development that blends residential, commercial, Mixed-use development is a type of urban development that cultural, institutional, or industrial uses, where those functions are physically and functionally integrated, and that provides pedestrian connections. 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 d evelopment 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 industrialisation 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. These benefits include: include:[3]
greater housing variety and density reduced distances between housing, workplaces, retail businesses, and othe r destinations more compact development stronger neighborhood character pedestrian and bicycle-friendly environments
Benefits
Benefits of mixed-use development include: include:[3][4]
greater housing variety and density, more affordable housing (smaller units), life-cycle housing (starter homes to larger homes to senior housing) reduced distances between housing, workplaces, retail businesses, and o ther amenities and destinations better access to fresh, healthy foods (as food retail and farmers farmers markets can be accessed on foot/bike or by transit) more compact development, land-use synergy s ynergy (e.g. residents provide customers for retail which provide amenities for residents) stronger neighborhood character, sense of place walkable, bike-able neighborhoods, increased accessibility via transit, both resulting in reduced transportation costs
Types of contemporary mixed-use zoning Some of the more frequent mixed-use mixed -use scenarios in the United States are: are:[2]
Neighborhood commercial zoning – zoning – convenience convenience goods and services, such as convenience stores, 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
BASIC PLANNING CONSIDERATIONS Basic planning considerations for high rise building design include th e following parameters: • Planning module • Span • Ceiling height • Floor -to-floor height • Depth of structural floor system • Elevator system • Core planning • Parking Parking Planning module, namely the space one needs for living, changes according to the culture and the economic class. Span, described as the distance from a fixed interior element such as building core to exterior window wall, is another important criterion for good inter ior planning. These depths change depending on the function of the space, and acceptable span is determined by office layouts, hotel room standards, and residential code requirements for outside light and air. Usually, the depth of the span should be between 12 and 18 m for office functions, except where very large single tenant groups are to be accommodated. Lease span for hotels and residential units range from 9 to 12 m.
Ceiling height (Fig: 2.1) is also an important factor in building planning. Commercial functions require a variety of ceiling heights ranging between 2 .7 and 3.7 m. While office functions necessitate ceiling heights of approximately 2.5 to 3.0 m, residential and hotel functions require ceiling heights of 2.5 to 3 .0 m. Floor-to-floor height (Fig: 2.1), which is a function of the necessary ceiling height, the depth of the structural floor system, and the depth of the space required for mechanical distribution, determines the overall height of the building, and affects the overall c ost. A small increase or decrease in floor-to-floor height, when multiplied by the number of floors and the area of the perimeter enclosure by the building, can have a great effect on many systems such as the exterior, structural, mechanical system, and the overall cost. Depth of structural floor system plays an important role for planning considerations in high rise buildings, and varies broadly depending on the floor load requirements, size of the structural bay, and type of floor framing system. Elevator system is another major component for good interior planning. In the design of an elevator system, waiting interval, elevator size and speed interpretation of program criteria, areas to be served, the population density of the building, and the handling capacity of the system at peak periods, must be considered. This becomes even more complicated for mixed-use projects. For preliminary planning, one elevator per 1000 m 2 of gross area is a rule of thumb for estimating the number of elevators needed. Besides this, the ne t usable area varies from one elevator zone to another and from floor to floor, and should average from 80 to 85% over the entire building. The sky-lobby concept is an important and innovative approach in elevator system design. This concept uses highspeed express shuttle cars to transport passengers from the ground level to a lobby higher up in the building for transfer to local elevator zones so that the area used for elevator shafts and lobbies on the lower floors of the building is reduced. Core planning is another significant issue for planning considerations. A typical floor in a high rise building contains a perimeter zone, an interior zone, and a core zone. While perimeter zone is described as an approximately 4.5 m or 5 m deep area from the window wall with acce ss through the interior zone, interior zone is defined as t he area between the perimeter and the public corridor. On the other hand, core zone consists of those are as between elevator banks which become rentable on floors at which elevators do not stop. Central core , which is generally used in the buildings with a rectangular plan, and split core, which is generally used in the building with a relatively square plan, is the most typical core arrangements. Cores accommodate e levator shafts, mechanical shafts, stairs, and elevator lobbies. Core elements that pass through or se rve every floor should be located, so t hat they can rise continuously, and thus avoid expensive and space-consuming transfers. Parking is another planning requirement, which varies according to different functions such as business, residential, and like. When parking facility provided within the footprint of the building, it has a great impact on the plan and the struct ure. If it is inevitable, the structural bay should be well arranged to obtain efficient space use for parking and functional areas, and the core elements should be effectively
