DESIGN STANDARDS AND GUIDELINES FOR COMMERCIAL CENTER
DEFINITION OF TERMS •
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Comm Commerc ercial ial cente centerr is the cente centerr in which which econ econom omic, ic, socia social, l, cultu cultural ral and and administrative services of the town are concentrated. It is a complex of retail store and related facilities planned as a unified group that offers goods and services for profit and the performance of various financial and office function. Buffer is a tree planted zone intended to function as noise barrier/separator of land uses. Common area is the total area within the commercial center that is not designed for renta rentall to tenan tenants ts and and which which is availa available ble for commo common n use use by all tenan tenants. ts. Example: parking, sidewalks, public toilets, etc. Gross Gross saleable saleable Area is the total area designed designed for tenant tenants’ s’ occupan occupancy cy and excl exclus usiv ive e use; use; It is all all that that area area on whic which h tena tenant nts s pay pay rent rent;; It is the the area area producing income. Parki Parking ng Spac Space e is an area area of defin definite ite length length and and width, width, said area area shall shall be exclusive of drives, aisles or entrances giving access thereto, and shall be fully accessible for the storage or parking of permitted vehicles.
STANDARDS AND GUIDELINES A. Performance Standards 1. Conformity to Land Use Plan/Zoning Ordinance 1.1 All commerc commercial ial centers centers shall conform conform with the approved approved Land Land Use Plan and/or Zoning Ordinance of the locality having jurisdiction over the site. 1.2 In areas/reg areas/region ions s where where Land Land Use Plans and Zoning Ordinance Ordinances s are not available, available, there shall be an evaluation evaluation of the project location and and site as to land suitability and feasibility for commercial center development. 1.3 Commercial centers shall be planned to provide a judicious balance of Land use and good layout to complement and integrate with the larger community. 2. National Building Code 2.1 All structures within the commercial center shall conform to the provisions of the National Building Code. 3. Design Standards 3.1 Site Criteria 3.1.1 Location. Primarily the purpose of commercial center is to offer goods and services to the population. Hence, the location of a commercial center, ideally should be within at least one major traffic area. Situated near or alon along g a majo majorr high highwa way y mean means s easy easy acce access ss both both cons consum umer ers s and and distributors of goods. It is also imperative that commercial centers be locate located d near near well well popu popula lated ted resid residen entia tiall area area or a poten potentia tiall area area for for development. Nay proposed commercial center should also be supportive of existing commercial area/s. Planning for expansion should be considered if the commercial is located in a steadily growing area. The carrying capacity of surrounding public roads must be sufficient to absorb additional traffic loads. The site must be large enough for additional building, parking and traffic areas. 1.1.2 .1.2
Land config figurati ratio on/te /terra rrain. in. The The parti rticul cular sit site whe wherei rein a commercial center would be located must preferably be in one piece, free of intervening roadways that would force development in sepa separa rate ted d port portio ions ns.. A site site boun bounde ded d by arte arteri rial al stre street ets s is preferab preferable. le. The physical physical characte characteristi ristics cs of the land must must also
1.1. 1.1.3 3
1.1.4 1.1.4
permi permitt advan advanta tage geou ous s plann planning ing and and reaso reasona nable ble econ econom omica icall construction. The land must be fairly compact and level. Acce Access ssib ibil ilit ity. y. The The site site must must be serv served ed by a majo majorr road road readi readily ly accessible by public mass transport system. A secondary access road which could service the site is considered an advantage over a site with only one access. Utilit Utilities ies and Facilit Facilities ies.. The availa availabil bility ity of utili utilitie ties s must must be always always considered in choosing a site for a commercial center. It should be within easy reach of required water supply, power and sewage disposal facilities.
