DESIGN STANDARD GUIDELINES - AYALA CENTER

THE AYALA CENTER DEVELOPMENT HANDBOOK

ANNA MA. MARGARITA DY MYRNA CRUZ-FERNANDEZ MEL IGNACIO MELISSA GIL
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP

STEPHANIE J. LINGAD MITCH DUMLAO MAY FLORENTINO LEYA MOYA
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP

DIANE MALONZO A.C. OCAMPO AL LEGASPI MITA MONTINOLA
ALI-SLMG ALI-AMG ALI-AHI ALI-IDG

JOEL LUNA DAVE BLAS EILEEN ESCOBIDO SHERWIN VINOYA
ALI-IDG ALI-IDG ALI-AHI ACA

JAY CANIZA YENG TUPAZ EDWIN YABUT ORLY PAULE
ALI-IDG ALI-ALVEO ALI-IDG ACA

FIONA SANTOS GILBERT BERBA
ALI-IDG ALI-IDG

PREPARED FOR ALI / IDG
BY ARCHITECTS KINTANAR, SANTAMARIA AND ESTALILLA
NOVEMBER 15, 2011 FINAL DRAFT

TABLE OF THE AYALA CENTER DEVELOPMENT HANDBOOK
CONTENTS
Table of Contents

VOLUME 1:
GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

SECTION General Conditions SECTION The Ayala Center Master Plan

1.0 2.0

The Ayala Center 2 Purpose and Intent 5
The Ayala Center Development Handbook 5
General Conditions 2 Coverage
Definition of Terms 5
2 The Ayala Center Master Plan
3

Land Use Concepts 5

Floor Area Ratios 5

Road/Street Hierarchy 6
Road /Street Types 6
Vehicular Street Access 6
Street Orientation 6
Intermodal Stations and Public Transport Stops 6

Plazas and Gardens 6
7
Gardens, Plazas, and Outdoor Rooms
Within Owner’s or Lessee's Property 7

Landscaped Path Walks

Pedestrian Corridor 7

SECTION Glossary 8

3.0

ii

TABLE OF THE AYALA CENTER DEVELOPMENT HANDBOOK
CONTENTS
Table of Contents

V O L U M E 2:
DESIGN RULES AND REGULATIONS

SECTION Urban Design SECTION Architecture SECTION Lighting SECTION Utilities Infrastructure
6.0 and Emergency Services
1.0 2.0 4.0

Purpose and Intent 2 Purpose and Intent 14 Purpose and Intent 26 Purpose and Intent 42
Coverage 2 Coverage 14 Coverage 26 Coverage 42

Circulation System 2 Building Area Limitations 14 Lighting Considerations 26 Utilities Infrastructure 42
Vehicular Circulation 2 43
Public Transit 2 Site Constraints 18 SECTION Environmental Water Supply 43
Streets 2 Building Line 18
Street Section and Roadway Standards 4 Basement Buildable Area 18 5.0 Graphics and Signage Sewerage and Storm
Intersection Standards 4 Water Drainage
Lay-Bys/Stopping Lane 4 Building Design 18 Purpose and Intent 28
Pedestrian Circulation 5 Façade 18 Coverage 28 Power Supply 43
Building Entrances 19 28 Telecommunications 44
7 CCTV 44
Outdoor Spaces 7 Building and Podium Roofs General Environmental Graphics and 31 Solid Waste 44
Public Outdoor Spaces 7 Rooftop Equipment and Accessories 20 Signage Guidelines 32
Private Outdoor Spaces 8 20 34 Air-Conditioning System 45
Podium and Building Roof Decks Service Areas Fuel Restriction 45
8 Vehicular Access Signage Specifications Liquefied Petroleum Gas 45
Buildings 8 20 Fire Protection 45
Pedestrian Bridges 9 Emergency Access 46
Soffits at Exterior 10 Building Identification
Automobile Drop-Off or Porte-cocheres 11 21
Pedestrian Entrances 11
Vehicular Entrances Commercial Lessee Identification

SECTION Landscaping Arcade Blade Signage 35

3.0

Purpose and Intent 23 Parking Identification 36
Coverage 37
23 Entertainment Marquee
38
Safety 23 Advertising Signage 39
Softscape 40
Fences, Walls, Hedges 23 Building Façade 40
Gardens, Plazas and Outdoor Rooms
23 Banners on Poles
At Storefront

24
Project Marketing Signage

Streetscapes 24

iii

TABLE OF THE AYALA CENTER DEVELOPMENT HANDBOOK
CONTENTS
Table of Contents

V O L U M E 3:
DESIGN GUIDELINES

SECTION Urban Design SECTION Landscaping SECTION Environmental Graphics
10 5.0 and Signage
1.0 3.0
10 Purpose and Intent
Purpose and Intent 2 Purpose and Intent 10 Coverage 19
Coverage 2 Coverage 11 General Signage Guidelines 19
11 Signage Types and Classifications 19
Vehicular Street Access 2 Landscape Design Strategies 12 Sign Types and Zones Map 19
2 Hardscape 12 21
Street Orientation 2 Softscape 13
3 Fences, Walls, Hedges 13 iv
Intermodal Stations and Public Transport Stops 3 Gardens, Plazas and Outdoor Rooms
3 Outdoor Environmental Art 15
Gardens, Plazas, and Outdoor Rooms 15
15
Landscaped Pathwalks 16
17
Pedestrian Corridor

SECTION Architecture Streetscapes

2.0

Purpose and Intent 5 SECTION Lighting
Coverage 5
4.0

Purpose and Intent

Building Design 5 Coverage
Building Character
Security 5
Building Materials 5 Lighting Considerations
Façade
Underground Parking 6 Lighting Standards
Commercial Spaces and Storefronts
6
6 Recommended Lux Levels

7

Building and Podium Roofs 7
Service Areas
7

Vehicular Access 8

TABLE OF THE AYALA CENTER DEVELOPMENT HANDBOOK
CONTENTS
Table of Contents

V O L U M E 4:
CONSTRUCTION RULES AND REGULATIONS

SECTION General Conditions for Construction SECTION Construction Rules and Regulations

1.0 2.0

Purpose and Intent 2 Owner’s or Lessee’s Areas of Responsibility 5
Coverage 2 during Construction

General Conditions for Construction 2 Site Logistics 5

Site Services, Temporary Facilities and Utilities 7

Board-up, Fences, Canopies 9

Demolition 17
Site Security and Safety 24

Site Hoarding, Excavation and Dewatering 25

Emergency Plans 25

Protection of Adjacent Areas 26

Traffic Control 27

Safety Nets and Catch Boards 28

Obstruction-free Streets, Sidewalks 28

Work Limitations and Stoppage 29

Construction Workers and Personnel 29

Occupational Health and Safety 30

Safe Work Practices 33

v

VOLUME 1
SECTION 1.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE
AYA L A C E N T E R M A S T E R P L A N

SECTION General Conditions INSIDE THIS SECTION

1.0

The Ayala Center 2
The Ayala Center 2

Development Handbook 2
General Conditions 3
Definition of Terms

ANNA MA. MARGARITA DY MYRNA CRUZ-FERNANDEZ MEL IGNACIO MELISSA GIL
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP

STEPHANIE J. LINGAD MITCH DUMLAO MAY FLORENTINO LEYA MOYA
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP

DIANE MALONZO A.C. OCAMPO AL LEGASPI MITA MONTINOLA
ALI-SLMG ALI-AMG ALI-AHI ALI-IDG

JOEL LUNA DAVE BLAS EILEEN ESCOBIDO SHERWIN VINOYA
ALI-IDG ALI-IDG ALI-AHI ACA

JAY CANIZA YENG TUPAZ EDWIN YABUT ORLY PAULE
ALI-IDG ALI-ALVEO ALI-IDG ACA

FIONA SANTOS GILBERT BERBA
ALI-IDG ALI-IDG

PREPARED FOR ALI / IDG
BY ARCHITECTS KINTANAR, SANTAMARIA AND ESTALILLA
NOVEMBER 15, 2011 FINAL DRAFT

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION General Conditions
SECTION 1.0
1.0

1.1 The Ayala Center 1.2.1.5 assure current occupants, as well as developers expressing
interest in future opportunities, that the Ayala Center shall
maintain its status as a premier urban development.

