CEBU INSTITUTE OF TECHNOLOGY - UNIVERSITY

N. BACALSO AVENUE, CEBU CITY, PHILIPPINES

COLLEGE OF ENGINEERING AND ARCHITECTURE

DEPARTMENT OF ARCHITECTURE

A PROPOSED MID-RISE SERVICE APARTMENT

In partial requirement of the course requirement in

Architectural Design 05 - Space Planning 02

Presented to:

Ar. John Jeffer C. Manalo

Submitted by:

Dianne N. Evangelista

Marc Louie C. Roy

Derick John L. Villamor

 I. INTRODUCTION

The increasing demand for alternative accommodation options in the real estate
market has led to the emergence of the midrise service apartment concept, which offers a
unique blend of comfort, convenience, and affordability. In this project, we delve into the
significance and purpose of researching this growing sector, focusing on its relevance in
today's dynamic real estate landscape.

"Serviced apartments" represent a contemporary form of accommodation,

characterized by fully furnished units equipped with all the essential utilities and amenities
similar to those found in homes. These apartments cater to both short-term business trips and
extended vacations, providing guests with a home-like experience and their customary
creature comforts, thereby delivering exceptional value. Originating in the United States, the
serviced apartment industry has witnessed rapid expansion over the years, primarily owing to
its distinguishing features such as private kitchens, dishwashers, ovens, and an abundance of
space, distinguishing them from traditional hotel accommodations.

Despite potentially sacrificing some of the traditional aesthetic appeal associated

with hotels, the substantial savings and the added space make serviced apartments an
increasingly attractive option for a growing number of guests. Additionally, extended stays
often result in significant reductions in Value Added Tax (VAT), further enhancing the
cost-effectiveness of this alternative accommodation. Notably, serviced apartments not only
offer economic benefits but also provide superior quality compared to other types of
accommodations. Contemporary serviced apartments are meticulously designed to create
an ideal living environment, incorporating intricate outdoor and interior furnishings that
exude a personalized charm.

In this research endeavor, we aim to comprehensively outline the objectives and

scope of our study, analyzing the multifaceted aspects that contribute to the rising
prominence of midrise service apartments within the current real estate market. By exploring
the unique features and benefits offered by these accommodations, we seek to provide a
comprehensive understanding of their significance in catering to the evolving needs of
modern travelers and tenants.
 II. DESIGN PROBLEM

Design a Mid-Rise Serviced Apartment to provide studio, 1-bedroom, and 2-bedroom

accommodations. Distribution shall be approximately 50% studio (20 m'-30 m²),
30%1-bedroom (30 m²-40 m')and 20% 2-bedroom (40 m'-50 m¹) units. Parking facilities shall be
located within the building footprint on the ground floor and on the second floor if needed
with the residential units and amenities on the upper floors. A front desk/admin office,
security, standby generator set, mechanical room and electrical room are to be situated on
the ground floor. Appropriate space should be provided for required utilities (electrical and
plumbing chases). Emergency exits shall likewise be provided. A pool and a gym shall
likewise be provided.

III. DESIGN CONSIDERATION

Zoning and Regulations

Ensure compliance with local zoning laws and building regulations for mid-rise
structures, especially with respect to height limitations and land use.

Structural Integrity and Safety

Incorporate robust structural design and construction techniques to ensure

the safety and stability of the building, especially considering the additional loads
from amenities like parking building, the pool and gym.

Unit Distribution and Layout

Plan an efficient layout that optimally accommodates the specified unit

distribution while ensuring privacy and comfort for residents in each unit.

Parking Facilities

Design adequate and accessible parking facilities within the building's

footprint, adhering to parking standards and regulations. Include appropriate ramps,
lighting, and signage for efficient traffic flow.

