NATIONAL UNIVERSITY

COLLEGE OF ARCHITECTURE

A VERTICAL MIXED-USED COMPLEX

DEVELOPMENT
(RESEARCH)

JANUARY 30, 2019 (WEDNESDAY)

FRUTO, VICTOR ANGELO B.

ADESGN8 - ARC151

ARCH’T. C. T. CRUZ JR.

PROFESSOR
 TABLE OF CONTENTS
1. Introduction 3
1.1 Features of mixed-uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.2 Benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1.3 Urban Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1.4 Types of mixed-use contemporary building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. Standards and guidelines in designing a mixed-use building
2.1 Why mixed use developments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.2 Location of mixed-use developments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2.3 Compatibility of uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2.4 Site selection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
A. Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
B. Ecology and habitats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. Connectivity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
D. Diversify use and activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
E. Relate to urban context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
F. Respond to built form . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
G. Cultural landscapes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
H. Safety and security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
3. Laws need to consider: 32
The Law to Enhance Mobility of Disabled Persons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1. Rule I- scope and application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. Categories of disabled persons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3. Illustrations for minimum requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
A. Outside and around buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1. Dropped curbs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. Curb cut-outs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
3. Walkways and passageways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4. Handrails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
5. Open spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
6. Signages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7. Crossings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
B. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. Parking areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
C. Inside buildings and structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
1. Entrances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2. Ramps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
42
3. Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
43
4. Thresholds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
5. Switches . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
6. Signages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
7. Corridors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
8. Washrooms & toilets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
9. Stairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
10. Elevators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
11. Water fountains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
12. Public telephones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
13. Places of assembly . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
D. Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
4. Location of emergency exit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
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1. Introduction:
Mixed-use development or often simply Live-work space is a type of urban development strategy
for living spaces (housing) that blends residential, commercial, cultural, institutional, or entertainment uses,
where those functions are physically and functionally integrated, and that provides pedestrian
connections.[1][2] Mixed-use development can take the form of a single building, a city block, or entire
neighbourhoods. The term may also be used more specifically to refer to a mixed-use real estate
development project—a building, complex of buildings, or district of a town or city that is developed for
mixed-use by a private developer, (quasi-) governmental agency, or a combination thereof.
Traditionally, human settlements have developed in mixed-use patterns. However, with industrialization as
well as the invention of the skyscraper, governmental zoning regulations were introduced to separate
different functions, such as manufacturing, from residential areas. In the United States, the heyday of
separate-use zoning was after World War II, but since the 1990s, mixed-use zoning has once again
become desirable as the benefits are recognized.[3]

1.1 Features of mixed-uses:

1.1.1 Outdoor Space
Mixed-use development allows the creation of plazas and outdoor corridors between buildings and
sidewalks. Street facing facades have a maximum setback to how much space is allocated for pedestrians
to gather in. Landscaping another feature in outdoor spaces allow trees and plants to grow on buildings
vertically rather than being faced out in a front row.[6]
1.1.2 Public Infrastructure
Mixed-use in centers that have increased in population density has allowed people to access places
through public transit and has helped encourage walking, biking, and cycling to places of work and errands.
Transportation has played a role in mitigating climate change by reducing congestion on roads and building
up freight movement for goods and services. With street-level design in place in cities like Boston, Seattle,
and Denver Mixed-uses allowed the designs of pedestrian walkways, plazas, and eye distances to shops
and workplaces. This in turn has reduced parking lots in alleyways and garages.[6]
1.1.2 Historic Preservation
Older cities such as Chicago and San Francisco landmark preservation policies to allow more flexibility on
older buildings being reused as third spaces.[7]

1.2 Benefits:
• Benefits of mixed-use development include:[3][8]
• greater housing variety and density, more affordable housing (smaller units), life-cycle housing (starter
homes to larger homes to senior housing)
• Walkable Neighborhoods
• reduced distances between housing, workplaces, retail businesses, and other amenities and
destinations
• better access to fresh, healthy foods (as food retail and farmers markets can be accessed on foot/bike
or by transit)
• more compact development, land-use synergy (e.g. residents provide customers for retail which
provide amenities for residents)
• stronger neighborhood character, sense of place

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1.3 Urban Renewal:
While traditional zoning development focuses on separating commercial, residential, and recreational
areas, Mixed-use development encourages the fill up of land use. With sparsely populated land, there is
lack of pressure to density. The lack of urban renewal has led to urban decay, more fuel consumption, and
racial ghettos. Mixed-use development on Brown sites has transformed sites into more sustainable
populated centers as a result of economic factors being draw in to redevelop.[7]

1.4 Types of mixed-use contemporary building:

Some of the more frequent mixed-use scenarios in the United States are:[2]

• Neighborhood commercial zoning – convenience goods and services, such as convenience stores,
permitted in otherwise strictly residential areas
• Main Street residential/commercial – two to three-story buildings with residential units above and
commercial units on the ground floor facing the street
• Urban residential/commercial – multi-story residential buildings with commercial and civic uses on
ground floor
• Office convenience – office buildings with small retail and service uses oriented to the office workers
• Office/residential – multi-family residential units within office building(s)
• Shopping mall conversion – residential and/or office units added (adjacent) to an existing standalone
shopping mall
• Retail district retrofit – retrofitting of a suburban retail area to a more village-like appearance and mix
of uses
• Live/work – residents can operate small businesses on the ground floor of the building where they live
• Studio/light industrial – residents may operate studios or small workshops in the building where they
live
• Hotel/residence – mix hotel space and high-end multi-family residential
• Parking structure with ground-floor retail
• Single-family detached home district with standalone shopping center

2. Standards and guidelines in designing a mixed-use building:

2.1 Why mixed use developments?
Mixed use developments have several benefits including:
✓ Opportunities for increased residential densities
✓ Reduced distances between residential and commercial uses
✓ Placing more people within easy walking distance of services
✓ Supporting pedestrian and bicycle-friendly environments

2.2 Location of mixed-use developments:

Mixed use developments can occur in a number of zones. You will need to consult the local government to
check the appropriate controls for your site.
Mixed use developments are best located in or near town centres where they offer the following benefits:

• reduce urban sprawl

• meet increased demand for accommodation close to services and amenities
• increase demand and support for local businesses
• reduce transport and commute distances and costs
• increase the activity and vibrancy of streets

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 • contribute to a safer environment by combining different uses used at different times of the day

2.3 Compatibility of uses:

Developing a mixed-use project can be more complex than a single use project. Compatibility of uses is
something that needs to be considered to ensure reverse sensitivity is prevented. For example, a daycare
center next to a bottle shop may not be compatible. It is important to consider:

• hours of operation
• different types of servicing (car parking, rubbish collection, etc.)
• different effects that may need to be managed such as noise and traffic
However, such difficulties may be minimized at the outset of a project through good design and the choice
of compatible uses.

2.4 Site selection

Overview
To create a quality mixed use development, the site design and placement of the building(s) should be
completed together. This approach will lead to a coherent development with good quality buildings and
open spaces, and with a consistent character and distinctive identity.

A well-designed mixed use development responds and contributes positively to its natural and built
environment. To achieve this, developers should have a detailed understanding of the
existing site conditions and wider area. Producing a Design Statement is a very effective way to uncover
this information.

Design Statements are described in detail on the Design Statements Hub. They are
internationally recognised as a best practice tool for complex developments, including mixed use
developments. A Design Statement helps to document the existing conditions and show how the final
design proposal will respond to them.