1.1.1 The Ayala Center shall be developed in accordance to the Ayala 1.2.2 The Ayala Center Development Handbook shall cover all building SECTION
Center Master Plan and shall be subject to the rules and regulations,
standards and guidelines of the Ayala Land Inc. as set forth in the types and land uses, including new developments, renovations, 1.0
Ayala Center Development Handbook. rehabilitations, and redevelopments.

1.1.2 The Ayala Center covers an area of 37.55 hectares located in the 1.2.3 The Ayala Center Development Handbook is comprised of the
heart of the Makati Central Business District. It is bounded by the following volumes:
following major arteries: Volume 1: General Conditions and The Ayala Center Master Plan;
Volume 2: Design Rules and Regulations;
1.1.2.1 EDSA Volume 3: Design Standards and Guidelines;
1.1.2.2 Ayala Avenue Volume 4: Construction Rules and Regulations;
1.1.2.3 Antonio Arnaiz Avenue Volume 5: Lot Specific Guidelines; and
1.1.2.4 Paseo de Roxas Volume 6: Development Review and Approval Process

1.2 The Ayala Center 1.3 General Conditions
Development Handbook (The ACDH)
1.3.1 Governing Regulations—All developments, buildings and structures
1.2.1 The Ayala Center Development Handbook (The ACDH) aims to: within the Ayala Center must comply with:

1.2.1.1 help create integrated, functional, and dynamic quality built 1.3.1.1 The Ayala Center Development Handbook;
environments that enhance the character and livability of the 1.3.1.2 The National Building Code of the Philippines;
Ayala Center within the development framework established in
the Ayala Center Master Plan. 1.3.1.3 The various planning and safety codes of the Philippines and
Makati City—including all laws, rules, and regulations,
1.2.1.2 provide design parameters for different projects: new
development, renovation, rehabilitation, and redevelopment. ordinances, design and development standards, codes and other

applicable legislation.

1.2.1.3 outline standards and guidelines that consider construction, 1.3.2 The provisions of The Ayala Center Development Handbook are not
intended to conflict with the minimum local government planning
operations, traffic, safety, maintenance, and sustainability of and building standards. Where conflicts exist, the more stringent
the Ayala Center’s resources. rule or regulation shall govern.

1.2.1.4 set acceptable limits and define the character of present and VOLUME 1
future development, as well as establish details that assure
consistency in design quality given that development will PAGE 2
evolve in phases over a span of time.

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION General Conditions
SECTION 1.0
1.0

1.3.3 Any Section or Volume of this Handbook shall be cross-referenced with 1.4 Definit io n o f Te r ms
all other Volumes of The Ayala Center Development Handbook, as
follows: “Ayala Center Association” or “ACA” shall mean a non-stock corporation SECTION
Volume 1: General Conditions and The Ayala Center Master Plan; organized under the laws of the Philippines, formed by the individual
Volume 2: Design Rules and Regulations; homeowners for their subdivision, and/or formed by the individual unit 1.0
Volume 3: Design Standards and Guidelines; owners of a condominium, and/or formed by the different building
Volume 4: Construction Rules and Regulations; owners of a Business District, and/or the different associations in the
Volume 5: Lot Specific Guidelines; and Ayala Center forming the Ayala Center Association (ACA);
Volume 6: Development Review and Approval Process

Where conflicts exist, the more stringent provision shall govern. “Ayala Land, Inc.” or “ALI” shall refer to the master developer of the whole
Ayala Center or its duly authorized representatives;
1.3.4 All submissions required by the Ayala Center Association (ACA) shall
follow the Development Review and Approval Process, as stated in “Ayala Center Development Handbook” or “ACDH” that aims to help create
Volume 6 of The Ayala Center Development Handbook. integrated, functional, and dynamic quality built environments that
enhance the character and livability of the Ayala Center within the
1.3.5 The ACA reserves the right to approve or disapprove the design of any development framework established in the Ayala Center Master Plan,
development, building or structure to be developed, redeveloped, provide design parameters for different projects: new development,
renovated, and/or rehabilitated within the Ayala Center. renovation, rehabilitation, and redevelopment, and to outline standards
and guidelines that consider construction, operations, traffic, safety,
1.3.6 If owner or lessee has any concern regarding the provisions of The Ayala maintenance, and sustainability of the Ayala Center’s resources;
Center Development Handbook, a written query may be addressed to
the ACA.

1.3.7 The ACA reserves the right to modify provisions of The Ayala Center “Owner or Lessee” shall refer to any person or entity that is in actual or
Development Handbook when it deems if necessary. constructive possession of any lot under a contract of lease with the
Declarant or a Lot Owner. ''Lessee'' shall include a sub-lessee;
1.3.8 The Ayala Center Development Handbook provisions apply to new and
existing developments. Existing developments shall be given by the
ACA a reasonable grace period to comply with the new provisions.

-END OF SECTION-

VOLUME 1

PAGE 3

VOLUME 1
SECTION 2.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE
AYA L A C E N T E R M A S T E R P L A N

SECTION The Ayala Center Master Plan INSIDE THIS SECTION

2.0 Purpose and Intent 5
Coverage 5

The Ayala Center Master Plan 5

Land Use Concepts 5

Floor Area Ratios 5

Road/Street Hierarchy 6
Road /Street Types 6
Vehicular Street Access 6
Street Orientation 6
Intermodal Stations and 6
Public Transport Stops

Plazas and Gardens 6
Gardens, Plazas, and 7
Outdoor Rooms
Within Owner’s or 7

Lessee's Property 7
Landscaped Path Walks

Pedestrian Corridor 7

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.1 Purpose and Intent 2.3.2 The Master Plan aims to:
2.3.2.1 enhance land values within the Ayala Center;
2.1.1 This section gives an overview of the Ayala Center Master Plan and its 2.3.2.2 transform the Ayala Center into a more
design strategies—from the predominance of mixed use as a land use progressive mixed-use environment for shopping, living,
concept, controlling density and bulk by setting floor area ratios, working and entertainment at par with the best in the world;
establishing connectivity through a hierarchy of roads, and enhancing
the pedestrian environment by paying attention to gardens and 2 . 02.3.2.3 rationalize vehicular and pedestrian links within and around the SECTION
outdoor rooms, and the corridors and path walks that connect them. Ayala Center;
2.3.2.4 allow more opportunities for landscaped outdoor space and
2.2.1 The Ayala Center Master Plan defines the character of present and
future development in the Ayala Center. recreation;
2.3.2.5 lead sustainability initiatives for the Makati Central Business
2.2.2 Given that the Ayala Center will evolve in phases over a span of time,
the details that lead to consistency in design quality are established District (CBD) developments.
here so that the Ayala Center shall maintain its status as a premier
urban development. 2.4 Land Use Concepts

2.2 Coverage See Figure 2.4.1 Land Use Map; Page 8

2.2.1 This Section shall cover all building types and land uses, including new 2.4.1 Mixed Use. The Ayala Center is envisioned as a thriving and
and existing developments. vibrant mixed-use development, with physically and functionally
integrated residential and commercial uses—including retail,
offices, residential condominiums, hotels and serviced apartments.

2.3 The Ayala Center Master Plan 2.5 Floor Area Ratios

See Figure 2.3.1 The Ayala Center Master Plan; Page 7 See Figure 2.5.1 Floor Area Ratios Map; Page 9

2.3.1 The Master Plan provides a development framework for the Ayala 2.5.1 Floor area ratios (“FAR”), the principal bulk regulation controlling
Center. All existing and new developments shall be consistent with the size of buildings, are shown on the FAR map. FAR is 16 for all
this Plan. parcels and lots within the Ayala Center.

