ARC 008: ARCHITECTURAL DESIGN 08

DESIGN OF COMPLEX STRUCTURE

PHINMA – University of Pangasinan
College of Engineering and Architecture
Department of Architecture

SATURDAY 1:00PM – 5:30 PM

RESEARCH WORK NO. 2

CONDOMINIUM DESIGN
GUIDELINES
FERNANDEZ, ADRIAN KYLE L.
STUDENT (Block 03)

AR. KATHLEEN JERELL T. RAMOS

INSTRUCTOR

What is a Condominium?
A condominium (also called a "condo") is a large property complex comprised
of individual units, and each unit is owned separately. Ownership usually
includes a nonexclusive interest in certain "community property" controlled by
the condominium management. Condominium management is usually made up
of a board of unit owners who oversees the daily operation of the complex, such as
lawn maintenance and snow removal.

Condo owners are responsible for what goes on within their individual units, including
maintenance and repairs. Beyond that, they’re required to pay regular fees to a condo
association. Those fees contribute to the maintenance of the shared common areas,
building amenities and the exterior of the complex.

Condominium project. - "Condominium project" shall mean the entire parcel of real
property divided or to be divided primarily for residential purposes into condominium
units, including all structures thereon.

Condominium unit. - "Condominium unit" shall mean a part of the condominium project
intended for any type of independent use or ownership, including one or more rooms or
spaces located in one or more floors (or part of parts of floors) in a building or buildings
and such accessories as may be appended thereto.

Design Guidelines for Condominium projects

Section 2, 3, and 4 of Revised Implementing Rules and Regulations for Presidential
Decree No. 957 states the following design guidelines for residential condominium
projects:
A. Site Criteria

Conformity to Comprehensive Land Use Plan/Zoning Ordinance/National Building

Code

1. Residential condominium projects shall preferably be located in areas zoned as or

appropriate for residential uses.
2. Condominium projects shall likewise conform to the minimum building
requirements, lot occupancy, open spaces, parking and other requirements of the
National Building Code of the Philippines and its Implementing Rules and
Regulations.

B. Planning Consideration

1. Area Planning

a. Supplementary and supportive activities to residential use shall be allowed

provided that the privacy, order, health and safety of the residents are not jeopardized
nor threatened and that the land use plan and/or zoning ordinance of the locality can
accommodate such mixture of land uses.
b. Open spaces shall be provided within the project site pursuant to the National
Building Code of the Philippines and its Implementing Rules and Regulations. These
shall include courts, yards, setbacks, light wells, uncovered driveways, access roads,
parking spaces, buffer strips, parks and playgrounds. Except as may hereafter be
otherwise provided these spaces shall be open from the ground to the sky. The open
space shall also be allocated for basic utilities and community facilities or common
areas.

c. Easements for utilities, such as drainage system, water supply, power lines
and communication lines, shall be integrated with land circulation system.

d. Building orientation on lot shall take into account proper ventilation, sunlight
and land characteristics.

e. No development shall be allowed within the 5-meter mandatory easement on

both sides of the Marikina Valley Fault Trace and such other fault traces as may be
identified by PHIVOLCS. (Approved per Board Res. No. 515, Series of 1992)

2. Site Preservation/Alteration

a. Slope

The finished grade shall have a desired slope to allow rainwater to be channeled
into street drains. Where cut and fill is necessary an appropriate grade shall be
attained to prevent any depression in the area.

Grading and ditching shall be executed in a manner that will prevent erosion or
flooding of adjoining properties.

b. Preservation of Site Assets

Suitable trees with a caliper diameter of 200 millimeters or more, as well as

shrubs and desirable ground cover shall be preserved in accordance with the
implementing rules and regulations of DENR. Where good quality top soil exists
in the site, it shall be banked and shall be preserved for finishing grades of
yards, playgrounds, parks and garden area.

c. Ground Cover

Grass, shrubs, plants and other landscaping materials used for ground cover
shall be of variety appropriate for its intended use and location. They shall be so
planted as to allow complete and permanent cover of the area.
C. Design parameters

1. Space location

Space allocations shall provide areas for living, dining, kitchen, sleeping, toilet
and bath, laundry/ drying area and storage -the minimum sizes of which shall be
in accordance with the requirements of the National Building Code of the
Philippines and its Implementing Rules and Regulations/referral codes.

