E-COMMERCIAL EXAMINATION

I. PROJECT TITLE (and General Description):

A Proposed Medium-Rise FITNESS CENTER Project [development with Basement,
Podium (with optional parking) and Tower components] ON A SLOPING CORNER
LOT

II. STATEMENT OF THE PROBLEM:

A newly established Fitness Company (the “Client”) has decided that its two
thousand two hundred twenty five square meter (2,225.0 sqm) property located in
Quezon City shall host a medium-rise Fitness Center (the “Project”). The lot
frontages measure 45.0 [44.5] meters (m) wide along the wider street and the other
frontage is at 50.0 m along the narrower street. There is a 5.0 m difference in
elevation between the front and rear portions of the lot.
The Client shall offer the following on-site facilities and/or generic services to the
public:
1) a members’ gym with state-of-the-art equipment ;
2) a members’ sauna & massage;
3) a members’ only lounge and game room;
4) a health food store and restaurant for the general public;
5) an indoor sports venue (badminton, handball, squash, etc.) for the general public;
6) a lecture facility and library for healthy living (open to the general public);
7) grooming salons (male and female);
8) boutique shops, sportswear and sports equipment shops, tailoring/haberdashery;
dress shop, ready-to-wear (RTW) shops; and
9) a sports medicine clinic for the general public.
The Fitness Company also expects their projected business volume to double in ten
(10.0) years so that there is definite need to plan for flexibility/future need/s. Since
the Client cannot fully occupy the building in the meantime (and since there is need
to derive income from all sources), the generated spaces shall be leased/rented to
other end-users e.g. other promoters of clean and healthy lifestyles such as
publishers, developers, designers and the like. However, there is absolute need to
cluster such leaseable/rentable spaces to avoid operational and attendant
safety/security problems.
III. DESIGN OBJECTIVES:
a. To design a fitness center building, marketable and attractive to prospective
members and general patrons.
b. To design the building in a way that can maximize profits for the Fitness
Company;
3. the overall usable/rentable/leaseable areas for the building shall be at
approximately sixty five (65.0)% of the Total Gross Floor Area (TGFA).
c. To design a green (environmentally-designed and healthy) as well as tropically-
designed building that shall serve as a landmark in the Project area.
IV. DESIGN CONSIDERATIONS:
a. Function and efficiency;
b. Vertical and horizontal circulation patterns;
c. Architectural character and form;
d. Aesthetics and landmark quality;
e. Solar, wind, noise, odor and view orientations;
f. Amenities, Facilities, Services and Utilities (AFSU) introduced;
g. Security and Safety Features;
h. Compliance with prevailing laws on condominium development,
the NBCP, the Fire Code and the Accessibility Law;
i. two (2.0) elevators with clear car sizes measuring 1.35 meters (m) x 1.40 m; a third
unit shall serve as the service elevator;
j. natural and artificial ventilation where applicable; and
k. building’s exterior shall be along modern lines/styles;
l. due to height requirements, the indoor sports venue may take up two (2) levels or
floors;
m. Green Architecture elements; and
n. Tropical Architecture elements (preferably no air-conditioning).
V. PROJECT SITE FEATURES:
The 2,225.0 SqM Total Lot Area/TLA (reference Figure 1) is slightly rectangular and
is a sloping corner lot. It is sited at the corner of a 15.0 m wide street and a 12.0 m
wide RROW. The 45.0 m wide frontage faces the south while the other 50.0 m wide
frontage faces west. The site slopes towards the southern street [with two point four
(2.4) m wide sidewalks on either side]. The surface of the southern sidewalk shall be
considered as elevation 0.0 m. Across the west of the Project site is a private office
building. To its east is another medium-rise commercial building and directly across
the street are two (2.0) videoke bars and a restaurant-bar with live band
performances. To the rear of the Project site are two point five (2.5) storey
townhouse residences.
VI. APPLICABLE DEVELOPMENT CONTROLS:
The following development controls apply to the Project site:
a. zoning classification is ______________________________
b. based on the NBCP 2004 R-IRR, the Project site has the following development
limitations:
1. a Building Footprint of ___________ percent (___.0%) of the
TLA; the prescribed minimum setbacks at ground floor are at _______ at the front
and _______ m at the sides and rear; the same setbacks apply for all basement
levels if introduced;
2. a Building Height Limit (BHL) of _________ (___.0) m, measured from the surface
of the sidewalk; a maximum six (6.0) m spire or tower may be erected above the
roof;
3. an Allowable Maximum TGFA of twenty seven thousand two hundred (27,200.0)
SqM i.e. inclusive of all AFSU areas; and
4. minimum parking space/slot requirements as follows:
a. for leasable units with a GFA of 41.0 to 70.0 SqM, provide one (1.0) parking slot
for each unit; and
b. for all other areas, provide one (1.0) parking slot for every 100.0 SqM of GFA.
VII. IDENTIFIED DEVELOPMENT POTENTIAL:
Based on the BHL alone, the Project site has the following development potentials:
a. up to three (3.0) basement levels at two point eight (2.8) m floor to floor height;
b. up to a five (5.0) level podium development at three point three (3.3) m floor to
floor height; a mezzanine level of up to one point eight (1.8) m may be introduced
above the ground floor for added lobby ceiling height; and
c. a maximum ten (10.0) level/floor tower development i.e. to be constructed above
the podium development, at three point fifteen (3.15) m floor to floor height; if the
mezzanine is added at the ground floor, only a maximum nine (9.0) level/floor tower
development shall be possible to comply with the lower BHL of 48.0 m. Note
however that compliance with the TGFA is a requirement to be satisfied.