This section provides guidance on how to respond to the existing site conditions and context.

A. Topography

Design Checklist:
✓ The development works with the existing topography when designing for buildings, parking and
outdoor spaces
✓ Retaining elements are carefully integrated into the design of buildings and the landscape

Overview
The placement and design of buildings relative to the site’s topography determine the levels of outlook,
sunlight access and privacy received by occupants. It will also impact construction costs by determining the
level of geotechnical engineering, earthworks and retaining required. Slope will impact the placement of
access and parking and the quality of outdoor living spaces.
Better Design Practice
Aim for civil structures and finished ground contours to appear as natural as possible by:

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 • avoiding straight vertical or horizontal planes that stand out when looking at the site
• including space for planting and vegetation to soften the view of large scale engineering structures
• making stormwater ponds appear like natural bodies of water, not artificial ’boxes’ with straight sides
• balance cuts into the land with fills, instead of using cuts or fills alone, this can reduce the amount of
earth transported to and from the site, reduce the need for large retaining walls and help buildings,
parking and outdoor areas sit more naturally within the landscape
• reduce the visibility of retaining by incorporating it into the overall building or landscaping design.

Aim to balance any cut required with a similar sized fill. Avoid excessive excavation by designing a building that
“nestles in” to the site; utilising slopes for basements or car parking areas assists with this.

Where relevant, design the building to respond to the ‘up-slope’ or ‘down-slope’ conditions of the site by:

• minimising front yard setbacks to achieve a close relationship between the building and street edge
• creating flat outdoor spaces around the building by way of terracing. Battering (creating a
consistent slope) across the whole site creates unusable spaces
• utilising the slope for undercroft (undercut) or basement car parking wherever possible
• capturing special views or outlooks.

Slope can be described relative to the street.

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This mixed use development utilises the natural slope of its site by designing in a semi-basement. The resulting raised
ground floor gives the residential spaces light and increased privacy.

B. Ecology and habitats

Design Checklist:
✓ The design and layout of the building protects and enhances the rich ecology and habitat of
the natural environment
✓ Mixed use developments should lead to a minimal loss of ecosystems or habitat - use
existing natural features as an effective way of integrating the new development into the existing
environment

Better Design Practice:

Maintain and improve the ecology and habitat of the site by integrating these into the development. This
could include:

• riparian and other planting, including street trees

• reducing stormwater amounts and improving stormwater quality
• Using native planting where possible.

Water sensitive design

As part of the site analysis consider stormwater issues like flow paths, gullies, streams, floodplains and the position of
the site in the wider stormwater catchment.

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 These developments in Amsterdam incorporate naturally occurring water courses and appropriate planting. These
features act to enhance the developments’ outdoor spaces as well as providing ecological benefits.

C. Connectivity

Design Checklist:
✓ The mixed use development enhances local connections, while maintaining the privacy and safety needs of
its occupants
✓ Connectivity and movement networks within local areas are strengthened
✓ Wider choices of transport modes are available and within easy reach of occupants
✓ The design enhances the experience of place for people using movement networks that run through or past
the mixed use development

This development includes commercial premises at ground level and a well-designed lane to integrate and enhance
existing pedestrian connections

LOCATION: Chews Lane, Wellington

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Enclosing this lane provides outdoor seating opportunities that offer interest for patrons of the premises as well as for
passers-by

LOCATION: Chews Lane, Wellington

Overview
Where practicable, new mixed use developments should be designed to provide connections to existing
walkways, streets and transport routes. Good building edge design (where the building's edge meets the
street) can further enhance the quality of streets as places for people.

Better Design Practice:

Mixed use developments are generally located in or near town centers in accordance with Auckland Unitary
Plan zoning.
The development’s pedestrian routes, entries and exits should connect with existing streets and walkways,
allowing easy access to nearby destinations.
Integrate the site as much as possible with the external movement network.

• Look for opportunities to create links with the surrounding street network and provide routes through
the site where possible.
• Link pedestrian routes to public transport routes & stops.
• Provide convenient, covered, and visible bicycle parking on the street for short term users of the
mixed use services.
• Make pedestrian, cyclist and vehicle routes work together.

Design movement networks as spaces that provide a pleasant experience for people using them.
The design of a development should prioritise pedestrian and bicycle movement over the movement of
private vehicles.

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 The design of the spaces adjacent to mixed developments should encourage pedestrian and cycle movement.

Maintain privacy for occupants of the development.

Where residential units abut connectivity routes they should be designed with public fronts and private
backs. Well-designed public fronts contribute to the amenity of the street and provide oversight of public
areas, which contributes to a sense of safety for pedestrians. On balance, well-designed private
backs provide occupants with spaces to enjoy privacy.

Well designed fronts and backs: in this block development the fronts of buildings face onto the street while the backs
of buildings face other buildings or internal open spaces.

Provide accessible cycle parking near entrances and secure cycle storage within the development.
This will support local cycle networks and increase transport choices for occupants and visitors.

Consider providing parking space for shared vehicle services.

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Vehicle share services can be a viable method of transport for occasional car users.

Rules of Thumb:
Prioritise modes of transport in response to the area. A cycle trip of 15 minutes at 20 km/hr equates to
five kilometres of travel. This is around three times the distance a pedestrian can cover within the same
time.

Active design

Design Checklist:

✓ The design of the mixed use development incorporates active design principles into the street
and public realm
✓ Opportunities for daily physical activity are provided within buildings

Overview

‘Active design’ is the term given to environmental design that encourages active transport such as walking,
cycling and stair climbing.

The design of a mixed use development should incorporate active design where possible to address the
current epidemic of obesity and related chronic diseases.
Opportunities to incorporate active design include increasing the visibility of stairs and providing inviting
streetscapes and public realm for pedestrians and bicyclists.

These strategies can also help reduce energy use in buildings, reducing the development's running costs
and benefiting the environment.

Better Design Practice:

Incorporate active design principles in the design of a mixed use development to promote daily physical
activity by its occupants.

Strategies to promote physical activity within the design of a mixed use development include:

• creating accessible, pedestrian-friendly streets with high connectivity to surrounding areas

• incorporating traffic-calming features, landscaping, lighting, benches, and water fountains in streets
and public spaces
• providing good access to plazas, parks, outdoor spaces, and recreational facilities
• providing supportive facilities such as secure indoor and outdoor cycle parking
• designing building exteriors that contribute to a pedestrian-friendly urbanenvironment and that
include variety and transparency, multiple entries, stoops, and canopies.
Create opportunities for daily physical activity within buildings.
Opportunities for incorporating regular physical activity into daily life can also be included in buildings.
Options include:

• providing a conveniently located, visible and appealing staircase for everyday use
• placing building functions to encourage brief bouts of walking to spaces such as mail and lunch
rooms, and provide appealing, supportive walking routes between these spaces

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 • providing facilities that support exercise such as central and visible locker rooms, showers, secure
bicycle storage, and drinking fountains.

Integrating access and parking

Design Checklist:

✓ Pedestrian, bike and vehicle access and parking are integrated with the design of the development
thereby reducing conflict between users and providing universal access
✓ Bicycle parking is provided on the street for short term visitors and in secure parking for the long
term users of the mixed use development
✓ Pedestrian, cycle and vehicle entries are convenient and well connected to local networks

Overview

A well-designed site entrance acts as an orientation point within the development allowing people to move
easily to their destination. The appropriate siting and design of car parking is also an integral part of all
mixed use developments. (Please refer to Accomodating Cars within this guidance).