a. Parks/Playground and/or Other Recreational Areas

a.1 Parks/Playground (exclusive of easements, access roads, driveways,

parking space) shall be required for:

a.1.1 Projects with a gross saleable area of 1.000 square meters: Or

a.1.2 Projects with ten (10) or more condominium units. Except when
the condominium is part of a subdivision project or a
park/playground not more than or 800 meters away and in reaching
it, the pedestrian will not be unduly exposed to hazard.

a.2 The minimum area for a single park/playground shall be 50 square

meters. Increments of 3.00 square meters for every additional family
dwelling type in excess of 10 units shall be added.

a.3 Parks/playground or other recreational facilities may not be required if

the condominium is located not more than or 800 meters from a
publicly accessible park/playground/or other recreational facilities.

a.4 Parks/playground shall be properly landscaped to accommodate both

active and passive activities.

a.5 Parks/playground may be accommodated in the yard/s provided such

yards are adequate and usable as park.

a.6 Other facilities (optional) such as tennis courts, swimming pool, etc.
may be integrated with the park/playground.

b. Parking Space Requirement

b.1 For Residential Condominium Units

b.1.1 The parking slot requirement for residential condominium

project snail be in accordance with the provisions of the
National Building Code of the Philippines.
 b.1.2 Off-site parking may be allowed in addition to the on-site
parking provided that the designated parking area is part of the
project and provided further that the required distance shall be
in accordance with the National Building Code of the
Philippines.

b.1.3 Compliance with additional parking spaces as required by local

ordinances shall be mandatory.

b.2 For Commercial Condominium Units

b.2.1 The minimum parking slot requirement shall be in accordance

with the provisions of the National Building Code of the
Philippines.

b.2.2 Off-site parking may be allowed in addition to the on-site

parking provided that the designated parking area is part of the
project or the project is within the commercial subdivision
where common parking area is part of the approved subdivision
plan and provided further that parking arrangements are
explicitly indicated in the contract of sale of property to be
developed. Off-site parking shall not be located 200 meters
away from condominium project.

c. Access Roads

Roads shall serve every building, parking space, park/playground and

service points (e.g. garbage collection points). Minimum roads or right-of-
way shall be 8 meters, 6 meters thereof shall be the carriageway and the
remaining 2 meters shall be developed as sidewalk/planting strip.

Path walks shall be provided for pedestrian circulation with a minimum

width of 1.2 meters.

Construction of roads, sidewalk and path walks, shall be in accordance

with the standards of residential subdivision. Space for turnaround at dead
end shall be provided.

Direct vehicular access to the property shall be provided by public street

or alley.

An independent means of access shall be provided to each dwelling, or

group of dwellings in a single plot. Without trespassing adjoining
 properties. Utilities and service facilities - must be independent for each
dwelling unit.

An independent means of access to each living unit shall be provided

without passing through any yard of a living unit or any other yard.

c.1 Hierarchy of Roads

For horizontal condominium projects, the hierarchy of roads shall be the

same as the minimum design standard requirements for subdivision
projects.

c.2 Pavement

All roads (major, minor, motorcourt) for both residential and commercial
condominium projects shall be paved with concrete/asphalt.

d. Basic Facilities and Services

d.1 Service Area (Laundry/Drying Area)

Adequate laundry and drying areas shall be provided. Where such

services areas are held in common, they shall have suitable outdoor
locations, fenced or screened and kept away from living rooms,
entrance or front yards.

d.2 Water supply, power, sewerage and drainage utilities shall conform to
the requirements of a subdivision.

d.2.1 Reservoir/Water Tank

For multi-storey buildings.

If the height of the building requires water pressure in excess of

that in the main water line, a water tank shall be provided.

Tank shall also be required if the peak drawn should reduce the
pressure on the highest usable floor to less than 0.06 Mpa the
minimum pressure required for satisfactory operation of fixtures,
particularly those with flush valves.

d.2.2 Capacity -20% Average Daily Demand plus fire reserve

d.3 Mechanical Equipment and Service Areas

d.3.1 Provision of elevators shall conform to the plans and

specifications of the duly licensed architect/engineer who shall
 determine the requirement for elevators including the number of
cars, capacity, safety features and standards, elevator type,
speed and location in relation to the over-all design and use of
the building; the design architect/engineer shall certify under
oath that all the components thereof are in accordance with the
National Building Code of the Philippines, the Accessibility Law
and national industry standards and other pertinent laws.

d.3.2 Compliance to the provisions of the Fire Code of the

Philippines, shall be mandatory

d.4 Refuse Collection/Disposal Centralized garbage depository area and

efficient refuse collection and disposal services shall be provided
whether independently or in conjunction with the city or municipality
garbage collection and disposal services. It shall conform to the
provisions of the Sanitation Code of the Philippines and its
Implementing Rules and Regulations/pertinent referral codes.