Situation 1 – Project No. 1

Compliance with Laws

1. Under the 2004 Revised IRR of P.D. No. 1096 (1977 NBCP), what shall be the
applicable percentage of the site occupancy (PSO) for the property?
a. 70% of the Total lot Area (TLA) [without firewall] b. 85% of the Total lot Area
(TLA) [without firewall]
c. 80% of the Total lot Area (TLA) [without firewall] d. 85% of the Total lot Area
(TLA) [with firewall]
Note: p.132 Col. 3
2. What shall be the maximum allowable PSO of the project?
a. 1,700 Sq. M b. 1,650 Sq. M c. 1,780 Sq. M d. 1,750 Sq. M
0.80 x 2,225 Sq. M = 1,780 Sq. M
2. What is the property’s minimum recommended lot size?
a. 813 Sq. M (25.00 M [w] x 32.50 M [d] b. 600 Sq. M (20.00 M [w] x 30.00 M [d]
c. 301 Sq. M (25.00 M [w] x 32.50 M [d] d. 365 Sq. M (17.00 M [w] x 21.50 M [d]
Note: p. 171 813 Sq. M (25.00 M [w] x 32.50 M [d] for Corner Lot Table VIII.G.7
3. What is the general classification of use/character of occupancy allowed for the
proposed building/structure?
a. Division E-1 b. Division E-2 c. Division C-3 d. Division E-3
Note: p. 64 C-3 (Metropolitan Commercial development)
4. What are the required setbacks for the proposed building/structure?
Road Right-of-Way (RROW)
Width
(meters)
Front 5. 5.00
Side 6. 2.00
Rear 7. 2.00
Note: p.137 Table VIII.3
8. What is the purpose of the front yard for this project?
a. to accommodate part of the minimum parking requirement outside the designated
area for the front yard
b. for off-street parking for general public use
c. for guests parking to accommodate tenants visitors
d. for delivery parking for concessionaire-operated commercial or recreational
spaces for lease
9. Compute for the area of the front yard.
a. 200 Sq. M b. 250 Sq. M c. 225 Sq. M d. 222.5Sq.M
Front Yard at 5.00 M x 45.00 M = 225 Sq. M
9. What is the Allowable Maximum Building Footprint (AMBF) for this project?
a. 1,762 Sq. M b. 1,760 Sq. M c. 1,761 Sq. M d. 1,763 Sq. M
Note:
45 M (w) – [Y2: 2.00 M + Y3: 2.00 M] = 41.00 M
50 M (d) – [Y1: 5.00 M + Y4: 2.00 M ] = 43.00 M
(NBC)AMBF = 41.00 M x 43.00 M = 1,763.00 Sq. M
VI. APPLICABLE DEVELOPMENT CONTROLS:
Building Footprint of fifty five percent (77.0%) of the TLA;
(PB) BF = 77% x 2,225.00 Sq. M = 1,713.25.00 Sq. M.
10. What is the Maximum Allowable Percentage of Site Occupancy (PSO) of the
property?
a. 79% b. 80% c.75% d.79.5%
11. What is the Maximum Allowable Site Occupancy (PSO) of the property is to be
developed without firewall?
a. 1,762 Sq. M b. 1,760 Sq. M c. 1,761 Sq. M d. 1,763 Sq. M
PSO = AMBF/TLA
(NBC)PSO = 1,763 Sq. M/2,225.00 Sq. M = 79% of TLA (.7923)
12. What is the % of the Maximum Allowable Impervious Surface Area (ISA) of the
property?
a. 12% b. 15% c.10% d. 5%
Note: p. 131
13. What is the Maximum Allowable Impervious Surface Area (ISA) of the property?
a. 333.75 Sq. M b. 340.00 Sq. M c. 335.00 Sq. M d. 334.00 Sq. M
Note:
ISA = Y2 + Y3 + Y4
(NBC)ISA = [Y2: 2.00 M x 43.00 M] = 86.00 Sq. M
[Y3: 2.00 M x 43.00 M] = 86.00 Sq. M
[Y4: 2.00 M x 43.00 M] = 86.00 Sq. M
258.00 Sq. M
258 Sq. M/2,225.00 Sq. M = 12% of TLA (.1159)
ISA = 15% of TLA .15 x 2,225.00 Sq. M = 333.75 Sq. M
14. What is the % of the Maximum Allowable Construction Area (MACA) of the
property?
a. 90% b. 95% c.85% d. 80%
Note. p.132
(NBC)MACA = PSO + ISA
= 80% + 15%
= 95% of TLA
15. What is the Maximum Allowable Construction Area (MACA) of the property?
a. 2,113.75 b. 2,111.75 a. 2,112.75 a. 2,114.75
.95 x 2,225 = 2,113.75
16. What is the % of the Minimum Unpaved Surface Area (USA) of the property?
a. 12% b. 15% c.10% d. 5%
(NBC)Check Total Lot Area (TLA): TLA = MACA + USA
TLA = 95% + 5% = 100%
17. What is the Minimum Unpaved Surface Area (USA) of the property?
a. 110.25 Sq. M b. 111.25 Sq. M c. 112.25 Sq. M d. 113.25 Sq. M
Note: p.131 .05 x 2,225 = 111.25 Sq. M
18. Compute for the Total Open Space within Lot
a. 444.00 Sq. M b. 444.25 Sq. M c. 445.00 Sq. M d. 444.50 Sq. M
Note: TOSL = ISA + USA 333.75 + 111.25 = 445 Sq. M