VOLUME 1

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.6 Road Network

See Figure 2.6.1 Road and Street Hierarchy Map; Page 10

2.6.1 The Master Plan rationalizes vehicular and pedestrian links within SECTION
and around the Ayala Center by developing and maintaining a clear
hierarchy of streets and pathways, from peripheral roads to 2.0
connector roads, promenade or green streets to plaza streets.

2.7 Plazas and Gardens

See Figure 2.7.1 Plazas and Gardens Map; Page 11

2.7.1 Gardens, plazas and outdoor rooms provide green spaces for
recreation, relaxation and people watching, improve pedestrian
safety, attract business investments and tourism, provide cultural
opportunities, encourage a sense of community, and contribute to
the identity of the development.

2.8 Pedestrian Corridor

See Figure 2.8.1 Pedestrian Corridor Map; Page 12

2.8.1 Pedestrian Corridor

2.8.1.1 The pedestrian corridor is a network of path walks
characterized by heavy pedestrian usage. This may include
outdoor path walks, arcades, covered walkways, and VOLUME 1
passageways through building groupings.
PAGE 6

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.3 The Ayala Center Master Plan

SECTION

2.0

Figure 2.3.1: The Ayala Center Master Plan VOLUME 1

Basic Parcel Map showing blocks, lots, and parcels PAGE 7
within Ayala Center

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.4 Land Use Concepts

SECTION

2.0

Figure 2.4.1: The Ayala Center Land Use Map VOLUME 1

The Ayala Center land uses: hotel and serviced PAGE 8
apartments, residential, office, department stores, public
usage, & mixed-use.

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.5 Fl oor A rea Ratios ( F.A.R .)

SECTION

2.0

Figure 2.5.1: Floor Area Ratios Map VOLUME 1

Floor Area Ratio (“FAR”) controls for the lots and parcels PAGE 9

within the Ayala Center. The FAR for the Ayala Center is 16

(sixteen).

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.6 Street Network

SECTION

2.0

Figure 2.6.1: Road and Street Hierarchy Map

Hierarchy of roads—peripheral roads, connector roads,

promenade or green streets, plaza streets

VOLUME 1

PAGE 10

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.7 Plazas and Gardens

SECTION

2.0

Figure 2.7.1: Plazas and Gardens Map

Gardens and plazas are located at the core of building
groupings and are linked with the pedestrian network.

VOLUME 1

PAGE 11

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION The Ayala Center Master Plan
SECTION 2.0
2.0

2.8 Pedestrian Corridor

SECTION

2.0

Figure 2.8.1: Pedestrian Corridor Map VOLUME 1

Walkways diagram PAGE 12

-END OF SECTION-

VOLUME 1
SECTION 3.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE
AYA L A C E N T E R M A S T E R P L A N

SECTION

Glossary3.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION Glossary
SECTION 3.0
3.0

“Alteration” shall refer to construction projects comprising revisions within “Building Line” shall refer a line defined by local ordinances or by the ACDH,
or to prescribed elements of an existing structure; beyond which structures may not be erected;

“Ayala Center Association” or “ACA” shall mean a non-stock corporation “Building Setback” shall refer to the minimum distance between a reference
organized under the laws of the Philippines, formed by the individual line (usually the property line) and a building or portion thereof, as
homeowners for their subdivision, and/or formed by the individual unit required by ordinance, code or these guidelines;
owners of a condominium, and/or formed by the different building
owners of a Business District, and/or the different associations in the “Canopy” shall mean a covered area which extends from the wall of a SECTION
Ayala Center forming the Ayala Center Association (ACA); building, protecting an entrance or loading dock;
3.0
“Ayala Land, Inc.” or “ALI” shall refer to the master developer of the whole “Cistern” shall refer to a waterproof receptacle for holding water that are
Ayala Center or its duly authorized representatives; usually built to catch and store rainwater;

“Ayala Center Development Handbook” or “ACDH” that aims to help create “Common Areas and Facilities” shall refer to parks and open spaces, reserved
integrated, functional, and dynamic quality built environments that lots, lakes, creeks and ravine areas covered by easements and reserved
enhance the character and livability of the Ayala Center within the access lots as defined in this Deed;
development framework established in the Ayala Center Master Plan,
provide design parameters for different projects: new development, “Contractor” shall refer to a person or group of persons who undertakes
renovation, rehabilitation, and redevelopment, and to outline standards responsibility for the performance of construction work;
and guidelines that consider construction, operations, traffic, safety,
maintenance, and sustainability of the Ayala Center’s resources; “Crosswalk” shall mean an area across a street or road especially designated
for pedestrians by special markings or paving materials;
“Arcade” shall refer to a covered walk enclosed by a line of arches on one or
both sides usually attached to a building; “Curb Cut” shall refer to a break in the curb, sidewalk or traffic island
provided with an inclined surface to facilitate mobility of vehicles,
“Berm” shall refer to a raised landscaped area that separates two areas or is wheelchairs, carriages and other similar conveyances;
used as a barrier;
“Days” shall automatically mean “calendar days”, unless otherwise specified;
“Bollard” shall refer to a structure that can be used to control or direct traffic,
or as short post-like light fixtures; “Declarant” shall refer to Ayala Land, Inc., the Master Developers of the
Ayala Center, or its duly authorized representatives;
“Building Footprint” shall refer to the gross ground floor area of the building
occupying the lot; VOLUME 1

PAGE 14

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION Glossary
SECTION 3.0
3.0

“Demolition” shall refer to the systematic destruction of a building, all or in “Façade” shall refer to the exterior face of a building which is the
part. architectural front, sometimes distinguished from the other faces by
elaboration of architectural or ornamental details;
“Developer” shall refer to the entity or institution who has acquired a Lot
within the Ayala Center either through cash purchase or thru a joint “Floor Area Ratio” or "FAR" is the ratio between the gross floor area of a
venture or joint development agreement; for the purpose of building and the area of the lot on which it stands, determined by
developing it for sale or lease to third parties; dividing the Gross Floor Area of the building and the area of the lot;

“Development” shall refer to the carrying out of a building, house, “Green Roof” is a roof of a building that is partially or completely SECTION
structure, engineering or other operations in, on, over or under covered with vegetation and a growing medium, planted over a
land, or the making of any material or substantial change in the use water proofing membrane. It may also include additional layers 3.0
of any buildings or land as approved by the Declarant; such as a root barrier and drainage and irrigation systems;

“Development Fees” shall refer to a one time charge imposed on the Lot “Gross Floor Area” or “GFA” shall refer to the area contained within the
Owner upon his application of a Construction Permit. This shall be external faces of the external walls (or in the absence of such walls
a reasonable amount per square meter of covered floor area of the the external perimeters) of any building or buildings to be erected
structure, as determined by the Declarant. The amounts shall go to on the lot measured at each floor or level (including any floor
a fund to be managed by the Association for the maintenance of the below the level of the ground), together with the area of each
common roads and areas of Ayala Center which may be subject to balcony in such building or buildings, which shall be circulated from
wear & tear by the passage of the Lot Owner’s construction the overall dimensions of the balcony (including the thickness of the
equipment; sides thereof);

“Easement” shall refer to an encumbrance imposed upon an immovable “Hardscape” shall refer to positioned inanimate outdoor surfaces,
for the benefit of a community, or one or more persons, or another including sidewalks, streets, parking lots, path walks, patios, paved
immovable belonging to a different owner; areas, arbors, pergolas, decks, water features, ponds, and rock
gardens;
“Elevated Walkway” shall refer to the raised pedestrian walks that
connect the different areas and buildings throughout the Ayala
Center;

“Excavation” shall mean the removal of earth from its natural position or VOLUME 1
a cavity resulting from the removal of earth;
PAGE 15

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION Glossary
SECTION 3.0
3.0