Front Desk/Admin Office and Security

Allocate a visible and accessible area for the front desk and administrative
office. Integrate security features and systems to ensure the safety of residents and
property, including CCTV cameras, secure access points, and adequate lighting.
Standby Generator Set and Mechanical/Electrical Rooms

Allocate a well-ventilated space for the standby generator set, and plan for
adequately sized mechanical and electrical rooms for housing necessary equipment
and infrastructure, ensuring easy maintenance access and safety compliance.

Utilities Management

Design sufficient space for electrical and plumbing chases to accommodate

the necessary utility infrastructure, enabling efficient maintenance and repair works.

Emergency Exits and Evacuation Routes

Strategically locate emergency exits and create clear evacuation routes

throughout the building, ensuring compliance with fire safety regulations and
accessible routes for residents with disabilities.

Amenities (Pool and Gym)

Allocate suitable space for the pool and gym, considering safety protocols,
ventilation, and sanitation requirements. Include changing rooms, storage areas, and
other necessary facilities to enhance the resident experience.

Sustainability and Energy Efficiency

Integrate sustainable design practices, such as energy-efficient appliances,

water-saving fixtures, and renewable energy systems, to minimize the environmental
impact and reduce operational costs.

Aesthetics and Community Integration

Incorporate aesthetic elements that complement the surrounding

environment, and create communal spaces to foster a sense of community among
residents, promoting interaction and social engagement.

Accessibility and Universal Design

Ensure the building is accessible to people with disabilities, incorporating

features such as ramps, elevators, and wider doorways to facilitate easy movement
throughout the premises. Consider universal design principles to accommodate
diverse resident needs.
Soundproofing and Acoustic Considerations

Implement effective soundproofing measures to minimize noise transmission

between units and communal areas, ensuring a peaceful living environment for all
residents.

Waste Management and Recycling

Plan for efficient waste disposal and recycling facilities within the building,
encouraging sustainable waste management practices among residents and staff.
 IV. DATA GATHERING

TABLE VII.1. SCHEDULE OF PRINCIPAL, ACCESSORY AND CONDITIONAL USE/OCCUPANCY OF

BUILDING/STRUCTURE (page 66 of 246)

General Classification of USE

Use/Character of
Occupancy of Zoning

Building/Structure Classification

Principal Accessory Conditional

Group B - Residential Multi-family Residential R-5 - a

(Buildings, Structures, residential very high-density
Hotels and Apartments) buildings such as residential use or
condominium, occupancy,
Division B-1 high-rise characterized
residential mainly as a
buildings/structur medium-rise or
es, multi-level high-rise
apart-ments, condominium
tenements, mass building/structure
housing, etc. for exclusive use as
taller than five (5) multiple family
storeys but not dwelling
more than
twelve (12)
storeys
 TABLE VII.1. ALLOWABLE MAXIMUM TOTAL GROSS FLOOR AREA (TGFA) BASED ON THE ALLOWED
PERCENTAGE OF SITE OCCUPANCY (PSO) OF THE TOTAL LOT AREA (TLA) (page 87 of 246)

Character of Type of Allowable Maximum Total Gross Floor Area (TGFA)* by Type/ Location of
Use/ Building/ Lot
Occupancy Structure *Note: Building Height Limit (BHL) multiplied by the Allowable Maximum
Building Footprint (AMBF) expressed as a percentage (%) of the Total Lot
Area or TLA (with or without firewall). Figure subject to reduction to
comply with the floor area component of the Allowable Maximum
Volume of Building (AMVB). Refer to Table VII.1. to arrive at the
percentage (%) of TLA.