19. Complete the table for this project.

Character of Use Type of Building Height Limit (BHL)

or Occupancy Building/Structure
19. Commercial 20. Commercial(3) No. of allowable Meters above
 (C-3) storeys/floors highest grade
above established
grade
21. 16 - 60 22.48.00-180.00
Note: (Table VII.2 p. 90)
23. What is the BHL of the project?
a. 49.00 M. b. 47.50 M. c. 47.00 M. d. 48.00 M.
BHL = 10.0 levels x 3.15 M = 31.50 M.
5.0 levels x 3.30M = 16.50 M.
48.00 M.
24. What is the Total structure height of the project?
a. 53.00 M. b. 54.00 M. c. 50.00 M. d. 52.00 M.
= 15.00 M + 1.00 M + 6.00 M = 22.00 M
25. What is the Maximum Total Gross Floor Area (TGFA) of the overall
usable/rentable/leaseable areas?
a. 17,700.00 Sq. M b. 17,000.00 Sq. M c. 17,680.00 Sq. M d. 17,600.00 Sq. M
Questions on Site Planning
26. Given its site orientation, what are the dominant sun-paths for the property?
a. SE to SW and NE to NW
b. SW to NW and NE to SW
c. SE to NW and NE to SW
d. SE to NW and NE to SW
27. Where should the convenience store be located with regard to profitable
orientation?
a. Upfront east for easy access to vehicular maneuver
b. Upfront corner location for visibility
c. Upfront near main entrance to building
d. Upfront west location for service area accessibility
28. What would you recommend as acoustic treatment for the front of the site
considering the location of the two (2.0) videoke bars and a restaurant-bar /
a. provide deeper setback
b. locate principal front of the building along Yard 1
c. locate principal front of the building along west
d. does not matter
29. Where should the Garbage chute room be placed?
a. proxemic to MRF
b. near kitchen area of restaurant
c. at west side of lot
d. at the rear of the building
30. What architectural element(s) are to be associated with the utility room?
a. ramp
b. loading/unloading area
c. parking area
d. generator set
Questions on Architectural Interiors
31. In retail lighting design, what type of light is appropriate for general illumination?
a. incandescent
b. fluorescent
c. mercury
d. metal halide
32. In restaurants, most of the circulation areas and other public spaces can be
illuminated with
a. compact fluorescent sources
b. HID sources
c. incandescent
d. sconces
33. In an office, what is a preferred modular dimensions for Top executive space
requirements?
a. 10-20 Sq. M b. 8-10 Sq. M c. 40-50 Sq. M d. 35-40 Sq. M
34. In an office, what is a preferred modular dimensions for Junior executive space
requirements?
a. 10-20 Sq. M b. 8-10 Sq. M c. 40-50 Sq. M d. 35-40 Sq. M
35. What is the ideal ceiling height applicable for the Meeting Rooms?
a. 2.70 M. b. 2.10 M. c. 2.40 M d. 3.00M
(Section 805 p. 143)
Questions on Space Planning
36. Where should the lecture facility and library for healthy living be located?
a. adjacent to members’ sauna & massage area
b. adjacent to the health food store