located to minimize interference with car parking and circulation. Mechanical ventilation is one other important concern for the user of parking facility, and pedestrians. BASIC DESIGN CONSIDERATIONS The basic design considerations for a high rise building include the following parameters: • the cultural, political, and social aspects of the city where the building will be located • a strong relationship with the city • the master plan and an appropriate site selection • sustainability • safety and security issues • learning about the possibilities and limitations of technology When a high rise building is designed, the design team should also be aware of the codes, regulations, zoning requirements, and life safety issues. The master plan is one of the significant design considerations for high rise buildings, in which wellperformed site analysis include, automobile, traffic and pedestrian impact, accessibility, minimal blockage of view, and minimizing the building shadows to neighboring buildings. Besides this, an appropriate site selection also includes the consideration of reuse o r rehabilitation of existing buildings, and physical security. The location of high rise buildings within an urban area affects the amount of day lighting, and may even create w ind tunnels. Sustainability is also a key element in high rise building design. This concept is based on the following objectives: optimization of site potential, minimization of energy consumption, protection and conservation of water, use of environmental- friendly products, enhancement of indoor environmental quality, and optimization of operational and maintenance practices. Day lighting, natural shading, energy efficient and photovoltaic facades, wind power systems, and the sky garden concept are also the main parameters for a more sustainable high rise building design. Designing a safe and secure high rise building has always been a primary goal for owners, architects, engineers, and project managers. There is an increased concern on these issues for high rise building design especially after the disastrous 9/11 incident. Natural disasters, acts of terrorism, indoor air quality, hazardous materials, and fire are very significant and immediate safety issues to be considered in the design. SYMMETRY OF THE HIGH-RISE BUILDING Symmetric layouts, rigidity and mass distribution lead to a considerably better se ismic response than asymmetric layouts, rigidity and mass distribution. This is because asymmetric buildings are subjected to stronger torsion (twisting) around the vertical axis by horizontal seismic loads. SHAPE OF THE HIGH-RISE BUILDING When parts of different height are permanently connected to one another as, for example, is often found in high-rise buildings with atriums, then the various structures in the building can be subjected to considerable torsional stresses by the seismic loads. Buildings of different heights can also be subjected to a whole series of effects in an earthquake, higher buildings were literally jammed in between lower buildings, thus extensively damaging the floors at the clamping point. In some cases, the buildings
simply buckled over at the edge o f the lower adjacent buildings. Resonance effects can also c ause buildings to oscillate so strongly that they hammer against one another. Another effect observed in high-rise buildings is the soft-storey effect: due to lobbies, atriums or glazed shopping passages, some floors – usually near the ground floor – are distinctly “softer” than those above them. These “soft” floors then collapse in an earthquake. CONCEPT The architects incorporated islamic traditional patterns and modern sophistication to design a structure that will stand the test of time. Organic and desert Influence: The hymenocallis desert flower was the main source of inspiration for the architects. The design not only reduces wind forces on t he building, but also allows each tenant to have an incredible view of the surrounds From the top of the structure the islamic design influences can clearly been seen, Including the use of arches and other architectural structures 1. The architecture features a triple-lobed footprint, an abstraction of the hymenocallis flower. 2. The tower composed of three elements around central core. 3. The modular, Y-shaped structure, with setbacks along each of its three wings provides an inherently stable configuration for the structure and provides good floor plates for residential BUILDING ORIENTATION High rise buildings are exposed to the full impact of external temperatures and radiant heat. The longest elevation should therefore face the direction of least solar irradiation. This will reduce the air conditioning load. WINDOW OPENINGS Window openings should also be on the elevations with least solar radiation. Solar shading is required on the elevation receiving most solar. (In temperate zones balconies or recesses on the elevations receiving the least solar can act as 'sun spaces' and collect solar heat. ) DEEP RECESSES Deep recesses can provide shading to sides o f the building receiving the most heat. Altematively if the window is recessed skycourts or balconies c an be formed to provide a flexible space. BUILDING PLAN The building plan should incorporate both the culture and work style of the place. It should allow air movement through the building and allow sunlight in to the building. In the tropic s the ground floor should be naturally ventilated and make a connection to t he street by being open to the outside. PLANTING AND LANDSCAPING Yeang states that plants should be used because of t heir ability to cool the environment and not just because of their aesthetic or 'ecological' qualities. Planting as vertical landscaping will provide benefit to the surroundings by absorbing carbon dioxide and generating oxygen.