Interior Inside (or Corner Through Corner - Corner Lot

(or Rear) Regular) Lot Lot Through Abutting 3
Lot and Lot (see Fig. (see Lot or More
End Lot (see Fig. VIII.10. Fig.VIII.1 (see Fig. Streets,
(see Fig. VIII.9. Of Of Rule 1. Of VIII.12. Of etc.
VIII.8. And Rule VIII) VIII) Rule VIII) Rule VIII) Rivers, Etc.
VIII.5.14 of (see Fig.
Rule VIII) VIII.13. of
Rule VIII)

Residential Residential 5
GROUP A-l (R-5) 18x80% 18x80% 18x80% 18x80% 18x80% 18x80%

Figure VIII.4. (page 130 of 246)

TABLE VII.2. BUILDING HEIGHT LIMIT (BHL) BY TYPE OF USE OR OCCUPANCY (page 91 of 246)

Type of Building/ Structure

Character of Use Type of Number of allowable Meters above
or Occupancy Building/Structure storey/floors above highest grade
established grade

1. Residential Residential 5 (R-5) 12 - 18 36.00 - 54.00

TABLE VII.4. MINIMUM REQUIRED OFF-STREET (OFF-RROW) CUM ON-SITE PARKING SLOT,
PARKING AREA AND LOADING/UNLOADING SPACE REQUIREMENTS BY ALLOWED USE OR
OCCUPANCY (page 102 of 246)

Specific Uses or of Reference Uses or Minimum Required Parking Slot,

Occupancy (refer to Character of Occupancy Parking Area and Loading Space
Section 701 of this Rule) or Type of Buildings/ Requirements
Structures

GROUP B
2.1. Division B-1 Residential Hotels and One (1) car slot for every five (5)
Apartels units or a fraction thereof; and
one (1) bus parking slot for every
sixty (60) rooms/units or a fraction
thereof
 Table VIII.1. Reference Table of Maximum Allowable PSO, Maximum Allowable ISA, the
MACA, the Minimum USA and the TOSL by Type of Land Use Zoning per Lot (page 126 of 246)

% of Total Lot Area (TLA)

Maximum Minimum
Building/Structure Use Maximum Allowable ISA USA TOSL (ISA +
or Occupancy (or Duly-Approved Zoning b Allowable (Paved Open (Unpaved USA)
Land Use) a PSO c, d Spaces) Open
Spaces)

Residential Residential 5 (R-5)/ 70 e 20 10 30

Condominiums

AMBF = TLA x Maximum Percentage of Site Occupancy (PSO) = 5781.74 x 0.70 = 4047.22m²

Maximum Allowable ISA (Paved Open Spaces) = 5781.74 x 0.20 = 1156.35m²

Minimum USA (Unpaved Open Spaces) = 5781.74 x 0.10 = 578.17m²

Total Open Space within the Lot (TOSL) = ISA + USA = 1156.35 + 578.17= 1734.52m²

Maximum Allowable Construction Area (MACA) = PSO + ISA = 4047.22 + 1156.35 = 5203.57m²

Table VIII.2. Minimum Setbacks for Residential Buildings/Structures (page 132 of 246)

YARD Type of Residential Use/Occupancy

R - 5**** (meters)
FRONT 6.00
SIDE 3.00
REAR 3.00
 Table VII.G.3. Reference Table of Angles/Slopes* To Satisfy Natural Light and Ventilation
Requirements Along RROW and Front Yards (page 117 of 246)

Angle or Slope of Angular Plane Angle or Slope of Angular

Type of Use or Width of Road for Buildings/Structures Without Plane Buildings/Structure With
Occupancy Right-of-Way Projections** Projections*
(RROW)
Angle from Ratio (Slope) Angle from Ratio (Slope)
Centerline of Centerline of
RROW RROW
(Degrees) (Degree)

Residential 1 (R-1) 8.00 meters 46.5 9m:8.5m 50.0 7.5m: 6.25m

(1.06) (1.20)
10.00 meters 43.0 9m:9.5m 46.0 7.5m: 7.25m
(0.95) (1.03)
12.00 meters 40.0 9m:10.5m 43.0 7.5m: 8.25m
(0.86) (0.91)
14.00 meters 38.0 9m:11.5m 39.0 7.5m: 9.25m
(0.78) (0.81)
16.00 meters 35.0 9m:12.5m 36.0 7.5m: 10.25m
(0.72) (0.73)
18.00 meters 33.5 9m:13.5m 33.0 7.5m: 11.25m
(0.67) (0.67)
20.00 meters 31.0 9m:14.5m 32.0 7.5m: 12.25m
(0.62) (0.61)

NOTE:

* To be used for plotting the angular plane from the grade level centerline of the RROW. The
angular plane can also help determine the Allowable Maximum Volume of Building (AMVB)
as well as the alternative incremental setback lines. Only the uses/occupancies with the least
and heaviest developments (R-1 and C-3 respectively are shown). The angles/slopes of
angular planes for all other uses/occupancies in between can be extrapolated.

