that the long runs of pipes do not retain stagnant
water.
1.2.3 Green areas
1.2.3.1 Intensive Green Roof
 Intensive green roofs are accessible gardens. Their structures
accommodate plenty of soil which makes them heavier. It is common
 to find the same plants as in a normal ground-level garden, such as
perennial beds, grasses, shrubs, and even small trees. The maintenance
is naturally also greater and the roof must be able to support heavier
plants.
1.2.3.2 Moderation of Urban Heat Island Effect
 Through the daily dew and evaporation cycle, plants on vertical and
horizontal surfaces are able to cool cities during hot summer months
and reduce the Urban Heat Island (UHI) effect.
 Green roofs can also help reduce the distribution of dust and
particulate matter throughout the city, as well as the production of
smog. This can play a role in reducing greenhouse gas emissions and
adapting urban areas to a future climate with warmer summers.

1.3 Mall General Design

1.3.1 Zoning
 Anchor Stores: These are large, well-known retailers that serve as the main
attractions and draw in customers. They often occupy the ends of the mall and
include department stores or big-box retailers. These are placed in such a way,
such that being restricted at the corner, so that customers need to go through all
the other retail store to increase exposure.
 Retail: The majority of the mall is usually dedicated to individual retail shops.
These can vary from clothing stores and electronics shops to specialty boutiques
and gift stores.
 Food Court: The food court is a dining area with a variety of fast-food and casual
dining options. It's a place for shoppers to take a break and grab a meal or snack.
 Entertainment Zone: Some malls include an entertainment zone with activities
like arcades, cinemas, or even indoor amusement parks. This zone attracts
families and provides additional entertainment options.
 Service and Amenities: These areas may include services like a post office, dry
cleaner, or pharmacy. They also house ATMs, baby-changing stations, and other
convenience amenities.
 Utilities: These are supporting spaces such as restrooms, storage, janitor’s closet,
etc.
1.3.2 Pedestrian Areas
 Open spaces must be more than narrow lanes between long rows of stores They
must be busy and colorful, exciting and stimulating, must make walking
enjoyable, and provide places for rest and relaxation. All the senses should be
rewarded.
1.3.3 Servicing
 Servicing involves the delivery of goods to the various stores and also the
removal of trash and garbage. In the simple strip center, the servicing is usually
by an alley in the rear of the strip of stores. It is desirable to conceal the alley
from adjacent neighborhood areas by a wall or landscaping.
  Service trucking routes on the site are often separated from customer routes, but
this arrangement is generally not necessary as the relatively few numbers of
trucks per day in a typical shopping center presents no traffic problem.
 In multilevel projects, the use of strategically placed freight elevators is
necessary. These usually connect to fireproof passages at the rear of the stores and
often serve also as fire exits. With this type of project, necessitating service
corridors, service courts can usually be fewer and more concentrated.
 There are methods when it comes to servicing:
1.3.3.1 Underground Service Tunnel
 Usually under the mall, connecting directly to tenant leased
basements which connect, in turn, to the stores above. This system
avoids all unsightly trash, keeps parked trucks out of the way, and
avoids allocation of prime parking space to servicing.
1.3.3.2 Service Courts
 These are usually partially shielded from public view by masonry
walls 6 to 10 ft high or higher. Their cost is minimum, but they
occupy space that is expensive if land costs are high and that could
otherwise be utilized for prime parking.
1.3.3.3 Over the Curb and Sidewalk
 This is the cheapest and uses the least lend, but it requires rigid
enforcement of cleanliness by the project management, delivery of
merchandise and removal of trash generally before or after
business hours, and the mandatory inclusion of trash rooms in each
store
1.3.4 Exterior Façade
 Some of the major satellite stores desire storefronts on the exterior of the
complex, i.e., parking lot facades. The trend, however, whether by store
preference for simpler control or by developer preference for economy, is to
reduce to a minimum the number of show windows and public entrances on the
exterior facade.
 Experience has shown that the public does not like to enter a mall through
anything but the regular mall entrances or else through major stores such as
department stores. Furthermore, the whole theory of the present-day shopping
center is to get the customers as quickly as possible into the mall, from which the
shopping process originates.
 Another reason why windowed façade is kept at a minimum is because this makes
it easier for the mall to control the environment. It also boosts the buying behavior
of the customers where having enclosed space separates the outside from the
inside, and prevents distraction and boosts sales.
1.3.5 Parking & Traffic
 In the matter of parking layout, car stalls can be set at angles to the lanes, which
then requires one-way traffic; or stalls can be at 90° which can permit two-way
traffic. Although both are commonly used, the 90° arrangement is somewhat more
frequent for grade parking whereas the angled system is more customary for
garages and decks.
  Parking lanes, including the stalls on each side, range from 60 to 64 ft in width for
90° parking and from 56 to 58 ft for angled parking. In any decked parking
layout, it is important that deck widths be multiples of these standard dimensions.
 Roughly, a parking lot needs 32.5 sqm per car.
1.3.6 Shop Sizes
 Although there are no standards. However, as determined by real estate values,
and merchandising, structural, fixture, and aisle space requirements, shops with
one customer's aisle only are usually 12 to 15 ft wide by 50 to 60 ft long in large
cities; and 15 to 18ft. wide by 60 to 80 ft long in smaller cities.
1.3.7 Distribution of Spaces
 In a vertical layout, public zones are typically restricted behind to increase retail
exposure. Meanwhile in a horizontal layout, circulation is typically in a loop or
around an atrium with public zone being centralized. Cores are placed at a
distance to increase circulation and exposure to retail zones.
1.4 Office General Design
1.4.1 Core Location
1.4.1.1 Central Core
o This location has a number of advantages. It allows all window space to be
utilized as rentable office space and depending upon the configuration of
the building plan will permit offices of varying depths to receive natural