In general, the design of access and parking should consider:

• universal access
• vehicle access for service delivery and waste disposal
• bicycle parking

The entrance to this mixed use development is clearly legible and contributes to a pedestrian orientated environment.
It has also been designed as a ‘through-way” to car parking which is located at the rear of the development.

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 Half-basement car parking has the benefit of raising the ground floor spaces. The car entrance in this development
prioritises the footpath and pedestrians by continuing the tiled surface across the vehicle crossing.

Better Design Practice:

Design pedestrian entrances so that they have a direct relationship with the street.
Entrances should be clearly defined and visible from the street to aid orientation.

Entrances should integrate with vehicle pick-up/drop-off points and parking.

Provide a positive arrival sequence for all users.

D. Diversify use and activity

A diversity of mixed use developments can activate an area. At the same time, there is the potential for
uses to conflict with each other, both within the development or between adjoining sites.

This section looks at choosing appropriate uses for your site and managing potential conflicts through good
design.

Mixed use and reverse sensitivity

Design Checklist:
✓ Mutually compatible uses are located together to benefit each other and the surrounding area
✓ Where diverse uses are placed in close proximity, reverse sensitivity issues have been considered
for all users

Overview
Location is an important factor in the success of mixed use developments. Town centre and mixed use
zones are usually expected to accommodate an increase in density and range of uses, including residential
uses.

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Particular consideration needs to be made when residential uses are included in a development (or are
located on adjacent sites) as residential activities can be particularly prone to reverse sensitivity effects.

The Beaumont Quarter mixed use development successfully mixes different residential typologies with offices and
heritage buildings.

LOCATION Beaumont Quarter, Auckland

Better Design Practice:

Create a well-designed “sense of place” to attract business and employment uses, and a diverse range of
good quality residential accommodation.

• Provide a mix of uses that meet community, social and economic needs
• Give the community good access, via walking and public transport, to services and community
facilities
• Design out and manage reverse sensitivity issues such as noise and privacy

Getting the correct mix of uses

Design Checklist:
✓ The mixed use development is arranged so that there is compatibility between uses within the
development and its surroundings

Overview

Successful mixed use developments place compatible uses together to reduce reverse sensitivity issues.

• Business, commercial and residential uses placed together need to carefully consider sitedesign
and ongoing management
• Shops, offices, cafes, restaurants, educational and institutional facilities, and community
infrastructure such as libraries can usually be placed together without risking reverse sensitivity
issues
• Issues such as noise and privacy need to be considered at every step of the design and
management stages of the development

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Better Design Practice:
Consider the compatibility of uses in a mixed use development during both the day and at night.
Give additional consideration to adjacent uses when providing for activities that generate high noise levels,
vibrations and/or odours.
On large sites, separate incompatible uses with a space or courtyard between the buildings containing
these uses.
Reduce conflict between uses through spatial separation and physical means such as buffers or internal air
conditioning for residential apartments.

Locating 'buffers'

Design Checklist:
• Create physical buffers to avoid conflicts between uses or occuplants

Overview
A buffer is a means of separating incompatible uses, either internally within a mixed use development or
between the development and surrounding neighbourhood. Buffers generally involve separation either
spatially or through incorporation of physical barriers

Better Design Practice:

Provide ‘buffers’ where required to separate incompatible uses.
In mixed use developments where spatial separation is not practical, (for example, apartments located
directly above restaurants, cafes or bars) the following techniques can help minimise adverse effects:

• Part of a building, or an entire building may also serve as a buffer. For example, a well insulated
exterior wall may minimise transmission of noise from one building to another. Double glazing and
mechanical ventilation can be used to ensure residents are protected from noise if they choose
• Similarly, a separating floor of offices between lower commercial floors and upper residential floors
provides an effective buffer
• Landscape features can also be used as buffers in mixed use developments, and can be effective
at shielding residential areas from street noise. For example an existing stand of trees can be used
as a buffer, or special landscaping may be designed to achieve a particular end
• Design the orientation and location of residential windows and doors away from loading bays, car
parks and noisy streets

Other possible landscaping buffers include:

• Ground level changes / stepping across the development
• Planting to create ‘screens’ or ‘shields’ to create privacy
Use specialised building methods and materials to reduce or eliminate sources of disturbance such as dust,
odour, ambient noise, vibration, or structurally transmitted noise. The New Zealand Building Code and the
Auckland Unitary Plan set limits on some of these types of nuisance, and architects and engineers know
how to assemble specific building elements to restrict them to acceptable levels.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 15

Locating outdoor spaces

Design Checklist:
✓ Outdoor spaces are provided in appropriate locations for private, communal or public use
✓ Outdoor spaces contribute to a sense of identity & ownership of the development
✓ Outdoor space is accessible, attractive, safe and easy to maintain
✓ Landscaping of rooftops and podiums contributes to high quality open space within the development

Overview
Outdoor space is important for environmental and amenity reasons. It provides amenity for those living in
small dwellings and improves the overall liveability of a development. Open space may be public,
communal or private. Outdoor space plays an important role in fostering and maintaining a sense of
community for the residents of a development.

Better Design Practice:

Provide private outdoor spaces for each residential unit in the form of a balcony, deck, terrace, garden,
yard, courtyard or roof terrace.

At left: Privacy can be compromised when private open spaces are located at the same level as adjoining public
spaces or streets. At right: A superior design outcome can be achieved by raising the ground floor level and/ or setting
the ground floor of the building back from the main face of the building (see far right).

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 16

Provide communal outdoor space that is appropriate to the site.

Privacy for the ground level units is maintained by incorporating planters that separate the private spaces from
common spaces.

Communal outdoor space should be designed to be useful for a range of occupants by:

• ensuring it has direct solar access as well as adequate shade

• ensuring facilities such as a BBQ or pool are located in a manner that does not adversely affect
vulnerable users
• ensuring the communal outdoor spaces and facilities are effectively managed
• ensuring that the spaces are of an adequate size, well landscaped and contain the necessary
facilities
• designing communal spaces for both day and evening use - well designed lighting helps communal
spaces be attractive and safe after the sun has gone down
• locating ventilation duct outlets from basement car parks away from open space to avoid
contamination, noise and a general loss of amenity
• locating open space so that its amenity is not affected by other uses such as adjacent surface car
parking areas or rubbish storage.
On larger sites, consider providing public outdoor space as it can:

• help integrate a larger development and its residents into its surrounding area
• enhance the amenity of a development for residents and the public
• reduce the perceived extent of a development and increase site permeability
• link into existing pedestrian and cycling routes (making existing routes more direct where possible)
• contribute to the amenity value of a neighbourhood.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 17

Whilst common outdoor areas in larger developments have different functions, they should all be designed to enhance
both the development and the pedestrian experience.

Take the opportunity to create outdoor spaces on the rooftops of buildings, podiums and car parks.

Rooftops and podiums create opportunities for outdoor space to be provided in even the most intensive of
developments. Where it is not possible or necessary to create areas suitable for recreation in these areas,
they can still be used for landscaping to improve the environment and amenity of the area.

Landscaping opportunities include the use of planters (usually as part of a hard landscaped area) or
the creaton of green roofs. Utilising these spaces for landscaping may greatly reduce stormwater discharge
from the site.

When designing planters, consider the following:

• their position in respect to gaining adequate sunlight

• shelter from strong winds
• drainage and the provision & frequency of irrigation
• anchorage requirements of large and medium trees
• possible structural requirements for support of extra load on roof tops, podiums and carparks.