3.2 Site Planning 3.2.1 Layout. Layout of the center should effect an efficient circulation within and among among the various various compone components nts of the center; center; Integrat Integration ion to over-all over-all development development in the locality and provision for environmental quality and/or character. 3.2.2 Land Allocation. Land shall be judiciously allocated for the required use and amenities for efficient functioning of the commercial center. 3.2.3 Allowable Uses. The following uses shall be allowed within the commercial commercial center: • • • • • • • •
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Department store Drugstore Supermarket/grocery Restaurant/eatery Hotel/lodging house Sports facilities Theater, museum, art gallery Whole Wholesa sale le or retai retaill store stores s (spec (special ialize ized d such such as jewelr jewelry y shop, shop, florist, wine and liquor, books and magazines, etc.) Amusement center/ Entertainment facilities Banking and financing institutions Postal and Other Communication Services Business offices/Condominium (residential;-commercial) Personal services Appliance center Automotive center Furniture and fixture stores Filling stations Parking/garage Bus terminal Park/playground Memorial chapels Market/food terminal Protective services Public toilet Administrative offices Libraries Utilities (water tanks, power sub-stations, etc) Vocational and special schools Hardware Plant nursery Accessory uses to any of the above allowable uses Other that may be allowed by the commission
The The afor aforem emen enti tion oned ed allo allowa wabl ble e uses uses are are gear geared ed towa toward rds s prov provid idin ing g vari varieg egat ated ed activities/facilities which could adequately support a city/town of its needs/requirements
ad at the time provide self-sustenance and diversity through intensity and multiplicity functions/activities in the commercial center. 3.2.4 Common areas. The following common areas shall provided for within the commercial center: Streets. Adequate and safe means of vehicular and pedestrian circulation, sewerage/drainage and planting strips. Walks. Paved walks for convenient and safe access to store areas from streets and parking parking areas and from store store area/off area/offices ices to parks and playgrounds. Parks Parks and playgro playground und.. Recreati Recreationa onall areas areas located located at strategi strategic c places places and and easil easily y acces accessib sible le to all eithe eitherr throu through gh stree streets ts or pedestrian walkways. Parking. Off-street parking facilities which are of two types: the surface surface lots and the multi-floor multi-floor structure structures s (ramp (ramp garages garages and mechanical parking devices) •
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On-street parking is discouraged discouraged especially along main circulation routes. Parking must be distributed for convenience to stores having the largest number of customers during peak hours; farthest space should not be more than 100 meters from the store. Provision for parking space for buses and service trucks shall also be taken into consideration. •
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Terminal. Area for bus/jeep terminal shall be provided at strategic locations of the commercial center. Utilities/Services. Area for utilities/equipment such as power substation, water tanks and pumps, public toilet, etc. shall be provided and designated in the plan.
3.2.5 Access Points. The commercial Center shall be served by a public mass transport system by providing loading/unloading areas for service lanes. Service approaches shall be constructed at main entry and exit points to provide safe diversion from and immersion to amin traffic flow. 3.3 Site Alteration/preservation 3.3.1 3.3.1 Cleari Clearing ng and and gradi grading ng.. Cleari Clearing ng shall shall be unde underta rtaken ken to elimi elimina nate te site site obstruction but with care as to cause no damage to adjacent properties and to the existing utilities in the site. 3.3.2 Cut and fill. Depression in the site which might from a collection area for rainwater or be a hazard to circulation or detrimental to pedestrian shall be filled up to an appropriate grade, or designed as an integral part of the park and open space system. Existing ground level should be retained wherever possible. 3.3.3 Preservation of site assets. Suitable trees, shrubs and desirable ground cover cover shall shall be preser preserved ved.. Where Where a good good quali quality ty top soil exist exists s in a buildable area, it shall be removed and preserved for finishing grades of yards, playground and parks. 3.3.4 Landscaping. Grass, shrubs, plants and other landscaping materials used for ground cover shall be of a variety appropriate for its intended use and location. They They shall shall be so plant planted ed as to provid provide e scree screenin ning g of unde undesir sirab able le views views and and mitig mitigati ation on of noise noise.. Spac Spacing ing of trees trees depe depend nds s on their their verie verietie ties s and and growing habits should therefore be carefully studied.