light. The central location is also extremely convenient in terms of access
and in some cases may be equidistant for all sides.
o While this core location has definite advantages, it also has some
drawbacks. One disadvantage is that the central interior location limits the
depth of offices in the midzone of each floor, thus affecting the element of
flexibility in office layout
1.4.1.2 Off-Center Core
o Like the central-interior core, the off-center interior core permits all
window or building perimeter space to be used for offices. However, it
presents somewhat more flexibility in maximum depth and arrangement of
spaces. This can be particularly desirable where large open spaces such as
secretarial or clerical pools are required.
o This core location may present some problems of access. Because it is off-
center, it is somewhat remote and thus less convenient to the far sides and
corners of the building.
1.4.2 Work Flow
 The relationship of individuals, as determined by operating procedures, must be
the governing factor in any layout.
1.4.2.1 Straight-line Principle
o Work should progress in a series of straight lines with a general forward
movement, avoiding cries-cross motion and backward flow.
1.4.3 Executive Core Concept
 Most new building designs produce a block-type structure which is well lighted
and air conditioned, and which is divided by a few access corridors radiating from
a central service core.
  This concept, or technique, places all or a majority of the private offices in the
core area and allocates space along the building perimeter for others. It has proved
very satisfactory in many cases where it has been used and has potential in most
new buildings in which large, or relatively large, groups of "lower echelon"
employees will be housed.
 This concept arises from the premise that employees performing routine tasks
which keep them at their desks almost the entire workday require the
psychological advantages of window space. On the other hand, supervisors and
executives are frequently called upon to leave their offices for meetings,
supervisory tours, etc., and interior offices, if properly designed and decorated,
are completely acceptable for them.
1.4.4 Private Offices
 Private offices should be assigned primarily for functional reasons, i.e., nature of
work, visitor traffic, or for security reasons When private offices are provided,
they should be only large enough for the occupant to conduct his normal business
with a reasonable degree of dignity.
 It is desirable that private offices be a minimum of 100 sq ft and a maximum of
300 sq ft each in size, depending upon the requirements of the occupant.
1.4.5 Semi-Private Offices
 The semiprivate office is a room, ranging in size from 150 to 400 sq ft, occupied
by two or more individuals These offices can be enclosed by ceiling-high, three-
quarter-high, or bank-type partitions.
1.4.6 General and Open Spaces
 "General office space" refers to an open area occupied by a number of employees,
supervisors, furnishings, equipment, and circulation area. Large open areas permit
flexibility end effective utilization, aid office communications, provide better
light and ventilation, reduce space requirements, make possible better flow of
work, simplify supervision, and eliminate partition costs. In many cases, however,
open-space housing for more than 50 persons should be subdivided either by use
of file cabinets, shelving, railing, or low bank-type partitions.
1.4.7 Conference Rooms
 Conferences, meetings, and assemblies are an important part of Government
operations. Since there is no established standard suggesting the number of
conference rooms based on the number of people, the needs will vary widely
among agencies or agency component.
 Conference space should not be provided in private offices. In lieu of large
offices, it is desirable to provide a conference room adjoining the office of a top
official who holds a large number of conferences and nearby conference rooms
for officials with more limited requirements. Separate conference rooms permit
maximum utilization through scheduling at an appropriate level of management.
Where feasible, training and conference requirements should be pooled and
conference space used as auxiliary office area for visitor.
1.4.7.1 Conference Room Location
 The conference room should be centrally located to the users. Interior space,
which is not the most desirable for office purposes, is well suited for
conference use. This location eliminates outside distraction and the need for
 window coverings during visual presentations. Access to conference rooms
should be through corridor or through reception areas.
1.4.8 Reception
 Visitors receive their first impression of an organization from the decor and
layout of the reception area It should be attractive, nest, businesslike, and
above all, adequate to accommodate normal visitor traffic. An allowance of 10
sq ft for each visitor to be served may be used for space allocation.
1.4.9 Basic Office Functions
1.4.9.1 Management Department
o The top management group is usually arranged together, often in a sort
of chain of command. They will be reasonably isolated from general
office traffic and casual interruptions. They are frequently around the
edge of the office, but they may also be in the center.
1.4.9.2 Financial Department
1.4.9.2.1 Accounting
 It is probably more important to put the accounting function
near where it picks up the orders from the sales department.
The accounting functions usually line up according to the
system procedure, going in a straight line through such
activities as credit checks, order processing, inventory control
billing, and finally accounts receivable
1.4.9.2.2 Purchasing
 The purchasing department has a lot of contact with vendors,
so it should be near the entrance or reception room to avoid
excessive traffic. Part of purchasing has to be tied to the
accounting function through the handling of requisitions,
shipping notices, and vendors’ invoices.
1.4.9.2.3 Personnel
 The personnel department is usually close to the reception area
so that they can interview job applicants and other callers
without general disruption of the office area.
1.4.9.3 Sales Department
o The sales group frequently has visitors and needs a lot of space for
catalogs and specification files, so that each person there probably has
a little more than the average amount of floor space.
o Many sales groups need a conference room or an all-purpose room that
can be used for training, meetings, demonstrations, and conferences
with the engineering and product development group
1.4.9.4 General Office
o This is the group that provides general services for all of the other
functions, such as central files, stenographic service, library, mail
handling, duplicating, and general communications.