Rules of Thumb
Public outdoor space should have the same qualities as a successful street:

• it should connect at least at two points

• it should be overlooked by residential or other active uses.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 18

Ensure public spaces are designed to be welcoming to people - orientate and design to provide adequate
sun, shade, attractive landscaping and seating.

Common outdoor space needs to be located and designed so it will be used by the development’s occupants and
designed to be pleasant and safe.

Choosing your uses

Design Checklist:
✓ There is local demand for the activities proposed within the development
✓ Local services and facilities support the needs of the development’s occupants

Overview
When planning a mixed use development consideration must be given to where activities are located, both
on and off site.
Any proposed commercial or retail uses must be supported by a sufficient local population or good
transport connections. Residential uses will generally demand easy access to local amenities and good
transport connections.

Better Design Practice:

Ensure there is adequate local demand for proposed onsite activities
When planning a mixed use development it is important to assess local demand for the proposed onsite
activities. Careful analysis should also be undertaken of the wider neighbourhood to ensure occupants
have access to services and facilities. These may include:

• shops, banks and grocery outlets

• public transport
• schools and healthcare facilities
• outdoor space / recreation areas
• off-street and on-street parking.
Town centres generally provide these facilities, as well as adequate foot traffic for potential retail and
commercial activities.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 19

On large sites locate retail and service activities on prominent areas of the site, such as at corners and
intersections.
These locations are highly visible, with good exposure to foot traffic. They are particularly conducive to
retail activities and have a large impact on people’s impressions of the development.

E. Relate to urban context

Design Checklist:
✓ New buildings relate to the street
✓ The design of the mixed use development considers its relationship with surrounding buildings

Overview:
Analyse and understand the context of the existing built environment. This includes the movement network,
the land use and activity of the area, and the built form of the surrounding buildings and spaces.

Buildings are located at the front of the site and relate to the street through appropriately located entrances, glazing
and private outdoor spaces.

LOCATION Grey Lynn, Auckland

Better Design Practice:

Relate, respond and contribute to local urban context.

Local urban context relates to all nearby built and natural features, as well as social, economic and
environmental factors that impact on a site.

New developments should be designed to respond to both the current and future context. Identify what
aspects of the current character are significant to protect and enhance.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 20

 An analysis of the opportunities and constraints is a valuable tool to assess the surrounding context of an area.

The mixed use development should make a positive contribution to the form and character of streets and
other outdoor spaces.

Ensure the design manages the reverse sensitivity effects of the development on neighbouring sites.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 21

Assess the possible building envelopes of adjacent sites before commencing design work.
In addition to analysing the subject site, it is important to check what could be developed on neighbouring
sites. This is to minimise future conflicts and maximise development opportunities; for example, checking
that proposed windows and outlook spaces can't be blocked by a future blank wall on the neighbouring site.
Building envelopes can be determined by checking the Auckland Unitary Plan development controls.
Provide Feedback

F. Respond to built form

Introduction

A successful mixed use development will provide building and outdoor space elements. It should
strengthen the surrounding urban structure of streets and buildings, or, give effect to the future planned
area.

Street setbacks and layouts

Design Checklist:

✓ Building setbacks respond appropriately to the current or proposed future street form
✓ Setbacks assist in creating a relationship between the building and the street

Overview
How a building is setback from the footpath influences the pedestrian and vehicular experience on the
street and the perception of the street from inside the building.
The setback also needs to take into account the building occupants privacy, while also creating
opportunities for overlooking, (eyes on the street) which improves neighbourhood safety.

Different setback & front yard conditions used on different streets around the same block

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 22

Building setbacks can maintain and enhance an area's character. In new areas, setbacks can establish
the character of a street by providing a consistent building line for adjacent buildings to align with.

Early retail outlets with a nil setback generally seen on town centre/shopping streets. More recent residential uses are
set back within the sites to avoid dominating or shading of the street.

Setbacks and front yards can provide privacy for ground floor apartments. Passersby are not able to look
directly into windows as the setback provides space for screening. It can be preferable to have non-
residential ground floor uses at the street frontage of a mixed use development.

Commercial ground floors should adjoin the street frontage to maintain a consistent building line. Retail
uses rely on this direct interface with the street to attract passing trade.

Commercial / retail uses should generally abut the street and align with their neighbours. This reinforces the street’s
character and contributes to a sense of enclosure.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 23

Better Design Practice:
Use a front yard setback to establish or reinforce the desired streetscape character, particularly the general
height-to-width ratio of the street.

The setback also helps to define the qualities of the street edge. It can achieve variation or punctuation in
the streetscape by altering the setback at specific locations (e.g. at important points or junctions, or outdoor
spaces).
Clearly differentiate between public and private space.

Any space between the building and the street becomes a transitional space between the public street and
the private building.

Neighbourly privacy

Design Checklist:
✓ Both aural and visual privacy to and from neighbouring sites is optimised in the design of the mixed
use development

Overview
Within a single mixed use development the potential conflict between different adjacent uses requires
consideration and a design response. Consideration must also be given to the privacy of occupants on
adjacent sites.

The side boundary condition can generally be one or more of:

✓ side yard separation
✓ buildings on both properties abut a common boundary
✓ “zero lotting“ of one property on the boundary (one party builds very close to, or on the boundary
with a blank wall to give privacy, while the neighbouring property sets back to allow light and air,
and wall articulation).
The rear yard or ‘back-to-back’ distance between buildings should maximise sunlight, privacy and usable
outdoor space. A generous rear setback also allows for more planting, including mature trees.

Visual privacy measures should aim to increase residents’ privacy within all interior spaces and private
outdoor spaces without compromising views, outlook, ventilation, solar access or the functioning of internal
and external spaces. The consideration of visual privacy requires an understanding of the adjacent context,
the site configuration and topography, and the development’s scale and layout. Acoustic privacy is
influenced by the distance between spaces but primarily relies upon specification of construction systems
and correct execution of these systems in order to achieve anticipated levels of noise reduction.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 24

 Top: Adequate distance between buildings provides both sunlight to ground floor units and sufficient inter-block
privacy; Middle: Too little distance between blocks can result in shading to lower floors; Bottom: Taller buildings
require greater inter-block distance to ensure sun can penetrate ground floor spaces of adjacent blocks on the site.

This development uses a number of design elements including arranging the blocks perpendicular to each other and
recessing balconies to ensure adequate privacy between proximate blocks and individual dwellings (Mt. Eden,
Auckland).

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 25

Better Design Practice:
Minimise overlooking of indoor and outdoor private living spaces of neighbouring properties.

Privacy can become especially problematic if the person being overlooked feels they are much lower down
and being overlooked from above.

A high ground floor stud that raises above-ground dwellings, recessed balconies, semi-solid balusters and careful
window placement all contribute to privacy for apartment occupants and reduce the sense of being watched for
pedestrians and cyclists passing by.

Provide acoustic privacy between properties.

If acoustic privacy has to rely on closing windows there should be other means of ventilation available.

Provide side yards that support optimal street edge relationships.

If the street edge environment is a continuous building frontage then providing side yards can conflict with
this.

Assess the current and likely future neighbourhood noise levels and design for the highest anticipated level.

Where possible utilise the site and building layout to maximise acoustic privacy by providing adequate
building separation within the development and from existing neighbouring buildings.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 26

 Wide planters at ground level separate occupants from passersby. In this development both the building and the
walkway have been designed to prevent pedestrians feeling overlooked by upper floors.

Resolve conflicts between noise, outlook and views by using design measures.