SOLAR SHADING Solar shading is essential for all glazing facing the sun. In the tropics this is essential all year round and in the temperate regions it is essential in the summer months. NATURAL VENTILATION Good air circulation is essential for maintaining comfort in a building. Cross ventilation allows fresh air in and exhaust air out. Air and wind flow in to the internal spaces are encouraged by wind scoops, side vents, Skycourts, atriums and transitional spaces. GREEN ROOFS : GREEN OUTER Incorporating Green plants into the skyscrapers has some design possibilities. There are two options for building to make it green. Plants can be integrate at outside and at inside. For outside, it can be done on roofs, outer vertical walls and for inside, it can be a living wall or biofilter, or potted plants placed in atriums, indoor rooms to act as a pocket of green patch into these vertical cities. An aerial view of most urban areas shows swathes of asphalt, black tar and gravel- ballasted rooftops. Heat radiates off of the dark roofs, and water rushes over the hard, impermeable surfaces. Studies shows that most traditional dark colored roof surface absorb 70% or more the solar energy striking them, resulting in peak roof temperature of 65-88 degree Centigrade. These heat absorption and monotony of these common roofs can be break though green roof tops. Green rooftops have begun to appeal to homeowners, businesses and even cities as an attractive w ay to promote environmentalism while solving the problems of conventional roofs. Green roofs supplement traditional vegetation without disrupting urban infrastructure – to take a neglected space and make it useful. The term "green roof" is gener ally used to represent an innovative yet established approach to urban design that uses living materials to make t he urban environment more livable, efficient, and sustainable. Other common terms used to describe this approach are eco roofs, and vegetated roofs. Green Roof Technology (GRT) is the system t hat is used to implement green roofs on a building. Green roofs replace the vegetated footprint that was destroyed when the building was constructed. The concept of rooftop gardens is introduced with the aim of reducing heat gain into a building and modifying the ambient conditions through photosynthesis and evapotranspiration of plants. Results from several studies suggest that rooftop gardens c an effectively cool down the immediate ambient environment by 1.5 [degrees] C. Gener ally, the surface temperature readings collected from the rooftop garden were found to be lower than that recorded on a barren concrete rooftop. This shows that the thermal insulation of a building is improved in the presence of plants. High relative humidity (RH) at the rooftop garden was also observed due to the presence of plants. To prevent discomfort due to high humidity, adequate natural ventilation should be ensured. GREEN WALL : GREEN OUTER The green façade is the outer wall which can be free -standing or part of a building, partially or completely covered with vegetation and in some c ases, soil or an inorganic growing medium. They are also referred to as living walls, biowalls, or vertical gardens. The vegetation for a green façade is always attached on outside walls, but some cases it can also be used in interiors. Cities are cooler and quieter through shading, evaporative transpiration, and the absorption of sound by green walls.
GREEN WALL CATEGORIES There are two main categories of green walls: green façades and living walls. Green façades are made up of climbing plants either growing directly on a wall or in specially designed supporting structures. The plant shoot system grows up the side of t he building while being rooted to the ground. On the other hand, in a living wall the modular panels are ofte n comprised of polypropylene plastic containers, geotextiles, irrigation systems, a gr owing medium and vegetation. EXAMPLES OF GREEN WALL Patrick Blanc, a French botanist, invented a vertical garden that relies on an innovative way to grow the plant walls without soil. The garden walls are not heavy and can be installed outdoors or indoors and in any climatic environment. For indoors some type of artificial lighting is re quired, while the watering and fertilization is automated. The walls act as a phonic and thermal isolation system, as well as an air purification device. About 150 plant species are growing at Quai Branly, where the wall is composed of a polyvinyl chloride (PVC) sheet on a metal frame. The sheet serves as a waterproof layer, provides rigidity, and prevents roots from penetrating t he drywall-and-stud assembly beyond, says Jean-Luc Gouallec, a botanist and consultant for the wall’s designer, of Patrick Blanc. The plants grow in a layer of acrylic felt stapled to the PVC. An automated drip irrigation system supplies water and periodic fertilization. Maintenance, primarily trimming of overgrown plants, is conducted about three t imes a year, says Gouallec. However, the Aquaquest project uses rainwater collected from the roof and stor ed in an underground