c. adjacent to sports medicine clinic
d. adjacent to the restaurant
37. When entering the Ground Floor lobby of the building, what areas should be
placed immediately accessible to the main entrance?
a. Elevator Lobby and Service Stairs
b. Reception Area
c. Convenience Store
d. Branch Bank
38. What is the court dimension for badminton?
a. 8.40M x 17.50M
b. 9.00M x 18.00M
c. 8.50M x 19.00M
d. 8.00M x 16.00M
39. What is the net mounting height for badminton?
a. 1.60M
b. 1.62M
c. 1.50M
d. 1.65M
40. What would be the ideal space grouping from the list given below?
a. health food store, restaurant, convenience store
b. health food store, convenience store, boutique
c. member’s sauna/massage, health food store, restaurant
d. health food store, clinic, restaurant
Questions on Structural Conceptualization
41. What is the most common structural system presently employed in a commercial-
3 construction?
a. flat-plate cast-in-place reinforced concrete with randomly placed columns
b. steel structural frames
c. masonry and CHB for external envelope and drywall for internal partitions
d. none of the above
42. What categories of systems approach is appropriate for the project?
a. steel or concrete frame with precast planks , self-formed concrete decks or metal
deck
b. poured-in-place concrete tiers utilizing special reusable forms for transverse walls
or columns
c. Long-span or short-span precast panel /plank and bearing wall
d. any of the above
43. As a rule of thumb, spacing between concrete columns may economically be in
range of
a. 12’ – 18’ on center
b. 14’ – 16’ on center
c. 12’ – 14’ on center
d. none of the above
44. As a rule, openings for vertical services may be located
a. at will
b. at center of building
c. at rear of building
d. at rear-center intersection of building
45. What is the type of wall is necessary to enclose the elevators?
a. retaining wall
b. shear wall
c. dry wall
d. party wall
Questions on Architectural Design
46. Total mechanical space appropriate for this project will usually be around
a. 10 – 15% of total gross building area
b. 5 – 10% of total gross building area
c. 10 – 20% of total gross building area
d. 1 – 5% of total gross building area
47. The required building exterior shall be with modern features. What primary
architectural element should be considered?
a. Columns b. horizontal lines c. vertical lines d. decorative motif of
facade
48. A retail shop may be divided into 2 principal functions: 1) the exterior comprising
the
a. storefront
b. the show window
c. displays that gives identification
d. all of the above
49. In retail stores where mezzanine is considered, what could be the height if used
for service space only?
a. 1.95M b. 1.80M c. 1.75M d. 2.10M
50. What is the clear circulatory width recommended for a single aisle vault in a
bank?
a. 1.50M b. 1.20M c. 1.80M d. 2.00M