“Heat Island Effect” shall refer to the phenomenon that is caused wherein “Lessee” shall refer to any person or entity that is in actual or SECTION
there is a modification of the land surface by urban development constructive possession of any lot under a contract of lease with
which uses materials which effectively retain heat or wherein waste the Declarant or a Lot Owner. ''Lessee'' shall include a sub-lessee; 3.0
heat is generated by energy usage;
“Lot Buyer or Owner” shall include any person or entity, including a
“Hotel” shall refer to a building or a part thereof with rooms occupied or condominium corporation or a subdivision association or an
intended to be occupied for hire as a temporary abode of individuals institution, who is the registered owner of any lot within the Ayala
with a general kitchen and public dining room service, but no Center or a buyer under a contract to sell, a mortgagee or other
provision for cooking in any individual suite or room; security holder upon foreclosure of the mortgage or exercise of his
rights under the security arrangement, whether or not in actual
“Improvements” shall include buildings, streets, roads, driveways, possession of the lot;
parking areas, fences, screening walls and barriers, retaining walls,
stairs, decks, platforms, water lines, sewers, electrical, gas, “Lot Occupant” shall have the same meaning as “Lot Buyer or Owner”
telephone, telecommunications and cable facilities, hedges, and/or “Developer”;
windbreaks, plantings, planted trees and shrubs, poles, signs,
loading areas, and all other structures, installations and landscaping “Marquee” shall refer to a permanent roof-like shelter over an entrance
of every type and kind, whether above or below the land surface; to a building;

“Institutional Areas” shall refer to concert halls, libraries, museums, “Median” shall refer to the center island of a road right-of-way, usually
exhibition halls, art galleries, civic centers, hospitals, sanitaria, jails, containing street lights and trees ;
police and fire stations, government offices, places of worship and
educational institutions including school auditoriums, gymnasia, “Occupant” shall refer to the owner of a lot within Ayala Center or any
reviewing stands and mini theaters; other person or entity other than the owner, who is in actual
possession of the lot;
“Landscape” shall refer to the outdoor environment that is functional,
purposeful, and aesthetically pleasing to ensure comfort and “Office” shall refer to the use of a building or place for the
convenience to its users; administration or management of a business or for the conduct of a profession;

“Land Use” shall refer to the specific purpose an area is designated, VOLUME 1
usually classified as commercial, industrial, residential, institutional,
open space, etc.; PAGE 16

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION Glossary
SECTION 3.0
3.0

“Open Space” shall refer to parks, playgrounds, roads, sidewalks. etc.; “Podium” shall refer to the lower levels of a building on which a tower
stands on;
“Outdoor Spaces” shall mean to include gardens, plazas, and outdoor
rooms; “Project Developer” shall have the same meaning as Developer;

“Owner or Lessee” shall refer to any person or entity that is in actual or “Public Car Park” shall refer to a lot or building used for the permanent SECTION
constructive possession of any lot under a contract of lease with the or temporary parking of motor vehicles and open to the general
Declarant or a Lot Owner. ''Lessee'' shall include a sub-lessee; public; 3.0

“Parking Space” shall refer to an area within a lot, or an area within a “Redevelopment” shall refer to the approved construction of any
building or structure, which is used for the storage of motor building, structure or improvement on a lot subsequent to the
vehicles for the owner, his lessees, clients or customers; initial development approved by the Declarant;

“Pedestrian Network” shall refer to pedestrian links, footpaths at grade, “Reserved Lots” shall refer to the available lots for restricted and
below grade or above grade, including arcades, skywalks, passage controlled common use above and below grade which includes
ways, gallerias and vertical interchanges that are open to the general but not limited to, landscaped areas, public transit areas,
public; concourse, plazas, car parking;

“Penthouse” shall refer to a structure occupying the roof area or the “Residential” shall refer to the use of a building or place for dwelling,
topmost floor of a building that is used to house equipment for but excluding a hotel:
electrical or mechanical systems or to house one or more
apartments; “Retail” shall refer to the use of a building or place for the sale of
merchandise, goods or commodities to customers for their use or
“Pervious” shall refer to the characteristic of objects, usually materials consumption, thereof;
which allow relatively free movement of water;
“Settling Pond” shall refer to a basin or a big area of water used to
“Planting Strip” shall refer to that area beside the road or sidewalk that is control water pollution;
planted with trees or shrubs;

“Plaza” shall refer to an open place in a town, square, or center of a busy VOLUME 1
area;
PAGE 17

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 1: GENERAL CONDITIONS AND THE AYALA CENTER MASTER PLAN

VOLUME 1 SECTION Glossary
SECTION 3.0
3.0

“Signage" shall refer to any letter, word, numeral, pictorial presentation, “Works and Services” shall refer to drains, waterways or watercourses
illustration, decoration, emblem, device, symbol or trademark, including water mains, footpaths, sewers, pipes, cables, wires, utility
flag, banner, pennant, or any other figure of similar character that is services or any other works installations.
attached to, painted on, or in any manner represented on a building
or structure to announce, direct attention to or advertise and is
visible to the public;

“Softscape" shall refer to the plants and trees in landscaping, its placement -END OF SECTION- SECTION
and how it relates to climate, sun exposure and existing structures;
3.0
“Street” shall refer to any avenue, boulevard, highway, parkway, road or
thoroughfare, outside a private lot and within or adjacent to the Ayala
Center shown on the approved master plan, whether designated
thereon as avenue, street, boulevard, place, drive, road, court, way,
circle or otherwise;

“Tower” shall refer to that part of the building above the podium;

“Uses” shall refer to the purpose to which a lot or any part thereof or any
building or buildings may be devoted. The Deed enumerates the uses
which are permitted with or without conditions upon application to
the Declarant;

“Undeveloped Lots” shall refer to lots on which no development
has taken place;

“Urban Area” shall refer to an area which is within the city limits, or
closely linked to it by common use or public utilities or services;

“Urban Design” shall refer to the composition of the different elements
in an urban area, which would be composed of its land uses, roads,
and utilities;

VOLUME 2
SECTION 1.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

SECTION Urban Design INSIDE THIS SECTION

1.0 Purpose and Intent 2
Coverage 2

ANNA MA. MARGARITA DY MYRNA CRUZ-FERNANDEZ MEL IGNACIO MELISSA GIL Circulation System 2
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP Vehicular Circulation 2
Public Transit 2
STEPHANIE J. LINGAD MITCH DUMLAO MAY FLORENTINO LEYA MOYA Streets 2
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP Street Section and 4
Roadway Standards
DIANE MALONZO A.C. OCAMPO AL LEGASPI MITA MONTINOLA Intersection Standards 4
ALI-SLMG ALI-AMG ALI-AHI ALI-IDG Lay-Bys/Stopping Lane 4
Pedestrian Circulation 5
JOEL LUNA DAVE BLAS EILEEN ESCOBIDO SHERWIN VINOYA
ALI-IDG ALI-IDG ALI-AHI ACA Outdoor Spaces 7
Public Outdoor Spaces 7
JAY CANIZA YENG TUPAZ EDWIN YABUT ORLY PAULE Private Outdoor Spaces 7
ALI-IDG ALI-ALVEO ALI-IDG ACA Podium and Building 8
Roof Decks
FIONA SANTOS GILBERT BERBA 8
ALI-IDG ALI-IDG Buildings 8
Pedestrian Bridges 9
Soffits at Exterior 10
Automobile Drop-Off/ 10
Porte-cocheres 11
Pedestrian Entrances 11
Vehicular Entrances

PREPARED FOR ALI / IDG
BY ARCHITECTS KINTANAR, SANTAMARIA AND ESTALILLA
NOVEMBER 15, 2011 FINAL DRAFT

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.1 Purpose and Intent 1.3 Circulation System

1.1.1 These Urban Design Rules and Regulations are tools to 1.3.1 All streets within the Ayala Center, including those SECTION
ensure that the Ayala Center continues to develop as a within parcels, are private and owned by Ayala Land,
premier, thriving, vibrant and healthy urban center. It Inc. These shall be designed and maintained in 1.0
aims to: accordance with the rules and regulations set by the
ACA.
1.1.1.1 enhance pedestrian permeability and amenity
throughout the development;

1.1.1.2 ensure that buildings create a successful interface 1.3.2 Vehicular Circulation System
with the street and surrounding activities;
1.3.2.1 The succeeding figure shows the main roads,
1.1.1.3 develop high-quality public spaces that contribute functional roads and minor roads within Ayala
to the identity of the Ayala Center; Center. The ACA shall determine the number of
lanes and direction travelled on each street.
1.1.1.4 acknowledge and support the character and fabric See Figure 1.3.2.1 Vehicular Circulation
of the existing the Ayala Center mixed use System; Page 3
community.