** Considered projections from the outermost face of the building/structure are eaves,
medias aguas (canopy for windows), cantilevers, heavy sign supports (only for applications
permitted or consistent with the Code) and the like.
Figure VIII.20. REAR AND SIDE INCREMENTAL SETBACK AND OFCB OF BUILDINGS/STRUCTURES
(page 136 of 246)
 V. NBCP COMPLIANCE

Structural Design:

RULE IV. Type of Construction

SECTION 401. Types of Construction

Type V - shall be four-hour fire-resistive throughout and the structural elements shall be
of steel, iron, concrete, or masonry construction.

Fire Safety:

RULE 1940

FIRE PROTECTION AND CONTROL

1941:General Provisions:

(1) All buildings for occupancy used shall be located in areas provided for by
applicable zoning regulations of the locality.

(2) Specific standards in design and construction, occupancy and use of buildings
and facilities shall be those prescribed by the Building Code of the Philippines.

(3) Fire tests of building materials and fire protection equipment used in any place of
employment shall be those provided for the Fire Code of the Philippines.

(4) Standards for the design and installation of Indoor, outdoor general storage,
sprinkler system and fire protection system shall be those provided for by Chapter 9 of
the Philippine Society of Mechanical Engineers (PSME) Code.

Accessibility:

SECTION 1207. Stairs, Exits, and Occupant Load

2. Exits

b. Width. The total width of exits in meters shall not be less than the total
occupant load served divided by one hundred sixty five (165). Such width of
exits shall be divided approximately equally among the separate exits.

The total exit width required from any storey of a building shall be determined
by using the occupant load of that storey plus the percentage of the
occupant loads of floors which exits through the level under consideration as
follows: 50% of the occupant load in the first adjacent storey above (and the
first adjacent storey below when a storey below exits through the level under
consideration) and 25% of the occupant load in the storey immediately
beyond the first adjacent storey. The maximum exit width from any storey of a
building shall be maintained.

c. Arrangement of Exits. If only two (2) exits are required, they shall be placed
a distance apart to not less than one-fifth (1/5) of the perimeter of the area
served measured in a straight line between exits. Where three (3) or more exits
are required, they shall be arranged a reasonable distance apart so that if
one becomes blocked, the others will be available.

5. Stairways

a. Width. Stairways serving an occupant load of more than fifty (50) shall not
be less than 1.10 meters. Stairways serving an occupant load of fifty (50) or less
may be 900 millimeters wide. Private stairways serving an occupant load of
less than ten (10) may be 750 millimeters. Trim and handrails shall not reduce
the required width by more than 100 millimeters.

b. Rise and Run. The rise of every step in a stairway shall not exceed 200
millimeters and the run shall not be less than 250 millimeters. The maximum
variations in the height of risers and the width of treads in any one flight shall
be 5 millimeters: Except, in case of private stairways serving an occupant load
of less than ten (10), the rise may be 200 millimeters and the run may be 250
millimeters,

except as provided in sub-paragraph (c) below

e. Landings. Every landing shall have a dimension measured in the direction of

travel equal to the width of the stairway. Such dimensions need not exceed
1.20 meters when the stairs have a straight run. Landings when provided shall
not be reduced in width by more than 100 millimeters by a door when fully
open.

f. Basement Stairways. Where a basement stairway and a stairway to an

upper storey terminate in the same exit enclosure, an approved barrier shall
be provided to prevent persons from continuing on to the basements.
Directional exit signs shall be provided as specified in the Code.