These may include:

• laminated or double glazing

• operable screens on balconies or external louvres
• unbroken walls around ground level outdoor space where this does not conflict with streetscape or
other amenity requirements.

Sunlight, daylight and shadowing

Design Checklist:

✓ All habitable rooms (bedrooms and living areas) have direct daylight access.
✓ Daylight is provided wherever possible in all other areas to provide a better quality interior
environment for occupants and minimise the need for artificial light during daylight hours

Overview
Daylight consists of skylight (diffuse light from the sky) and sunlight (direct beam radiation from the sun).
These change with the time of day, season, and weather conditions. This variability contributes to pleasant
living environments, as does having overall daylighting that is adequate without overheating. Daylight is
important for human health and reduces reliance on artificial light, improving energy efficiency and
residential amenity.

A careful analysis of the site at the commencement of any project allows buildings to be laid out and designed to
maximise sunlight and daylight.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 27

Better Design Practice:
Plan the site so that buildings are orientated to optimise the northern aspect.
Optimise the number of apartments receiving daylight access to habitable rooms and principal windows.
Minimise the number of units that have only south facing exterior windows by:

• ensuring daylight access to habitable rooms and private outdoor space, particularly in winter.
• using skylights, clerestory windows and fanlights to supplement daylight access.
• considering two-storey and mezzanine arrangements to increase daylight access to the habitable
rooms and private outdoor spaces with limited daylight (e.g. ground floor units).
• limiting the depth of single aspect units.
• locating living areas to the north and service areas to the south.
• avoiding solely south-facing units.

Aligning units on the north-south axis (left hand diagram) results in the largest number of units receiving east and / or
west sun and daylight.

Design for shading, heat and glare control, particularly in summer by:

• using shading devices, such as eaves, awnings, colonnades, balconies, pergolas, external louvres
and planting.
• optimising the number of north-facing living spaces (low sun angles to east and west are more
difficult to control).
• providing external horizontal shading to north-facing windows.
• providing vertical shading to west windows.
• providing mechanical ventilation (air conditioning) for units that are likely to get a lot of sun (west
and north facing) particularly when they are single aspect, which does not allow for natural cross-
ventilation.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 28

 External horizontal louvres can help to moderate northern sunlight.

Consider minimising external glare off windows by:

• avoiding reflective glass and films.

• avoiding tinted glass.
Avoid using lightwells as a sole means of natural light to habitable rooms.
Allow occupants to adjust natural lighting to suit their needs.
Rules of Thumb

• At least 70% of living rooms and private outdoor spaces in a development should receive a
minimum of three hours direct sunlight between 9am and 3pm in mid-winter. In dense urban areas,
a minimum of two hours may be acceptable.
• Limit single aspect apartments with a southerly aspect (southwest through to southeast) to a
maximum of 10% of the total units proposed. Developments that do not meet this minimum should
demonstrate how site constraints and orientation prohibit these standards from being achieved and
how issues of energy efficiency will be addressed.
• Where south-facing apartments are included in a development, sunny communal outdoor space
should be provided to ensure the occupants of these units have access to sunlight somewhere on
the site.

G. Cultural landscapes

Design Checklist:
✓ The proposal embraces the Māori cultural values related to Whakapapa and Tohu.
✓ The designer engages in understanding the needs, expectations and aspirations of the local
community.

Introduction
The distinctive identity of a particular place results from many factors, including built form, people, activity
and history. For Auckland, part of this identity comes from the history and narratives of mana
whenua (Māori who have tribal links to Tāmaki Makaurau, Auckland). Engagement with these people
provides an opportunity to shape our built environment to reflect our particular position as a city in the
South Pacific.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 29

Better Design Practice:
Engage mana whenua at the beginning of the project for advice on how to appropriately respond to
Whakapapa and Tohu.
Views of maunga (mountains) or other sites and landmarks of cultural significance to mana whenua should
be treated with respect. In mana whenua cultural traditions Maori names are important, and knowledgeable
advice should be sought before employing them in a project.
Engage with Whakapapa to enhance sense of place connections.
Mana whenua ancestral names can be starting points for exploring and honouring tūpuna, historical
narratives and customary practises associated with development sites. This has potential application in
naming, signage & wayfinding, but also to inform the design process.
Ensure Iwi / hapū-mandated design professionals and artists are appropriately engaged in such processes.
Uninformed incorporation of names and motifs without a deeper understanding of their meaning and
significance will offend the sensibilities of people knowledgeable in their local history and narratives. The
principle of Mahi Toi to appropriately express local narratives and culture mean that artists and designers
from another rohe would not work locally without being mandated by mana whenua.

H. Safety and security

Design Checklist:
✓ The mixed use development promotes safety through design
✓ Residents and visitors perceive the development as safe
✓ The development contributes a sense of safety to the neighbouring public domain

Overview
The built environment within a mixed use development will not only influence users’ perceptions of safety
and security, but will also create or reduce opportunities for crime and vandalism.
A well-designed development may make it unnecessary to implement organised (security guards & patrols)
or mechanical (burglar alarms & closed circuit television) security measures. Furthermore, a development
that feels safe will attract people to use it, which support any retail and commercial uses on the site.

The key principles of designing a safe and secure environment are:

• enabling the casual surveillance of communal/public areas from both public and private areas. (In
other words, increasing opportunities for casual people watching)
• managing access to a development by providing safe entry, circulation and exit, and restricting entry
to certain areas
• clearly defining site boundaries and encouraging a sense of community ownership
• ensuring the development is maintained to convey community care and attention

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 30

Better Design Practice:
Improve for opportunities for casual surveillance of communal/public areas.

This can be achieved by:

• locating windows and balconies to provide views onto the street and other outdoor spaces
• orientating habitable areas to have views over public or communal outdoor spaces
• designing corner and bay windows, and balconies that project beyond the main facade to enable a
wider angle of vision to the street and communal spaces
• providing casual views of common internal areas, such as lobbies and foyers, hallways, recreation
areas and car parks
• creating clear sight lines through the development
• providing adequate lighting in communal areas.

Reinforce a mixed use development’s boundary to strengthen the distinction between public and private
spaces.

Boundary definition may be actual or inferred and can include:

• employing a level change at the site boundary and/or building threshold (subject to accessibility
needs)
• changes in paving materials between the street and development
• signage, entrance canopies, fences, walls, screens and gates.

Minimise opportunities for concealment within the development.

This can be achieved by:

• avoiding blind spots or dark alcoves near entrances, lifts and stairwells, and within car parks,
corridors and walkways
• providing well-lit routes throughout the development
• providing appropriate levels of illumination for all common areas
• providing illumination higher than minimum standards for car parks and entrances.

Control access to the development.

The development should minimise opportunities for unauthorised access. Key methods for achieving this
include:
• ensuring units are inaccessible from the balconies, roofs and windows of neighbouring buildings
• separating and controlling access to parking for the residential component of a development from
the parking for other uses
• providing direct access from residential car parks to internal lobbies
• providing an audio or video intercom system in entrances or lobbies for residential occupants to
communicate with visitors
• providing key-card access for residents.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 31

3. Laws need to consider:
Some local laws that listed in this part are more concern on design standard especially considering PWD or
disabled person.

The Law to Enhance Mobility of Disabled Persons

Batas pambansa blg. 344 an act to enhance the mobility of disabled persons by requiring certain buildings;
institutions, establishments, and public utilities to install facilities and other devices.