3.4 Utilities and Facilities 3.4.1 Water Supply Specific rules a. Whenev Whenever er possible possible,, water supply supply for commerc commercial ial center center shall shall be conne connecte cted d to an appro approved ved publi public c or commu communit nity y water water suppl supply y system provided such connection would not be prejudicial to the needs of the locality. b. When When connectio connection n to public public or communi community ty water supply supply system system is not possible nor practical, a centralized water supply system shall be provided with the following conditions: The The wate waterr sour source ce shal shalll be, be, as show shown n by init initia iall test tests s cond conduc ucte ted, d, suff suffic icie ient nt to meet meet the the comm commer erci cial al wate water r requirements requirements including other services requirements. requirements. The water, as shown by initial tests conducted, shall be safe and potable and that no hazard exists in the immediate vicinity that might reduce or pollute the supply/ source as certified by appropriate authority. An approval from the National Water Resources Council shall be required to operate a well. c. Water Water Suppl Supply y line line maybe maybe locate located d unde underr sidew sidewalk alk easem easemen ent, t, or under street. Minimum design requirements will locate it at least 3.5 meters from nearest sewer or gas main and above highest sewer or gas main. •
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Water Requirements a. Averag Average e daily daily demand demand.. Comm Commerc ercial ial center center shall shall provide provide water water equa equall to the avera average ge use use compu computed ted to 227 227 liters liters per per capit capita a (employee) per day. b. Fire protect protection ion demand demand.. A fire reserve reserve required required by local/d local/distri istrict ct fire department of INP shall be maintained. 3.4.2 Sewerage Disposal System •
Specific Rules a. Wher Where e avai availa lab ble, le, conn connec ecti tion on shal shalll be made made to an exis existi ting ng approved public sewerage system. b. Where Where a public public sewerage sewerage system system is not availa available, ble, a sewer sewer system system which meets the standards prescribed by the Commission shall be provided. •
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Septic Tanks. The location of a septic tank shall be at the lower point point of the the site site as possi possible ble.. Its functio function n is to retai retain n the raw sewage out of contact with air until anaerobic bacteria can break down the solids into gases and an effluent liquid.
3.4.3 Drainage system •
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Surface and sub-surface drainage system shall be provided for the proper disposal of storm and sub-surface water. Rain water shall be channeled to street gutters and unto a storm sewer. Storm Storm sewe sewerr shall shall be locat located ed at a dista distanc nce e from from curb curb line line to centerline of street always at the opposite side of the street from the water line.
3.4.4 Electrical Power supply Communications •
Street Lights. The commercial center shall be provided with street lighting with light poles distances measured at a maximum of 60
meters in between. The height of the street lights for roadway lighting shall be 9.0 meters. Lamps on walkways. Lamp on Walkways shall be provided with 36.0 meters distance between lamp posts. The height of the lamp on walkways shall be 3.6 meters. Wiri Wiring ng may be unde underg rgro roun und d or over overhe head ad.. Unde Underg rgro roun und d constr construct uction ion saves saves on main mainten tenan ance ce costs costs,, cause caused d by storm storm damage and tree trimming expenditures are eliminated. Where wires have to be overhead, pole lines may either be along streets or on easements rear lot lines. It may be desirable to keep pole lines out of the street since they are usually unsightly and interfere with street trees. Powe Powerr Supp Supply ly requir requirem emen ents. ts. Avera Average ge daily daily consu consump mptio tion n per per establishment is 18 kwh. Line voltage is 230 volt. The telephone and other wire communication systems including telegraph, fire and traffic signal controls and security alarm are vital to commercial centers such that their installation should be integrated with other utilities for economy and aesthetics. 3.4.5 Refuse Environmental Sanitation •
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The commercial center shall have a sanitary and efficient refuse collection and disposal system. Its operation shall be governed by Sanitation Code and local ordinances.
A close close coordin coordinatio ation n with the local local refuse refuse collecti collection on and disposal disposal services is necessary. Incinerators. Incinerators with pollution control devices to dispose cont contam amin inat ated ed rubb rubbis ish h may may be incl includ uded ed in the the faci facili liti ties es of a commercial center. •
Table 1. Recommended distances expressed in travel time of commercial center to different functional zones From Commercial Center
To Residential Recreational Educational Center Health facilities Police Station Fire Station Garb Garbag age e or Disp Dispos osal al area area
Travel Time (public transport) 15 to 30 minutes 5 minutes 15 minutes 10 to 20 minutes 5 minutes 3 to 5 minutes 15 to 20 minu minute tes s trav travel el of garbage truck (average of 5 kms.)