g. Distance Between Landings. There shall be not more than 3.60 meters
vertical distance between landings

h. Handrails. Stairways shall have handrails on each side and every stairway
required to be more than 3.00 meters in width shall be provided with not less
than one intermediate handrail for each 3.00 meters of required width.
 Intermediate handrails shall be spaced approximately equal within the entire
width of the stairway.

i. Stairway Construction - Interior. Interior stairways shall be constructed as

specified in this Code. Where there is enclosed usable space under the stairs
the walls and soffits of the enclosed space shall be protected on the enclosed
side as required for one-hour fire resistive construction.

Ventilation and Lighting:

SECTION 805. Ceiling Heights

(a) Habitable rooms provided with artificial ventilation shall have ceiling heights not
less than 2.40 meters measured from the floor to the ceiling; Provided that for
buildings of more than one storey, the minimum ceiling height of the first storey shall
be 2.70 meters and that for the second storey 2.40 meters and succeeding storeys
shall have an unobstructed typical head-room clearance of not less than 2.10 meters
above the finished floor. Above stated rooms with natural ventilation shall have
ceiling heights not less than 2.70 meters.

Parking Space Design:

Amended Rules and Regulations Implementing the Law to Enhance Mobility of

Disabled Person:

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 car

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

Electrical and Mechanical Systems:

Compliance with electrical and mechanical system standards, including proper

wiring, lighting, and ventilation systems.Adequate power supply and backup systems,
if necessary.

Signage and Wayfinding:

SECTION 2005. Projections and Clearances

(a) Clearances from High Voltage Power Lines – Clearances of signs from high
voltage power lines shall be in accordance with the Philippine Electrical Code.

(b) Clearances from Fire Escapes, Exits, or Standpipes – No signs or sign structures shall
be erected in such a manner that any portion of its surface or supports will interfere in
any way with the free use of any fire escape, exit, or standpipe.

(c) Obstruction of Openings. No sign shall obstruct any opening to such an extent
that light or ventilation is reduced to a point below that required by this Code. Signs
erected within 1.50 meters of an exterior wall in which there are openings within the
area of the sign shall be constructed of incombustible material or approved plastics.

Wastewater Management:

SECTION 903. Wastewater Disposal System

1. Sanitary sewage from buildings and neutralized or pre-treated industrial

wastewater shall be discharged directly into the nearest street sanitary sewer main of
existing municipal or city sanitary sewerage system in accordance with the criteria set
by the Code on Sanitation of the Philippines and the Department of Environment and
Natural Resources (DENR).

2. All buildings located in areas where there are no available sanitary sewerage
system shall dispose their sewage to “Imhoff” or septic tank and subsurface
absorption field or to a suitable waste water treatment plant or disposal system in
accordance with the Code on Sanitation of the Philippines and the Revised National
Plumbing Code of the Philippines.

Drainage and Stormwater Management:

SECTION 904. Storm Drainage System

1. Rainwater drainage shall not discharge to the sanitary sewer system.

 VI. INTEGRATION OF FACILITIES

‌Zoning and Land Use Regulations

Ensure compliance with local zoning regulations and land use policies to determine
the allowed land use and building height in the designated area.

‌Building Height Restrictions

Adhere to building height limitations imposed by local zoning ordinances, ensuring

the mid-rise building complies with these restrictions.

‌Parking Requirements

Calculate the required number of parking spaces based on the NBCP and local
regulations, considering the building's size and the number of residential units.

Accessibility Compliance (Accessibility Law, BP 344)

Ensure that the building is designed to be accessible to persons with disabilities,

following the guidelines specified in the Accessibility Law (BP 344).

Elevators shall be installed in all private and public buildings for public use accessible
to disabled persons, pursuant to the objectives of Batas 344 (Accessibility Law)

‌Fire Safety and Egress

Incorporate fire safety measures and provide clearly marked and accessible
emergency exits in compliance with the NBCP's fire safety standards.