Rule I- scope and application

Purpose: The Rules and Regulations set forth herein provide for minimum requirements and standards to
make buildings, facilities and utilities for public use accessible to disabled persons, pursuant to the
objectives of Batas Pambansa Bilang 344, "An Act To Enhance the Mobility of Disabled Persons by
Requiring Certain Buildings, Institutions, Establishments and Public Utilities to Install Facilities and Other
Devices.”

Applications:
Public and private buildings and related structures for public use. No permit for the construction, repair or
renovation of public and private buildings and related structures for public use, whether owned or leased,
shall be granted or issued, unless the owner there of shall have provided in the place sand specifications
submitted for approval barrier-free facilities and accessibility features as provided in these Rules and in
accordance with the following criteria
Building and related structures to be constructed
a) At the space where the primary function is served and where facilities and ingress/egress of the building
or structure are located, as to make such space accessible to the
disabled persons; provided, however, that where the primary function can be served at the ingress level
and where such level is provided with facilities, requirements for accessibility at other levels may be
waived.
b) Ten percent (10%) of the total number of units of government-owned living accommodations shall be
accessible and fully usable by the disabled persons with any fractional part in excess of one-half (1/2) in the
computation thereof, to be considered as one unit; for privately-owned living accommodations the number
of accessible units shall be as provided in Section 3 of Rule III there of.
c) Ingress/egress from the street to the building or structure shall be made accessible.
d) Accessible slots in parking areas shall be located as near as possible toingress/egress spaces of the
building or structure.

CATEGORIES OF DISABLED PERSONS.

The categories of disability dictate the varied measures to be adopted in order to create an accessible
environment for the handicapped. Disabled persons under these Rules may be classified into those who
have:

• Impairments requiring confinement to wheelchairs; or

• Impairments causing difficulty or insecurity in walking or climbing stairs or requiring the use of
braces, crutches or other artificial supports; or impairments caused by amputation, arthritis, spastic
conditions or pulmonary, cardiac or other ills rendering individuals semi-ambulatory; or
• Total or partial impairments of hearing or sight causing insecurity or likelihood of exposure to danger
in public places; or
• Impairments due to conditions of aging and incoordination;
• Mental impairments whether acquired or congenital in nature.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 32

BASIC PHYSICAL PLANNING REQUIREMENTS.
No group of people shall be deprived of full participation and enjoyment of the environment or be made
unequal with the rest due to any disability. In order to achieve this goal adopted by the United Nations,
certain basic principles shall be applied:
✓ ACCESSIBILITY. The built environment shall be designed so that it shall be accessible to all
people. This means that no criteria shall impede the use of facilities by either the handicapped or
non-disabled citizens.
✓ REACHABILITY. Provisions shall be adapted and introduced to the physical environment so that as
many places or buildings as possible can be reached by all.
✓ USABILITY. The built environment shall be designed so that all persons, whether they be disabled
or not, may use and enjoy it.
✓ ORIENTATION. Finding a person's way inside and outside of a building or open space shall be
made easy for everyone.
✓ SAFETY. Designing for safety insures that people shall be able to move about with less hazards to
life and health.
✓ WORKABILITY AND EFFICIENCY. The built environment shall be designed to allow the disabled
citizens to participate and contribute to developmental goals.

SPECIFIC REQUIREMENTS FORBUILDINGS AND RELATED STRUCTURESFOR PUBLIC USE

Classification of building by use of occupancy:
Occupancy classified by categories enumerated in Section 701 of the National Building Code (PD 1096)
are hereby adapted.
Category I - Residential -This shall comprise Group A and partly Group B Buildings
Category II - Commercial and Industrial -This shall comprise partly Groups B, C, E, F, G, H, and I Buildings
Category III - Educational and Industrial -This shall comprise partly Group C, D, E, and H Buildings
Category IV - Agricultural - This shall comprise partly Group J Buildings.
Category V - Ancillary - This shall comprise partly Group J Buildings
Note: The foregoing categories are consistent with those found in Presidential Decree (P.D.) No. 1096,
otherwise known as the1977 National Building Code of the Philippines (NBCP) and its 2004 Revised IRR,
which are implemented/ enforced by the Department of Public Works and Highways (DPWH).

Architectural features and facilities:

Where the following features and facilities are: architectural design requirements in accordance with
generally accepted architectural practice, the same include the corresponding graphic signs.
Architectural facilities and features:
A - Stairs
B - Walkways
C – Corridors
D - Doors and Entrances
E - Washrooms and Toilets
F - Lifts/Elevators
G – Ramps
H - Parking Areas
I - Switches, Controls, Buzzers

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 33

J – Handrails
K – Thresholds
L - Floor Finishes
M - Drinking Fountains
N - Public Telephones
O - Seating Accommodations

International symbol for accessibility

ILLUSTRATIONS FOR MINIMUM REQUIREMENTS

A. OUTSIDE AND AROUND BUILDINGS
1. DROPPED CURBS
1.1 Changes in level walkways should be by a dropped curb.
1.2 Dropped curbs should be provided at pedestrian crossings and at the end of walkways of a private street or
access road.
1.3 Dropped curbs at crossings have a width corresponding to the width of the crossing; otherwise, the minimum
width is 0.90 m.
1.4 Dropped curbs shall be ramped towards adjoining curbs with a gradient not more than 1:12.

1.5 Dropped curbs shall be sloped towards the road with a maximum cross gradient of 1:20 to prevent water from
collecting at the walkway.
1.6 The lowest point of a dropped curb should not exceed 25 mm from the road or gutter.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 34

2. CURB CUT-OUTS
2.1 Curb cut-outs should only be allowed when it will not obstruct a walkway or in any way lessen the width of a
walkway.
2.2 The minimum width of a curb cut-out should be 0.90 M.
2.3 Curb cut-outs should have a gradient not more than 1:12.

3. WALKWAYS AND PASSAGEWAYS

3.1 Walkways should be kept as level as possible and provided with slip-resistant material.
3.2 Whenever and wherever possible, walkways should have a gradient no more than 1:20 or 5%.
3.3 Walkways should have a maximum cross gradient of 1:100
3.4 Walkways should have a minimum width of 1.20 meters.
3.5 If possible, gratings should never be located along walkways. When occurring along walkways, grating openings
should have a maximum dimension of 13 mm x 13 mm and shall not project more than 6.5 mm above the level of
the walkway.
3.6 Walkways should have a continuing surface without abrupt pitches in angle or interruptions by cracks or breaks
creating edges above 6.50 mm.

3.7 In lengthy or busy walkways, spaces should be provided at some point along the route so that a wheelchair may
pass another or turn around. These spaces should have a minimum dimension of 1.50 m and should be spaced at a
maximum distance of 12:00 m between stops.
3.8 To guide the blind, walkways should as much as possible follow straightforward routes with right angle turns.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 35

3.9 Where planting is provided adjacent to the walkway, regular maintenance is essential to ensure branches of
trees or shrubs do not overhang walkways or paths, as not only do these present a particular danger to the blind, but
they also reduce the effective footways width available to pedestrians generally.
3.10 Walkway headroom should not be less than 2.0 m and preferably higher.
3.11 Passageways for the disabled should not be obstructed by street furniture, bollards, sign posts or columns along
the defined route, as they can be hazardous.