cistern to irrigate the living wall, as well as to flush toilets and refil l freshwater fish tanks. BIOFILTERS : GREEN INNER There is another type of green wall, known as 'Active living walls' or ‘B iofilter’, which is used in indoors incorporating with building’s HVAC system based upon the sciences of bio filtration and phytoremediation. These biofilters replace high-tech, energy consumptive air filtration systems with living walls that harness the natural phytoremediation capabilities by drawing air through the root system of the wall of tropical houseplants to e ffectively remove common airborne pollutants. Beneficial microbes actively degrade the pollutants in the air before returning the new, fresh air back to the building’s interior. In the breathing wall filtration takes place right in the active Living Wall. Basically, dirty air, drawn in from indoor space, makes close contact with the constantly- flowing water within the wall, pollutants are moved from air to wate r. Water flows over a lava rock wall covered by moss and other plants, then into a small pond. Contaminants in the air are absorbed by the vegetation and consumed by micro-organisms in the soil, improving air quality. Once dissolved into the water, pollutants are attacked by biological components on the wall itself, and are metabolized into a harmless state. INDOOR PLANTS : GREEN INNER Interior landscaping has become increasingly popular during the last 30 years. Most architects now include plants in their design specification for new shopping centres, office complexe s and other public areas, and people expect to see when they walk through the door. Thus plants became such important building accessory. The main reason is, indoor plants look attractive – people get charmed by the graceful arch of palm leaves or the exotic beauty of orchids. However, recent research has shown that the value of plants goes far beyond the purely aesthetic. Plants are actually good for the building and its
occupants in a number of subtle ways and are an important element in providing a pleasant, tranquil environment where people can work or relax. Plants can be used to decrease noise levels in an office. According to Green Plants for Green Buildings, if plants are placed strategically, they can help to quite down the office. A small indoor hedge placed around a workspace will reduce noise by 5 decibels. The presence of plants in the office not only aesthetically pleasing but also helps increase workers productivity, reduce stress and improve air quality. Plants can also improve the indoor environmental quality. The plants clean the office air by absorbing pollutants into their leaves and transmitting the toxin to their roots, where they are turned into food for the plant. DEVELOPMENT CONTROL RULES A. BUILDING NORMS • Minimum Road width for building above 60m is 30.5m • Maximum F.S.I. 2.50 • Premium F.S.I. 40% of normally allowable FSI • OSR – OPEN SPACE RESERVATION – 10% of the plot extent • Maximum plot coverage = 30% • Maximum Height above ground leve is 60m • Further every increase in height of 6m, minimum extent of setback left additionally shall be 1m. • Spacing between blocks will be 7m. • Vehicular access within the site 7.2m • Height of basement floor 1.2m PARKING DETAILS • Parking: 1 car space for every 50 sq.m. for shopping / 100 sq.m. for office / 75 sq.m. for flats / 50 sq.m. for hotels. • 1 Two wheeler parking for every 50 sq.m. of shopping/ for every 25 sq.m. of office space / for every 75 sq.m. of flats / for every 50 sq.m. of hotels • Car stall size ; 2.5 x 5.0m / two wheeler 1.0m x 1.8m • Drive way 3.0m for one way / 7.0 m for two –way • Width of entry exit gates - 3m wide • Ramp: ramp gradients 1 in 8 / turning radius 4.0m
Units located in office, commercial or mixed-use condominium buildings/ structures regardless of number of storeys: Unit with a gross floor area of from 41. 00 to 70. 00 sq. meters –provide one (1) parking slot* for each unit; and Unit with a gross floor area of more than 70.00 sq. meters provide one (1) parking slot* for every 70.00 sq. meters and for a fraction thereof; Application of Development Controls (DC) (To Determine the Maximum Development Potential of a Lot) 1. Sizing the Building/Structure. To determine the allowed/appropriate building bulk (volume), the following series of steps using the DC under this Guideline and other Rules in the Code shall be followed: a. Refer to Rule VIII for prescribed setbacks, yards, courts (at grade level), etc. applicable to the lot/project site; determine the extent of firewall construction if required and/or if permitted; refer to Rule VIII for the Percentage of Site Occupancy (PSO); compute for the Allowable Maximum Building Footprint (AMBF) under this Rule by using the formula: Allowable Maximum Building/ Footprint or AMBF (in sq. meters) = Total Lot Area (TLA) _ Land area required for yards/ courts (prescribed under Rule VIII) + Additional buildable lot area due to Firewall construction (if permitted under this Rule)
Setbacks for Commercial*, Industrial, Institutional and Recreational Buildings