1.2 Coverage 1.3.3 Public Transit System

1.2.1 The following Urban Design Rules and Regulations shall 1.3.3.1 Public modes of transportation shall be limited at
cover all building types and land uses, including new the peripheral roads of the Ayala Center. Only
and existing developments. approved modes of public transportation shall be
allowed within the Ayala Center.

1.3.3.2 Public utility stops shall meet the minimum Makati
City requirements.

1.3.4 Streets

1.3.4.1 The design of streets within all parcels in the
Ayala Center is subject to review by the ACA.

1.3.4.2 Streets may accommodate parking and underground
utilities when and where approved by the ACA.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.3. 2 Ve hic ula r Circ ulation S ys te m

SECTION

1.0

VOLUME 2

PAGE 3

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.3.5 Typical Street Section and Roadway Standards 1.3.6.4 Handicap ramps are required at all intersections.

1.3.5.1 For new streets and sidewalks, the minimum dimensions RAMP RAMP RAMP RAMP
required are: 3M SECTION

Minimum lane width: 3.25 meters 1.0
Minimum sidewalk clear width:
Minimum median width: 2.0 meters RAMP
1.5 meters, ACA to determine
when median shall be required.

RAMP RAMP RAMP

Figure 1.3.6.4: Provide 3.0 m. Handicap ramps encouraged
wide minimum pedestrian at street corners and crossings.
crossings.

2.00 2.00 1.3.7 Lay-bys or Stopping Lanes

Figure 1.3.5.1: Right-of-way (R. O. W.) Diagram 1.3.7.1 Lay-bys or stopping lanes shall have a minimum width of 3.0
meters and a minimum length sufficient to fit three (3) cars at
standard length.

1.3.6 Intersection Standards SIDE WALK

1.3.6.1 All intersections shall meet the minimum requirements set by 3.0 M Ramps provided at
the ACA for the Ayala Center and by the Batasang Pambansa MIN. street corners
(“BP”) Blg. 344 (BP 344). These minimum requirements
include lane widths, sight lines, turning radii, curb to curb DROP-OFF LANE
specifications, signage, traffic signals, and stack lengths for
drop-off lanes. 3 CAR LENGTHS

1.3.6.2 Pedestrian crossings shall have a minimum clear width of VOLUME 2
3.0 meters.
PAGE 4
1.3.6.3 Surfaces of pedestrian crossings will either have white lane
paint markings or a non-slip rough-textured material visibly
different from the road paving.

Figure 1.3.7.1: Lay-by or Drop-off lane minimum dimensions

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.3.7.2 Lay-bys or stopping lanes may be accessed directly from a minor 1.3.8.2 Public pedestrian routes shall have the required handicap ramps that
road, or via a service road if accessed from a major road. meet the National Building Code (NBC) and BP 344 when grade
changes occur.
1.3.7.3 Lay-bys orstopping lanes shall be identified with white lane
markings or non-slip, rough-textured material visibly different 1.3.8.3 Sidewalks SECTION
from the road paving.
1.3.8.3.1 Sidewalks shall have a minimum clear width of 2.0 meters. 1.0
1.3.7.4 When possible, lay-bys or stopping lanes shall extend onto and Obstructions within this 2.0 meters clear width shall not be
combine with the adjacent sidewalk, appearing as one contiguous allowed.
area. The same non-slip material shall be used for both the
sidewalk and the lay-by or stopping lane, and shall provide a gradual
slope from the street side of the lay-by or stopping lane to the
sidewalk and building entrance. Bollards shall also be necessary in
order to protect/separate pedestrians from cars.

COMBINED LAY-BY and ADJACENT Figure 1.3.8.3.1: Sidewalks should have
SIDEWALK CARRIAGEWAY minimum clear width of 2.0 meters.

Figure 1.3.7.4: Combine lay-by or drop-off lane with 1.3.8.3.2 Ground floor lessees and occupants shall observe the
adjacent sidewalk when possible. minimum clear sidewalk width of 2.0 meters. Movable
furniture, menu boards, advertisement signs, planters and
1.3.8 Pedestrian Circulation System other elements owned by the ground floor lessees shall never
encroach onto the minimum clear width of the sidewalk.
1.3.8.1 Public pedestrian routes, including sidewalks, pedestrian bridges
and tunnels shall be open during operational hours determined 1.3.8.3.3 All movable fixtures, news boards, and the like owned by the
bythe ACA. ground floor lessees are subject to the ACA’s approval.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.3.8.4 Sub-surface Pedestrian Routes and Tunnels 1.3.8.5 Covered Walkway

1.3.8.4.1 Minimum clear width of a tunnel is 3.0 meters. Minimum 1.3.8.5.1 Minimum clear width of covered walkway is 2.0 meters. SECTION
clear ceiling height is 3.0 meters. Minimum clear height is 4.0 meters.
1.0
GROUND LEVEL GROUND LEVEL 1.3.8.5.2 Weather protection, such as building entrance canopy,
walkway roof, or waiting shed, shall not encroach onto the
SUB- street. The outer edge of a canopy shall be at least
SURFACE 0.15 meters away from the curb. In cases where it would
be advantageous to pedestrians, such as at drop-offs and
LEVEL loading and unloading bays, weather protection may be
allowed to go beyond the curb, subject to the ACA’s
3.0 M. approval.
SUB- 3.0 M.
SURFACE 4.0M MIN CLEAR

LEVEL

Tunnel Longitudinal Section Tunnel Cross Section 0.15M Figure 1.3.8.5.2:
2.0 M Covered Walkway
Figure 1.3.8.4.1: Tunnel Minimum Clear Width and Height Minimum
Dimensions
1.3.8.4.2 There shall be clear signage and visual cues marking the
entry and exit points at the tunnels. Signage indicating the EDGE OF
operational hours of the tunnels, as determined by the ACA, CANOPY
shall be provided.
EDGE OF
1.3.8.4.3 Floor and wall finishes shall be easy to maintain. Floor CURB
finishes shall be non-slip and sealed.
SIDEWALK
1.3.8.4.4 Tunnels shall be designed with adequate lighting and
ventilation. 1.3.8.5.3 Weather protection installed by the Owner or Lessee may
be removed upon the directive of the ACA in case of road
1.3.8.4.5 All mechanical, electrical and plumbing (MEP) equipment in widening, landscaping and redevelopment.
the tunnels shall not be accessible to the public, and shall be
concealed from public view at all times. 1.3.8.5.4 Covered walkways shall be accessible at all times.