4. HANDRAILS
4.1 Handrails should be installed at both sides of ramps and stairs and at the outer edges of dropped curbs. Handrails
at dropped curbs should not be installed beyond the width of any crossing so as not to obstruct pedestrian flow.
4.2 Handrails shall be installed at 0.90 m and 0.70 m above steps or ramps. Handrails for protection at great heights
may be installed at 1.0 m to 1.06 m. 4.3 A 0.30 m long extension of the handrail should be provided at the start and
end of ramps and stairs.
4.4 Handrails that require full grip should have a dimension of 30 mm to 50 mm.
4.5 Handrails attached to walls should have a clearance no less than 50 mm from the wall. Handrails on ledges
should have a clearance not less than 40 mm.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 36

5. OPEN SPACES

5.1 Where open spaces are provided, the blind can become particularly disoriented. Therefore, it is extremely
helpful if any walkway or paths can be given defined edges either by the use of planters with dwarf walls, or a grass
verge, or similar, which provides a texture different from the path.

6. SIGNAGES

6.1 Directional and informational sign should be located at points conveniently seen even by a person on a
wheelchair and those with visual impairments;
6.2 Signs should be kept simple and easy to understand; signages should be made of contrasting colors and
contrasting gray matter to make detection and reading easy;

6.3 The international symbol for access should be used to designate routes and facilities that are accessible;

6.4 Should a sign protrude into a walkway or route, a minimum headroom of 2.0 meters should be provided;
6.5 Signs on walls and doors should be located at a maximum height of 1.60 M. and a minimum height of 1.40
meters. For signage on washroom doors, see C. Section 8.6.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 37

6.6 Signages labelling public rooms and places should have raised symbols, letters or numbers with minimum height
of 1 mm; braille symbols should be included in signs indicating public places and safety routes;

6.7 Text on signboards shall be of a dimension that people with less than normal visual acuity can read at a certain
distance.

7. CROSSINGS

7.1 In order to reduce the exposure time to vehicular traffic, all at grade crossing should
7.1.1 Be as near perpendicular to the carriageway as possible.
7.1.2 Be located at the narrowest, most convenient part of the carriageway.
7.1.3 Have central refuges of at least 1.5 m in depth and preferably 2 m, provided as a midcrossing shelter, where
the width of carriageway to be crossed exceeds 10 m.
7.2 All crossings should be located close if not contiguous with the normal pedestrian desire line.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 38

7.3 Provide tactile blocks in the immediate vicinity of crossings as an aid to the blind. The tactile surface has to be
sufficiently high enough to be felt through the sole of the shoe but low enough not to cause pedestrian to trip, or to
effect the mobility of wheelchair users. See details of recommended pairing slabs below. Note: Tactile strips formed
from brushed or grooved concrete finishes have not been proven successful as they do not provide sufficient
distinction from the normal footway surface and therefore should not be used.

7.4 The most beneficial form of crossing as far as any disabled are concerned is the light controlled crossing having
pedestrian phases and synchronized audible signals and should, wherever possible, be provided in preference to
other types of crossings as determined by the duly authorized agency.
7.5 The audible signal used for crossings should be easily distinguishable from other sounds in the environment to
prevent confusion to the blind. A prolonged sound should be audible to warn the blind that the lights are about to
change. (Design of such a system shall be developed by the Traffic Engineering Center.)

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 39

7.6 The flashing green period required for the disabled should be determined on the basis of a walking speed of 0.90
m/sec. rather than 1.20 m/sec. which is what is normally used. The minimum period for the steady green (for
pedestrians) should not be less than 6 seconds or the crossing distance times 0.90 m/sec., whichever is the greatest.

B. PARKING
1. PARKING AREAS
1.1 Parking spaces for the disabled should allow enough space for a person to transfer to a wheelchair from a
vehicle;
1.2 Accessible parking spaces should be located as close as possible to building entrances or to accessible entrances;
1.3 Whenever and wherever possible, accessible parking spaces should be perpendicular or to an angle to the road
or circulation aisles;
1.4 Accessible parking slots should have a minimum width of 3.70 m.;
1.5 A walkway from accessible spaces of 1.20 m. clear width shall be provided between the front ends of parked
cars;
1.6 Provide dropped curbs or curb cut-outs to the parking level where access walkways are raised;
1.7 Pavement markings, signs or other means shall be provided to delineate parking spaces for the handicapped;
1.8 Parking spaces for the disabled should never be located at ramped or sloping areas;

C. INSIDE BUILDINGS AND STRUCTURES

1. ENTRANCES
1.1 Entrances should be accessible from arrival and departure points to the interior lobby;

1.2 One (1) entrance level should be provided where elevators are accessible;
1.3 In case entrances are not on the same level of the site arrival grade, ramps should be provided as access to the
entrance level;

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 40

1.4 Entrances with vestibules shall be provided a level area with at least a 1.80 m. depth and a 1.50 m. width;

2. RAMPS
2.2 Changes in level require a ramp except when served by a dropped curb, an elevator or other mechanical device;
2.2 Ramps shall have a minimum clear width of 1.20 m;
2.3 The maximum gradient shall be 1:12;
2.4 The length of a ramp should not exceed 6:00 m. if the gradient is 1:12; longer ramps whose gradient is 1:12 shall
be provided with landings not less than 1.50 m.;
2.5 A level area not less than 1.80 m. should be provided at the top and bottom of any ramp;

2.6 Handrails will be provided on both sides of the ramp at 0.70 m. and 0.90 m. from the ramp level;

2.7 Ramps shall be equipped with curbs on both sides with a minimum height of 0.10 m.; 2.8 Any ramp with a rise
greater than 0.20 m. and leads down towards an area where vehicular traffic is possible, should have a railing across
the full width of its lower end, not less than 1.80 meters from the foot of the ramp;

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 41

3. DOORS
3.1 All doors shall have a minimum clear width of 0.80 m;
3.2 Clear openings shall be measured between the surface of the fully open door at the hinge and the door jamb at
the stop;
3.3 Doors should be operable by a pressure or force not more than 4.0 kg; the closing device pressure an interior
door shall not exceed 1 kg.;
3.4 A minimum clear level space of 1.50 m x 1.50 m shall be provided before and extending beyond a door;
EXCEPTION: where a door shall open onto but not into a corridor, the required clear, level space on the corridor side
of the door may be a minimum of 1.20 m. corridor width;
3.5 Protection should be provided from doors that swing into corridors;

3.6 Outswinging doors should be provided at storage rooms, closets and accessible restroom stalls;
3.7 Latching or non-latching hardware should not require wrist action or fine finger manipulation; `
3.8 Doorknobs and other hardware should be located between 0.82 m. and 1.06 m. above the floor; 0.90 is
preferred;
3.9 Vertical pull handles, centered at 1.06 m. above the floor, are preferred to horizontal pull bars for swing doors or
doors with locking devices;
3.10 Doors along major circulation routes should be provided with kick plates made of durable materials at a height
of 0.30 m. to 0.40 m;

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 42

4. THRESHOLDS
4.1 Thresholds shall be kept to a minimum; whenever necessary, thresholds and sliding door tracks shall have a
maximum height of 25 mm and preferably ramped;

5. SWITCHES
5.1 Manual switches shall be positioned within 1.20 m to 1.30 m above the floor;
5.2 Manual switches should be located no further than 0.20 from the latch side of the door

6. SIGNAGES (See "SIGNAGES" under OUTSIDE & AROUND BUILDINGS.)

7. CORRIDORS
7.1 Corridors shall have minimum clear width of 1.20 m.; waiting areas and other facilities or spaces shall not
obstruct the minimum clearance requirement;
7.2 Recesses or turnabout spaces should be provided for wheelchairs to turn around or to enable another
wheelchair to pass; these spaces shall have a minimum area of 1.50 m x 1.50 m. and shall be spaced at a maximum
of 12.00 m.;