B. Design Requirements 1. Size of Commercial Center/Shopping Center a. Commercial Center Minimum size of commercial center shall be 12,890.0 sq.m. to serve a population of 30,000. The land shall be allocated as follows: a.1 Saleable Area a.2 Common areas a.2.1 Park a.2.2 Parking a.2.3 Streets a.2.4 facilities
70 % 30 % 3% 5% Variable Variable
The foregoing land allocation was arrived at by using minimum space standards for selected selected structu structures/e res/estab stablish lishmen ments ts deemed deemed to be essentia essentiall in a commerc commercial ial center. center. These are the following: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. hectares when included in the
Theater (seat capacity 500) Amusement Center Gas Station Commercial Condominium/Business Office Lodging House Memorial homes/Parlor Department Store/supermarket Public Library/Museum gallery Retail Shops Government Offices (branch or extension office) Bus/jeep Terminal Restaurant/eatery market (area of one hectare to be added to 1.289 commercial center)
Existing commercial areas applied for development into commercial centers shall be allowed to reduce the minimum size requirement provided that the reduction is due to the presence of selected structures/establishments enumerated in this section. Provided furthe furtherr that that said said struc structur tures es/es /estab tablis lishm hmen ents ts are withi within n the the limits limits of the propo propose sed d commercial center. Allowable reduction shall correspond only to lot area occupied by the existing structures/establishments. All other provisions of this standards and guidelines should be complied with. b. Shopping center Minimum area for a shopping center shall be 3,150 sq.m. Area od a unit/shop shall be 100 sq.m. or 10 m x 10 m. 2.Building Density Building density shall have a proportionate balance to the public open space and shall conform to the zoning ordinance of the locality. 3. Size of Blocks Block measurement shall have a minimum length of 150 meters and a minimum width of 32 meters. 4. Lot Size Lot size shall correspond correspond to the building occupancy requirements requirements of the National Building Code according to type of establishment. 5. Setbacks Setback Setback requiremen requirementt of buildin building g from property/lo property/lott lines lines shall shall conform conform to the National Building Code. 6. Parking Area requirement for common parking shall be five percent (5%) of Gross Area; average size of parking space is 12.0 square meter or 2.4 meters x 5 meters (exclusive of driveways). Passenger Passenger bus/jeep terminals for 1.289 hectares commercial commercial center shall be 560 sq.m. for at least six vehicles. Requirement for more than 1.289 hectares shall be as prescribed by the commission.
7. Streets a. Speci Specific ficati ation on of Stree Streets ts Type
Major Road Secondary road Service Road
Carriage -way (min.) 12.0
5 Grade (max.) 15%
Number Width of of Pavement Lanes 4 3.0
Side idewalk Plan lantin ting Strips 3.0
2.0
Total Roghtof-way 17.0
9.0
13 %
3
3.0
3,0
3,0
14.0
6.0
12 %
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3.0
2.0
2.0
10.0
b. Stree Streets ts shall shall be laid out out to interse intersect ct as nearl nearly y as possi possible ble at right right angles. angles. Number of streets intersecting at one point should be minimized. c. Dead end end streets should not be longer than 100 100 meters meters and must be be provided provided at the closed end with a turn-around turn-around having an inside roadway diameter of at least 12.0 meters. d. Corner Corner lot should should be cut off with with a 4 meter chord chord for streets streets with right-of right-of-way -way widths of 12.0 meters and width of 6 meters chord for streets with right-ofway widths of more than 12.0 meters. e. Bus Bus turnsturns-ou outt along along major major roads roads shall shall be provid provided ed with a minim minimum um of 3.0 meters width and 70.0 meters meters length. 8. Pedestrian Walkways/pathways Pathways Pathways shall have minimum width of 2.0 meters with maximum maximum tolerable slope of 25% and paved to connect road network and facilities within the center. 9. Parks Parks and other recreational spaces shall be 3% of the total land area properly landscaped and free from any risk or hazard. 10. Buffer A planting screen/buffer of 3.0 meters wide (minimum) may be provided along the the peri periph pher ery y of the the area area to dema demarc rcat ate e the the exte extent nt of grow growth th of the the cent center er.. The The screen/buffer screen/buffer shall be treated as an integral part of the open space element ans as such shall accessible to and utilized by the consumers.