1.3.8.4.6 Kiosks or other similar installations may be allowed at VOLUME 2
designated locations within the tunnels, subject to the
ACA’s approval. PAGE 6

1.3.8.4.7 Posters and advertisement are allowed within the tunnels,
subject to the ACA’s approval.

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.3.8.5.5 Exhaust vents shall not be directed towards covered 1.4.1.5 Any new tree shall have a tree pit with a minimum diameter of
walkways. All mechanical, electrical and plumbing (MEP) 1.20 meters and a minimum depth of 1.5 meters.
equipment shall not be accessible to the public, and shall be
concealed from public view at all times. SECTION

1.3.8.5.6 Floor finishes shall be non-slip. 1.0

1.4 Outdoor Spaces 1.20 M.1.50 M
MINIMUMMINIMUM
1.4.1 Public Outdoor Spaces DIAMETERDEPTH

1.4.1.1 Public outdoor spaces, including gardens, plazas and outdoor Figure 1.4.1.5: New tree pit minimum dimensions.
rooms, shall be accessible to the public although the ACA will
have the option of closing them if and when necessary. Signage 1.4.2 Private Outdoor Spaces
indicating operational hours and guidelines shall be posted by 1.4.2.1 The development and maintenance of private outdoor spaces,
the Owner or Lessee at entrances and exits to public outdoor including gardens, plazas and outdoor rooms, shall be the
spaces. responsibility of the owner or the lessee. All related costs shall
be for the account of the owner or lessee.
1.4.1.2 Handicap ramps shall be provided where grade changes occur, 1.4.2.2 Access to the private outdoor areas shall be under the control of
especially at entrances and exits to the public outdoor spaces the owner or lessee.
from adjacent street or sidewalks. 1.4.2.3 Owners or lessees shall have a free hand in the design of private
outdoor spaces. The plant palette to be used, however, shall be
1.4.1.3 Retail stores or kiosks may be located within public outdoor subject to the ACA’s approval.
spaces subject to the ACA’s approval. The total footprint of the
entire retail area shall not exceed twenty percent (20%) of the VOLUME 2
total area of the public outdoor space.
PAGE 7
1.4.1.4 The design of landscape features shall be subject to the ACA’s
approval. The location of existing underground utilities shall be
taken into consideration in the placement of these landscape
features.

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.4.3 Podium and Building Roof Decks ADJACENT
BUILDING
1.4.3.1 Service and building equipment at the podium and roof decks PEDESTRIAN SECTION
shall be screened from public view. Pedestrian sight lines from BRIDGE FINISHED
adjacent public spaces or from across the street shall be used to FLOOR LINE 1.0
determine the effective height of screens.
BUILDING
PODIUM SCREEN Figure 1.4.3.1: CONNECTION
MEP Use

pedestrian
sightlines to
determine

effective
screen height.

PEDESTRIAN Figure 1.5.2.1: Pedestrian bridges shall be level
with building connections.
1.5 Buildings
1.5.2.2 Pedestrian Bridges
1.5.1 Buildings shall observe the clear width requirement of sidewalks at all
times. No part of the building, whether permanent or temporary, 1.5.2.2.1 Existing bridges shall be renovated when necessary, as
shall encroach on the sidewalk. determined by the ACA.

1.5.2 Pedestrian Bridge and Elevated Walkway Connections 1.5.2.2.2 Clear directional signage to the bridges shall be provided at
1.5.2.1 There must be continuous and unhampered access to and from street level and inside the buildings where they connect.
elevated pedestrian bridges and their connections to adjacent
buildings. No abrupt grade changes between the finished floor of 1.5.2.2.3 Floor and wall finishes shall be easy to maintain. Floor
an elevated pedestrian bridge and the building connection entry finishes shall be non-slip and sealed.
shall be allowed.
1.5.2.2.4 Bridges shall be designed with adequate lighting and
ventilation.

1.5.2.2.5 All new bridges shall have weather protection. These shall
be designed to complement the streetscape.

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.5.2.2.6 Underside of bridges shall be designed to complement the 1.5.2.2.9 Body rails shall have a minimum height of 42 inches SECTION
streetscape. Ensure proper lighting, ease of maintenance, measured from finished floor to top of rail.
and concealment of mechanical, electrical and plumbing 1.0
(MEP) equipment. STAIRS and
ESCALATORS
1.5.2.2.7 Minimum bridge clear width is 3.0 meters. The lowest
point of any bridge shall be 4.0 meters clear above the road 42 INCHES
and sidewalk.

4.0 M.
MIN.

3.0 M. MIN. STREET
WIDTH
Figure 1.5.2.2.9: Pedestrian Bridge Elevation—Body Rails
4.0 M.
MIN. 1.5.2.2.10 Advertisement and billboards are allowed but limited to
HIEIGHT locations determined by the ACA. All advertisement and
billboards shall have an anti-graffiti finish coat.
Figure 1.5.2.2.7:
Pedestrian Bridge Section 1.5.3 Soffits and Ceilings at Building Exterior
1.5.3.1 No mechanical, electrical and plumbing (MEP) equipment shall
1.5.2.2.8 One (1) set of stairs and one (1) escalator or elevator shall be visible and accessible to the public. These must be concealed
be provided at both ends of the bridge, accessible to the within soffits as much as practicable.
public during operational hours determined by the ACA. 1.5.3.2 Light fixtures at soffits and exterior ceilings shall be vandal proof.
1.5.3.3 Ceiling materials shall be easy to maintain, and easily removed
and replaced when repairs are required.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.5.4 Automobile Drop-off or Porte-cochere 1.5.4.4 Sidewalks or pedestrian pathways shall be placed alongside the

1.5.4.1 An automobile drop-off or porte-cochere shall be allowed; porte-cochere. When possible, the auto-drop off area or
provided that, there is enough space within the property or lease
line in front of the building’s main pedestrian entrance. porte-cochere shall be at the same grade as the pedestrian SECTION

1.5.4.2 The auto drop-off or porte-cochere shall have a minimum width pathway. Ramps or drop curbs shall be provided when grade 1.0
of 3.0 meters and a minimum length sufficient to fit two (2)
standard car lengths. changes occur.

2-LANES BLDG. MAIN PED. ENTRY LINE OF
PREFERRED LINE CANOPY
3.0 M.
MIN.

BLDG. MAIN BLDG. ENTRANCE
LINE CANOPY

BUILDING LEASE LEASE
SETBACK LINE 0.15 M.. LINE
3.0 M.
MIN. SIDEWALK

SIDE- LEASE 0.15 m. LEASE DROP OFF=
WALK LINE LINE 2 CAR LENGTHS

DROP OFF = 2 CAR LENGTHS Figure 1.5.4.4: Porte-cochere showing driveway within the lease line.
Provide pedestrian access from sidewalk to building entrance.
Figure 1.5.4.2: Automobile drop-off area with canopy over
driveway showing minimum drop-off dimensions. Drop-off 1.5.4.5 Driveways shall have raised table or drop curb so as not to
lane should be within the lease line. impede pedestrian flow along the sidewalk. The raised table or
drop curb shall have either white lane markings or a non-slip
rough-textured paving material visibly different from the road
and driveway paving.

1.5.4.3 Canopy design shall be integrated into the building architecture.
The canopy over the driveway shall not encroach onto the
adjacent carriageway. End of canopy shall be at least 0.15 of a
meter from the lease line.

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.5.5 Pedestrian Building Entrance 1.5.6 Vehicular Building Entrances

1.5.5.1 There shall be a clear unobstructed path from the sidewalk to the 1.5.6.1 The manner of security checks at building entrances is at the SECTION
pedestrian entrance of buildings. There shall be no abrupt grade discretion of the owner. Security checks shall be within the
changes. Any significant grade change shall require a handicap property or lease line, and should not obstruct pedestrian flow. 1.0
ramp that is compliant with the National Building Code and
BP 344. 1.5.6.2 Parking Garage Entrances

1.5.6.2.1 Garage entrances may be accessed from major roads;
provided that, these have adequate warning signals to alert
pedestrians and drivers.

1.5.6.2.2 Minimum driveway width is 3.50 meters. Minimum vertical
clearance at garage entrance is 2.40 meters.

BUILDING ENTRANCE 2.40 m. MIN
HEIGHT

HANDICAP RAMP 3.50 m. MIN
DRIVEWAY
Figure 1.5.5.1: Handicap ramp from sidewalk to building WIDTH
entrance provided when there is a significant grade change.
RAISED TABLE
1.5.5.2 Main building entrances shall be clearly identifiable, and shall use OR DROPPED
colors and finishes that are in keeping with the overall character of
the building. Weather protection shall be provided over the main CURB
pedestrian entrance.
STREET SIDEWALK
1.5.5.3 Pavement finishes approaching building entrances shall be of a
material that is equal to or better than the paving material of the Figure 1.5.6.2.2: Parking Garage Entry Dimensions
adjacent sidewalk. Pavement finishes shall be non-skid, easily
maintained, and sealed. Construction and maintenance of 1.5.6.2.3 Signage indicating the minimum clear height for the parking
pavement within the property or lease line shall be the facility shall be placed at the garage entry.
responsibility of the owner or lessee.
1.5.6.2.4 Security checks must be within property or lease line. VOLUME 2
1.5.5.4 Swing entrance and exit doors when opened shall not encroach Long queues on the roads outside the property or lease
into or obstruct the required minimum clear width of the line are not allowed. PAGE 11
sidewalk.