7.3 Turnabout spaces should also be provided at or within 3.50 m. of every dead end;
7.4 As in walkways, corridors should be maintained level and provided with a slip resistant surface;

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 43

8. WASHROOMS & TOILETS
8.1. Accessible public washrooms and toilets shall permit easy passage of a wheelchair and allow the occupant to
enter a stall, close the door and transfer to the water closet from either a frontal or lateral position;
8.2 Accessible water closet stalls shall have a minimum area of 1.70 x 1.80 mts. One movable grab bar and one fixed
to the adjacent wall shall be installed at the accessible water closet stall for lateral mounting; fixed grab bars on both
sides of the wall shall be installed for stalls for frontal mounting;
8.3 A turning space of 2.25 sq.m. with a minimum dimension of 1.50 m. for wheelchair shall be provided for water
closet stalls for lateral mounting;
8.4 All accessible public toilets shall have accessories such as mirrors, paper dispensers, towel racks and fittings such
as faucets mounted at heights reachable by a person in a wheelchair;
8.5 The minimum number of accessible water closets on each floor level or on that part of a floor level accessible to
the disabled shall be one (1) where the total number of water closets per set on that level is 20; and two (2) where
the number of water closets exceed 20;
8.6 In order to aid visually impaired persons to readily determine whether a washroom is for men or for women, the
signage for men's washroom door shall be an equilateral triangle with a vertex pointing upward, and those for
women shall be a circle; the edges of the triangle should be 0.30 m long as should be the diameter of the circle;
these signages should at least be 7.5 mm thick; the color and gray value of the doors; the words "men" and
"women" or the appropriate stick figures should still appear on the washroom doors for the convenience of the fully
sighted; Note: the totally blind could touch the edge of the signs and easily determine whether it is straight or
curved;

8.7 The maximum height of water closets should be 0.45 m.; flush control should have a maximum height of 1.20
mts.
8.8 Maximum height of lavatories should be 0.80 m. with a knee recess of 0.60 - 0.70 M. vertical clearance and a
0.50 m. depth.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 44

8.9 Urinals should have an elongated lip or through type; the maximum height of the lip should be 0.48 m.

9. STAIRS
9.1 Tread surfaces should be a slip-resistant material; nosings may be provided with slip-resistant strips to further
minimize slipping:
9.2 Slanted nosings are preferred to projecting nosings so as not to pose difficulty for people using crutches or
braces whose feet have a tendency to get caught in the recessed space or projecting nosings. For the same reason,
open stringers should be avoided.
9.3 The leading edge of each step on both runner and riser should be marked with a paint or non-skid material that
has a color and gray value which is in high contrast to the gray value of the rest of the stairs; markings of this sort
would be helpful to the visually impaired as well as to the fully sighted person;
9.4 A tactile strip 0.30 m. wide shall be installed before hazardous areas such as sudden changes in floor levels

10. ELEVATORS
10.1 Accessible elevators should be located not more than 30.00 m. from the entrance and should be easy to locate
with the aid of signs;

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 45

10.2 Accessible elevators shall have a minimum dimension of 1.10 m. x 1.40 m.;

10.3 Control panels and emergency system of accessible elevators shall be within reach of a seated person;
centerline heights for the topmost buttons shall be between 0.90 m to 1.20 m from the floor;
10.4 Button controls shall be provided with braille signs to indicate floor level; at each floor, at the door frames of
elevator doors, braille-type signs shall be placed so that blind persons can be able to discern what floor the elevator
car has stopped and from what level they are embarking from; for installation heights, see Section 6.6, Signages;

10.5 Button sizes at elevator control panels shall have a minimum diameter of 20 mm and should have a maximum
depression depth of 1 mm;

11. WATER FOUNTAINS

11.1 At least one (1) fountain shall be provided for every 2,000 sq.m. of floor area and there shall not be less than
one (1) on each floor. Water spouts shall be at the front and shall be push-button controlled. If wall-mounted, the
maximum height of the water fountain shall be 0.85 m. from the floor to the ro,. Should the floor-mounted type be
higher than 0.85 m. up to the rim, either provide paper cups or another lower fountain.

12. PUBLIC TELEPHONES

12.1 Provide a clear, unobstructed space of 1.50 m x 1.50 m in front of mallmounted and free-standing units and
telephones mounted at the rear wall of alcoves or recesses.
12.2 Telephone booth door openings should have a minimum clear width of 0.80 m. with either outswing, folding or
sliding doors, coin slots, dialing controls, receivers and instructional signs shall be locked at a maximum of 1.10 m.
above the floor.

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 46

13. PLACES OF ASSEMBLY
13.1 Number of seating accommodations reserved for wheelchair users shall be in accordance with Section 7 of the
Rule III.

D. SAFETY
4. LOCATION OF EMERGENCY EXIT
4.1 Wall mounted or free standing tablets with an embossed plan configuration of the building which also shows the
location of the lobby, washrooms and emergency exits of the building (indicated by different textures with
corresponding meanings) should be provided either in front of the building or at the main lobby. The markings of this
tablet should be readable by both the fully sighted and the blind persons.

4.2 Flashing light directional signs indicating the location(s) of fire exit shall be provided at every change in direction
with sufficient power provided in accordance with the provisions for emergency lighting under Section 3.410

Other laws that are considered as part of designing a vertical mixed-use building are:
✓ PD 1096 (National Building Code of the Philippines)
✓ RA 9514 (Fire Code of the Philippines)
✓ RA 1378 (Plumbing Code of the Philippines)
✓ RA 7942 (Philippine Environmental Laws)
✓ RA 4726 (The Condominium Act)
✓ RA 7160 (Local Government Code of 1991)

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 47

 REFERENCES
NOTES:

1. Business Geography and New Real Estate Market Analysis, Grant Ian Thrall, p.216
2. ^ Jump up to:a b "Quality Growth Toolkit: Mixed-use Development" (PDF). Atlanta Regional Commission. p. 2.
Archived from the original (PDF) on 2011-11-28.
3. ^ Jump up to:a b "American Planning Association, "Planning and Community Health Research Center: Mixed Use
Development". Archived from the original on 2013-02-07. Retrieved 2012-11-01.
4. ^ "Mixed-Use Trip Generation Model". 2013-04-28.
5. ^ "Planning for Mixed Use: Affordable for Whom?" (PDF).
6. ^ Jump up to:a b c "Mixed Use Zones Project Assessment Report . City of Portland Bureau of Planning and
Sustainability, Oct. 2014".
7. ^ Jump up to:a b [Laitos, Jan G., and Teresa H. Abel. "The Role of Brownfields as Sites for Mixed use Development
Projects in America and Britain." Denver Journal of International Law and Policy, vol. 40, no. 1-3, 2011, pp. 492.
"The Role of Brownfields as Sites for Mixed use Development Projects in America and Britain"] .
8. ^ "Mixed Use Zoning", Livable New York Resource Manual

WEBSITES:

✓ www.aucklanddesignmanual.co.nz/sites-and-buildings/mixed-use/guidance/sitedesign#/sites-and-
buildings/mixed-use/guidance/introduction
✓ https://www.academia.edu/12223851/B.P.344_-_Accessibility_Law
✓ https://en.wikipedia.org/wiki/Mixed-use_development
✓

DESIGN 8 I A VERTICAL MIXED-USE COMPLEX DEVELOPMENT 48