1.5 Laws and Regulations

1.5.1 Fire Code of the Philippines
1.5.2 National Building Code of the Philippines
 1.5.3 Local Laws of Quezon City
1.5.4 Green Building Code of the Philippines
1.5.5 PD 957
1.5.5.1 Condominiums
 Single Occupancy Unit min. area: 18 SQM, 12 SQM for students
 Family Condominium Unit min. area: 36 SQM
 Open Market and Medium Cost min. area: 22 SQM
1.5.5.2 Parks and Playgrounds
 50 SQM for 10 condo units, +3 SQM for every additional unit
1.6 Accessibility
1.6.1 Commuters’ Experience
1.6.2 Ramps and Elevators
1.7 Utilities
1.8 Materials and Finishes

Chapter 2
USER ANALYSIS

Chapter 3
SPACE ANALYSIS

Chapter 4
SITE ANALYSIS
4.1 Access into the Site
The site is a corner-through lot with three Road Right of Ways enveloping the three sides of the
lot with a 15m main road on one side. This gives an opportunity to place the main access of the
mixed-use development at the main road since there will be more vehicles passing by. Another
access is provided at the opposite side of the main road, which serves as the designated entry for
residents in order to prevent circulation conflict with the shoppers.

4.2 Orientation
Being located in a tropical setting, it is good practice to orient the building along the east-west
axis to prevent overheating. Another factor to consider when orienting the building is the view
towards the site, the terrace must be oriented in such a way that it provides a view for the
adjacent buildings, and therefore, enhancing the building’s relationship with its surroundings.

4.3 Service Access and Circulation

The most concealed location of the site is the one that is adjacent to the existing 5-star hotel
building. This location is the most ideal place to conceal service trucks from the public view.
Therefore, spaces such as storage and waste management must be placed here.

4.4 Noise
The most possible place with the loudest noise would be the main road. There are many design
strategies to minimize noise by setting a distance, adding buffer zones, vegetations, etc. Setting
additional setbacks to minimize noise would not be the best choice as it would eat more space
and reduce retail area. Buffer zones, materials, and vegetations are the suitable choices to
minimize the noise.

4.5 Privacy
Since the site is surrounded by high-density buildings, maintaining privacy for the residential
tower would be a problem. In order to resolve this obstacle, possible design solutions were
formulated: window design, form articulation, or glass material.

4.6 Pedestrian Experience

The three enveloping roads around the site is a great opportunity to enhance the pedestrian
experience by adding amenities for commuters such as sheltered stops, bike parking, charging
stations, etc. Providing ample outdoor spaces and landscape design would make the site more
inviting and adhering to the concept of live-work-play among mixed-use developments. Bazaars
are planned to be provided near the resident access for convenience and additional amenity both
for outside and inside users.

Chapter 5
BUBBLE SPACE DIAGRAM

Chapter 6
FORM CONCEPT

Chapter 7
PLANNING CONCEPT

Chapter 8
LOGO DEVELOPMENT CONCEPT