2. Floor Area Requirements

a. Single-Occupancy Unit

Single occupancy units shall have a minimum floor area of 18 square meters,
however, a net floor area of 12 square meters may be allowed provided that:

a.1 These are intended for students/employees/workers and provided

further that the condominium project to which these will be integrated
is within highly urbanized areas.

a.2 The same shall be provided with common basic facilities such as
laundry/drying area and support amenities such as visitor's lounge and
dining area.

a.3 Said facilities/support amenities including all other measures that will
ensure compliance with the intended use of the unit shall be explicitly
indicated in the master deed/ contract to sell.

b. Family Dwelling Unit

The minimum floor area of family condominium units shall be 36 square

meters and 22 square meters for open market and medium cost
condominium project respectively.

Section 3. Conversion of Existing Structures to Condominium Projects.

Existing structures may be converted into condominium projects upon proper
application there for with the Board and compliance with the requirements of
condominium laws and these rules and standards.

Section 4. Variances

These design standards and requirements may be modified or varied by the Board in
cases of large scale government and private residential subdivision or condominium
projects, housing in areas for priority development or urban land reform zones,
resettlement or social housing projects for low income groups, or housing projects
financed by any government financing institution, or in cases where strict observance
hereof will cause extreme hardship to the subdivision or condominium owner/developer.

1. The location is unique and different from the adjacent locality, and because of
its uniqueness, the owners cannot obtain a reasonable return on the
residential subdivision/condominium projects;

2. The hardship is not self-created;

3. The proposed variance is due to existing permanent structures

(concrete/steel) and is necessary to permit a reasonable use of the residential
subdivision/condominium;

4. The variance will not alter the essential character of the location where the
residential subdivision for which the variance is sought, is located, and will not
substantially or permanently affect the use of the other residential
subdivision/condominium in the same locality; particularly those within a 1
kilometer radius thereof;

5. The variance will not give rise to unauthorized reclassification of the approved
residential subdivision/condominium plan (i.e. whether partial or full alteration
of the plan), and will not adversely affect the public health, safety or general
welfare of the community. (Per Commission Proper Resolution No. R-53, S.
1982)

Example Condominium Projects

One Shangri-Place
Carrying the signature Shang Properties brand,
this impressive twin-tower residential
condominium sets the bar for luxury living in
Ortigas Center. From its large, glass architecture
to its world-class amenities, One Shangri-La Place
gives a great urban home advantage.

Typical Condo Unit Sample

BSA Twin Towers

Strategically located at the heart of Ortigas
Center, BSA Twin Tower is the next tallest twin-
tower in the country after One Shangri-La Place.
It provides wonderful accommodations at a good
value, where your expectations are not just met,
but exceeded.
Typical Condo Unit Sample

Knightsbridge Residences
The Knightsbridge Residences, also known as The
Knightsbridge Residences @ Century City, is a
high-end residential skyscraper constructed in
Makati, Philippines. It is the second of several
building projects built in the new Century City
area along Kalayaan Avenue. It is one of the
Philippines' tallest buildings. The Knightsbridge
Residences at Century City takes its name after the most expensive neighborhood in
London, Knightsbridge.

Typical Floor Plan Sample

One Rockwell – West

Tower
One Rockwell West Tower is a
condominium in Rockwell Center,
Makati, Philippines. The building
part is of the One Rockwell building
complex. It is the tallest in the complex and it is
one of the tallest skyscraper in the Philippines,
rising 210 m (689
ft) from ground.
Typical Floor Plan
Sample

References
https://www.rocketmortgage.com/learn/what-is-a-
condo
http://www.oneshangrilaplaceforrent.com/north-
tower-typical-floor-plans/
https://www.zipmatch.com/blog/tallest-condominiums-in-philippines/
https://en.wikipedia.org/wiki/One_Rockwell_West_Tower
https://en.wikipedia.org/wiki/The_Knightsbridge_Residences
Revised Implementing Rules And Regulations for PD 957, 2009 Edition