‌Structural Integrity (National Structural Code of the Philippines)

Design the building's structure to meet the requirements of the National Structural
Code of the Philippines to ensure structural safety and integrity.

‌Electrical and Plumbing Codes

Follow electrical and plumbing codes and standards to design safe and efficient
systems, including electrical and plumbing chases.

‌Mechanical Systems Compliance

Ensure that mechanical systems, including HVAC, ventilation, and elevators, meet
NBCP requirements and standards for safety and performance.
Emergency Power Supply (RA 9514 - Fire Code of the Philippines)

Comply with the Fire Code of the Philippines (RA 9514) by providing emergency
power supply, such as the standby generator set, to support life safety systems during
power outages.

Environmental Regulations (RA 8749 - Clean Air Act, RA 9003 - Ecological Solid Waste
Management Act)

Adhere to environmental laws and standards, including those related to air quality
and waste management.

Swimming Pool and Gym Safety Standards

Design the pool and gym areas to meet safety and health standards for recreational
facilities, including proper drainage and equipment safety.

Energy Efficiency and Green Building Standards

Consider energy-efficient design principles and materials to reduce the building's

environmental impact and promote sustainability.

Aesthetic and Design Review (Local Aesthetics Board, if applicable)

Comply with local design and aesthetic review boards, if applicable, to ensure the
building's design aligns with local aesthetics.

Noise and Vibration Control

Implement measures for noise and vibration control to minimize disturbances within
the building and to neighboring properties.

Waste Disposal and Recycling Facilities

Plan for waste disposal and recycling facilities to comply with waste management
regulations, including RA 9003.
VII. CONCLUSION

To conclude, this research paper has provided a thorough examination of the

significance and purpose behind studying the midrise serviced apartment concept, an
increasingly influential trend in the real estate market. As the demand for alternative
accommodation options continues to surge, these midrise serviced apartments offer a
distinctive blend of comfort, convenience, and affordability, meeting the evolving needs of
modern travelers and tenants.

The research project has thoroughly outlined the key factors in designing mid rise
serviced apartments, including zoning and regulations, structural integrity, unit layout,
parking, front desk/admin facilities, security, utilities, emergency measures, and amenities. It
has also addressed sustainability, aesthetics, accessibility, noise control, and waste
management. Additionally, the research emphasizes the importance of integrating various
facilities and complying with local and national codes and regulations, ensuring the safety,
accessibility, and sustainability of mid rise serviced apartment buildings, covering areas such
as zoning, building height, parking, accessibility, fire safety, structural integrity, utility
compliance, emergency power supply, environmental regulations, safety standards for
amenities, energy efficiency, design, noise control, and waste disposal.

By gaining a comprehensive understanding of these design considerations and

regulatory aspects, developers, architects, and real estate industry stakeholders can
effectively create midrise serviced apartment buildings that not only meet the increasing
demand for alternative accommodations but also provide secure, comfortable, and
sustainable living environments for residents and guests. This research project has made a
significant contribution by shedding light on the multifaceted factors driving the growing
prominence of mid rise serviced apartments within the dynamic real estate landscape.In
conclusion, this research project has provided a comprehensive exploration into the
emerging trend of mid rise serviced apartments within the dynamic real estate market. The
increasing demand for alternative accommodation options has given rise to the popularity
of serviced apartments, offering a unique blend of comfort, convenience, and affordability.
VIII. REFERENCES

Philippines Philippines Task Force for National Building Code & Philippines Department of
Public Works Transportation and Communications. (1977). National Building Code of the
Philippines. Dept. of Public Works Transportation and Communications.

Philippines. (2005). Fire code of the Philippines : with implementing rules and regulations :
Presidential Decree No. 1185. Published & distributed by A.V.B. Print. Press.

National Fire Protection Association, Society of Fire Protection Engineers, & Books24x7, Inc.
(2002). SFPE handbook of fire protection engineering, third edition (3rd ed.). National Fire
Protection Association ; Society of Fire Protection Engineers.