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Urban Design
SECTION 1.0
1.0

1.5.6.3 Service Vehicle Access SECTION

1.5.6.3.1 Service vehicle entrances are not allowed to be accessible to 1.0
the public.

1.5.6.3.2 Service vehicle loading or unloading shall be done within the
owner’s, lessee’s or locator’s property, which, if possible
shall be below grade, not along public access areas, and only
during the ACA-assigned delivery hours.

1.5.6.4 There shall be assigned vehicular parking spaces for all lots within
the Ayala Center. Double parking along streets shall not be
allowed.

-END OF SECTION-

VOLUME 2

PAGE 12

VOLUME 2
SECTION 2.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

SECTION Architecture INSIDE THIS SECTION

2.0

Purpose and Intent 14
Coverage 14

Building Area Limitations 14

Site Constraints 18

Building Line 18

Basement Buildable Area 18

Building Design 18
Façade 18
Building Entrances 19

Building and Podium Roofs 20
Rooftop Equipment

Service Areas 20
Vehicular Access 21

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.1 Purpose and Intent 2.3 Building Area Limitations

2.1.1 These Architecture Design Rules and Regulations are 2.3.1 Area Definitions and Calculation Methodology
intended to further develop the overall aesthetic and
experiential quality of the Ayala Center by encouraging See Table 2.3.1.1; Page 15 SECTION
dynamic, innovative, engaging, and sustainable See Figures 2.3.1.1a to 2.3.1.1d; Page 16
architecture and building forms. See Figure 2.3.1.1e; Page 17 2.0

2.2 Coverage

2.2.1 The following Architecture Design Rules and Regulations 2.3.1.1 Refer to Table 2.3.1.1 for the gross floor area
shall cover all building and land use types, unless otherwise (“GFA”) definition for buildings and proper area
specified, and shall apply to new developments, calculations.
renovations, rehabilitation, and redevelopments, including
but not limited to: 2.3.1.2 When calculating the permitted GFA of a building,
there are building areas that the ACA has, at its sole
2.2.1.1 consolidation of lots discretion, determined that are:

2.2.1.2 change of land use or occupancy 2.3.1.2.1 always included;
2.3.1.2.2 always excluded;
2.2.1.3 building expansions 2.3.1.2.3 in specific or special circumstances excluded;
2.3.1.2.4 in specific or special circumstances eligible for
2.2.1.4 building remodels where all or a portion of a
structure is modified, including entrances, façades, bonus floor area ratio
roofs, and relocation of building access
2.3.1.3 The GFA of the building shall not exceed the
2.2.1.5 exterior building alterations, such as the addition, prescribed floor area ratio (“FAR”) multiplied by the
removal, or modification of architectural elements area of the lot on which the building shall stand.

2.2.1.6 change in exterior materials and/or color scheme

2.2.1.7 any other alteration that modifies the exterior
appearance of a building, approved conditions,
demands and requirements.

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.3 Building Area Limitations

Table 2.3.1.1: Gross Floor Area (GFA) Definition and Calculation Methodology

Definition Gross Floor Area shall mean: the sum of the areas per floor of a building or buildings erected on a lot including areas of balconies and any areas below SECTION
Inclusions ground level used for residential, office or commercial spaces—all areas to be measured from the outer faces of the building’s external walls or perimeter.
2.0
1. floor area measured to the exterior face of perimeter walls and 10. escalators, stairways and similar spaces measured at each floor

windows 11. vertical penetrations, which shall mean fire escapes, elevator shafts,

2. floor space in accessory buildings flues, pipe shafts, vertical ducts, and the like, and their enclosing walls

3. floor space in penthouse 12. machine rooms and closets

4. all floors or portions of a floor below the first or ground level of a 13. air handling unit rooms

building when used or intended for residential, office or commercial 14. Lobby or foyer, mezzanine and corridors

purposes. 15. administrative offices in hotels, residences and malls
5. all covered, enclosed and unenclosed areas 16. all indoor sports facilities
6. all covered interior and exterior balconies, terraces, porches and 17. changing rooms and locker rooms
18. toilets and bathrooms
similar spaces projecting beyond exterior wall 19. any other floor space within the building not specifically excluded in the
7. bay window where the base of the bay is less than 1 meter from the
GFA definition
finished floor line
8. interior walls and columns, and other interior features

9. all sloping surfaces, ramps, bleachers, escalators, tiered terraces

Exclusions 1. covered parking and driveways , including vertical penetrations in parking floors where no residential or office units are present;

2. loading or unloading area for motor vehicles

3. covered areas used for basement and podium garages, loading docks and areas used for driveways.
4. all floors below first or ground level except when used or intended for residential, office, sports establishment and other commercial purposes.
5. uncovered gardens, landscaped areas and children’s play areas
6. uncovered and unenclosed recreational and sports facilities

7. uncovered or partially covered areas used for roof decks, gardens, swimming pools, whirlpools or Jacuzzis, laundry areas, cooling and overhead tanks

Area 1. Measure from dominant outside finished surface of permanent outer building walls, wall surface, retaining wall, balcony, railing or structural slab for
Calculation
exterior walls.

2. Measure from center-line of any demising wall.

3. All sloping surfaces, ramps, and stairways are measured flat on plan. VOLUME 2

PAGE 15

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.3 Building Area Limitations

SECTION

2.0

Figure 2.3.1.1a: Measure GFA from the exterior face of Figure 2.3.1.1c: Take GFA measurements from
perimeter walls and windows. center-line of any demising or common wall.

Figure 2.3.1.1b: Measure GFA from dominant Figure 2.3.1.1d: Sloping surfaces are measured flat VOLUME 2
outside finished surfaces. onplan for GFA calculation.
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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.3 Building Area Limitations

SECTION

2.0

Figure 2.3.1.1e: Included in GFA: area below the 1st or ground level of a building when used or intended for residential, office or
commercial purposes. Excluded from GFA: covered parking.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.4 Site Constraints PROPERTY LINE/ STREET
LEASE LINE
SECTION
2.4.1 Building Line
2.0
2.4.1.1 No part of the building shall project or go beyond the property or
lease line, except for canopies.

PROPERTY LINE/ STREET
LEASE LINE
BASEMENT

BASEMENT Figure 2.4.2.2: Basement permitted up to property or
lease line only. Outdoor areas above basements shall
Figure 2.4.1.1: No projection beyond property or be landscaped.
lease line shall be allowed.
2.5 Building Design
2.4.2 Basement Buildable Area
2.4.2.1 Basements are permitted up to the property line, subject to public 2.5.1 Facade
and roadway easements.
2.4.2.2 Outdoor areas over basements must be designed and landscaped so 2.5.1.1 Above Ground Parking
that these are integrated with their immediate surroundings.
2.5.1.1.1 All parking above ground shall be confined in parking
structures. Motor vehicles shall be concealed from view
through architectural screens or vegetation.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.5.1.1.2 The height of the façade visual screen must be at least 2.5.1.3 All service areas must be screened and concealed from public view,
1.20 meters from the finished floor line. including trash collection areas, loading docks, transformers, and
other equipment.

1.20m 2.5.1.4 Service equipment shall be screened at ground level from SECTION
pedestrian and vehicular view up to the height of the tallest
equipment. Screens shall be placed on all sides and shall be 2.0
integrated with the building design and site layout.

Figure 2.5.1.1.2 : Provide parking structures with
appropriate visual screening.

2.5.1.2 All external laundry spaces shall be recessed into the building
façade and provided with architectural screens that are integrated
with the building design. No drying facilities shall protrude beyond
the outer face of buildings.

Figure 2.5.1.4: Service equipment shall be properly
screened.

2.5.1.5 All plumbing and other pipe works of any building on the lot shall
be concealed.

Figure 2.5.1.2: Laundry areas shall be screened and 2.5.2 Building Entrances
recessed into building façade. 2.5.2.1 Primary building entrances shall face roadways, pedestrian
environments or an adjacent public space. Only secondary or
alternative entries may be accessed via parking areas.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.6 Building Roofs and Podium Roofs 2.7 Service Areas

2.6.1 Rooftop equipment and accessories 2.7.1 Plumbing and vents protruding from the façades or roofs shall be
concealed and painted to blend with the color of the roof. These shall
2.6.1.1 No radio, television, or other electronic antenna or satellite be located so as not to be visible from the street or from neighboring SECTION
receiving dishes, or other reception or transmission devices shall towers and developments, or shall be provided with appropriate
be erected or maintained anywhere within the Ayala Center architectural screening. 2.0
without prior written approval of the ACA.
2.7.2 Owner or Lessee shall provide adequate screening to conceal service
2.6.1.2 All rooftop equipment, ventilators and satellite dishes must be areas and equipment from public view using architectural elements,
screened up to the height of the tallest equipment. Screening shall softscape and hardscape. Screen service equipment at ground level
be integrated with the building design. from pedestrian and vehicular view up to the height of the tallest
equipment. Provide screening on all sides and integrate with the
2.6.1.3 Electrically powered ventilators may be used but shall be overall building design and site layout.
concealed from view by architectural screens. Filters, scrubbers,
to eliminate odors, oil and smoke are required for restaurants, 2.7.3 All service and building equipment at the podium or building roof shall
residential and other similar establishments. be screened from public view. Use sight lines from the farthest edge of
adjoining right-of-way to determine the effective height of screening.
All screening shall be in harmony with the architecture of the building.
A grace period of 3 years from date of effectivity of this Handbook shall
be given for existing locators, lessees, or establishments to be able to
comply.

Figure 2.6.1.3: Provide architectural screens to
conceal rooftop equipment.

Figure 2.7.3: Service equipment at the roof shall be VOLUME 2
concealed from public view.
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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Architecture
SECTION 2.0
2.0

2.8 Ve hicula r A c cess SECTION

2.8.1 Owner or Lessee shall design drop-offs using a two (2)-car lane 2.0
width to avoid queuing. Driveway curb cuts and changes in elevation
shall be convenient to pedestrians and to the physically challenged. VOLUME 2

Figure 2.8.1: Drop-off is wide enough for 2 car lanes PAGE 21
to avoid queuing.
2.8.2 All security checks shall be within the property or lease line.

-END OF SECTION-

VOLUME 2
SECTION 3.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

SECTION Landscaping INSIDE THIS SECTION

3.0

Purpose and Intent 23
Coverage 23

Safety 23
Softscape 23
Fences, Walls, Hedges 23

Gardens, Plazas and 24
Outdoor Rooms
24
Streetscapes

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Landscaping
SECTION 3.0
3.0

3.1 Purpose and Intent 3.4 Softscape

3.1.1 These Landscape Design Rules and Regulations are intended to 3.4.1 When possible, preserve existing trees, shrubs, plants and
help create outdoor environments that are functional, vegetation.
purposeful, aesthetically pleasing, will encourage community
gatherings, foster their continued use, and enhance the overall 3.4.2 Provide area drains and tap to the existing storm drainage system
visitor experience within the Ayala Center. when appropriate.

3.2 Coverage 3.4.3 Any new tree shall have a tree pit with a minimum diameter of SECTION
1.20 meters and a minimum depth of 1.5 meters.
3.0
Figure 3.4.3:
3.2.1 The following rules and regulations shall apply to all outdoor Any new tree
open areas including streets, motor courts and driveways, plazas, shall have a tree pit
gardens and outdoor rooms, as well as podium and roof decks. with the required
All developable areas shall be covered by these rules and minimum dimensions.
regulations, whether owned or leased.
1.20 M.
DMIAINMIEMTUEMR

3.3 Safety 1.50 M
MINIMUM
3.3.1 Open spaces and pedestrian areas shall be highly visible and have DEPTH
unobstructed sight lines from streets, surrounding structures and
buildings. 3.5 Fe nces , Walls and He dges

3.3.2 Location and maintenance of landscape elements, particularly 3.5.1 Chain-link and cyclone wire fencing shall not be allowed except
trees and shrubs, shall not block light, windows, doors and for temporary use, as determined by the ACA.
walkways, and are to be kept open for safety and security.

3.3.3 Parking, outdoor spaces and pedestrian areas shall have adequate
illumination to ensure there are no dark spaces or shadows.

VOLUME 2

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THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Landscaping
SECTION 3.0
3.0

3.6 Gardens, Plazas & Outdoor Rooms

3.6.1 Operational hours and rules governing the use of gardens, plazas, and
outdoor rooms shall be displayed by the Owner or Lessee at
entrances and exits.

3.7 Streetscapes SECTION

3.7.1 Crosswalks and ramps shall be strategically placed in consideration of 3.0
the needs of the physically handicapped.
VOLUME 2
-END OF SECTION-
PAGE 24

VOLUME 2
SECTION 4.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

SECTION INSIDE THIS SECTION

Lighting4.0 Purpose and Intent 26
Coverage 26

Lighting Considerations 26

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

VOLUME 2 SECTION Lighting
SECTION 4.0
4.0

4.1 Purpose and Intent 4.3 Lighting Considerations

4.1.1 To establish quality outdoor and indoor lighting 4.3.1 Security
environments within the Ayala Center where safety of
people and security of property are enhanced, aesthetics 4.3.1.1 Security lighting facilitates the detection and
suitable to the space are provided or maintained, and identification of possible threats. Provide lighting such
lighting is delivered economically in terms of equipment, that people can see far ahead and identify escape
installation, operation, and maintenance with minimal paths, if necessary.
environmental impact.
4.3.2 Visibility and Visual Comfort

4.2 Coverage 4.3.2.1 Glare from light sources or reflected off surfaces can SECTION
be particularly uncomfortable and reduces visibility.
4.2.1 These Lighting Rules and Regulations shall cover all the Ensure uniform surface illuminances and use of 4.0
Ayala Center indoor and outdoor lighting and illumination carefully placed luminaire shields.
requirements for the following:
4.3.2.2 Moving from a bright area to a dark area can
4.2.1.1 Roadway, street lighting, parking lot and area lighting temporarily reduce visual function. Do not make
4.2.1.2 Pedestrian passageway lighting—elevated walkways, abrupt changes in luminance levels to avoid accidents.

covered walkways, pedestrian bridges and tunnels -END OF SECTION-
4.2.1.3 Buildings—with different lighting performance

standards per building type/land use
4.2.1.4 Gardens, plazas, green areas and landscaping—

including outdoor art, sculpture, and special features

4.2.1.5 Signage and environmental graphics lighting
4.2.1.6 Vertical surfaces—including facades, signs, flags and

civic monuments

VOLUME 2

PAGE 26

VOLUME 2
SECTION 5.0

THE AYALA CENTER DEVELOPMENT HANDBOOK

VOLUME 2: DESIGN RULES AND REGULATIONS

SECTION Environmental Graphics and Signage INSIDE THIS SECTION

5.0 Purpose and Intent 28
Coverage 28

General Environmental 28
Graphics and Signage
Guidelines

Signage Specifications 31

Building Identification 32

Commercial Lessee 34
Identification

Arcade Blade Signage 35

Parking Identification 36

Entertainment Marquee 37

Advertising Signage 38
Building Façade 39
Banners on Poles 40
At Storefront

Project Marketing Signage 40