THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.1 Purpose and Intent 5.3 General Environmental Graphics
and Signage Guidelines
5.1.1 These Design Rules and Regulations aim to establish criteria to
ensure that all environmental graphics and signage within the 5.3.1 Prior written approval from ACA must be sought by Owner or
Ayala Center: Lessee for all permanent and temporary signs and environmental
graphics that are to be displayed in public view within the Ayala
5.1.1.1 are distinctive and aesthetically pleasing—communicating Center. These include building and lessee identification signs on
their messages clearly through thoughtful design; buildings, arcade blade signage, parking signage, entertainment
marquees, advertising signage—posters, billboards and banners, as
5.1.1.2 complement the area’s architecture, enhance the visual well as graphics on awnings or canopies, barricades, board-ups, and
environment and overall image of the Ayala Center; notices of any kind.
5.1.1.3 are sufficiently coordinated and cohesive; geared towards 5.3.2 If such prior written approval is granted, the ACA reserves the right SECTION
effective way-finding and creating a positive visitor to restrict the content, location, quantity, form, size, illumination,
experience; materials and color of such signs. 5.0
5.1.1.4 do not contribute to visual clutter, nor exist solely for 5.3.3 All environmental graphics and signs in violation of the provisions
product advertising purposes; set forth herein shall be removed by owner or lessee within ten
(10) calendar days of notice of non-compliance and violation from
5.1.1.5 are pedestrian friendly and do not impede the Ayala Center’s the ACA. If owner or lessee fails to do so within such time, the
pedestrian orientation strategies; ACA shall have the right to remove said environmental graphics and
signs, and shall charge the owner or lessee of the lot, building or
5.1.1.6 are safe and in no circumstance pose a danger to the general structure, the cost of such removal or dismantling.
public.
5.3.4 It shall be the building owner’s responsibility to ensure that all
5.2 Coverage signage within his lot or property are kept in a safe, presentable, and
structurally sound condition. The building owner shall be responsible
5.2.1 These Design Rules and Regulations shall address the design, use for the maintenance of such signage, including cleaning, and
and implementation of all environmental graphics and signage replacement of defective parts, including lighting. The ACA reserves
within the Ayala Center—both permanent and temporary. the right to impose penalties for non-compliance.
5.2.2 All signage and environmental graphics occurring on individual 5.3.5 Materials used for construction of signage and signage structures shall
properties and lot parcels within the Ayala Center must conform
to these Design Rules and Regulations as promulgated in this be of high-quality and grade. Signs, with all of their supports, braces,
Section.
guys and anchors, shall be kept in repair and in proper state of
preservation. All signage structures shall be kept neat and
secured at all times VOLUME 2
PAGE 28
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.3.6 Signs shall be illuminated only by electrical means in accordance with 5.3.11 Public service devices, such as
the Philippine Electrical Code. clocks and weather indicators,
may be affixed to the exterior
5.3.7 Free standing signs shall not be allowed on streets and sidewalks. of a building; provided that,
their designs complement the
5.3.8 Menu boards or signs on sidewalks shall be allowed only in cases building, adjacent buildings and o
where these are positioned parallel to the building, and do not violate immediate environment, and
the specified sidewalk clearance. Only one (1) menu board or sign do not include any 30 C
shall be allowed per building. All content shall be subject to review advertisements whatsoever.
and approval by the ACA.
5.3.12 No signs, whether permanent
or temporary, shall be painted Figure 5.3.11: Public service
on any building façade or wall. devices allowed —no ads
5.3.13 All environmental graphics and SECTION
signs shall be restricted within the owner’s or lessee’s property or
5.0
lease line, except for menu boards or signs specified in 5.3.8 of this
Section.
MINIMUM 5.3.14 The following signs,
SIDEWALK WIDTH components and devices shall
not be allowed:
Figure 5.3.8: Signage on sidewalk parallel to
building. 5.3.14.1 Exposed box or cabinet
types;
5.3.9 Minimum clearances from high 5.3.14.2 Cloth, paper, cardboard and
voltage power lines, fire similar sticker or decals
escapes, exits or standpipes, around the storefront;
shall be observed.
5.3.14.3 Moving, rotating or flashing
5.3.10 No environmental graphic or signs;
sign shall be nailed or attached
to any tree. 5.3.14.4 Noise-making device; Figure 5.3.14.3: No moving,
5.3.14.5 Odor-producing device. rotating or flashing signs
allowed
Figure 5.3.10: Not allowed— VOLUME 2
signs or graphics attached to
any tree. PAGE 29
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.3.15 Customized letters fabricated from brass, stainless steel, aluminum, accidents that may be caused by strong winds or rain, no tarpaulin
bronze or acrylic glazing (e.g. Plexiglas) shall be allowed. banner shall be secured from overhead to the ceiling eaves only, be left
dangling, be secured onto a façade or a tree, or be secured via other
5.3.16 Exposed neon lighting shall not makeshift means, such as via dangling water bottles and the like.
be allowed in any exterior
building identification signage. 5.3.21 All transformer and
Exposed neon lighting may
only be allowed for signs junction boxes, conduits, HIDDEN
behind the storefront glass,
subject to the ACA’s written and raceways shall be SIGNAGE TRANSFORMER/
approval. concealed from public
view—mounted behind CONDUIT/
JUNCTION BOX
the finished exterior wall,
finished to match the EXTERIOR WALL
background wall or
5.3.17 Signs lit in acrylic or plastic
integrated into the overall
enclosures shall not be allowed.
signage design. These SECTION
Individually built-up letters shall never extend in OUTDOOR
5.0
made of plastics shall be Figure 5.3.16: Exposed neon width or height beyond INDOOR
the area of the sign’s
allowed, subject to the ACA ’s lights are allowed ONLY behind
signage box, whichever is
written approval. storefront glass Figure 5.3.21: Electrical raceways,
transformers, conduits, junction
5.34.18 The owner or lessee shall use
boxes concealed from public view.
concealed attachment devices, applicable.
clips, and other mechanisms for 5.3.22 Street Front Glass Signage–at Ground Floor
installing signs.
5.3.19 The names, stamps or decals of Only ground floor owners or lessees with direct access from the street
the sign manufacturer,
contractor, fabricator, installer may install signs or graphics other than owner or lessee identification
or maintainer shall not be signs at the street front glass on the ground floor, subject to the ACA ’s
visible on any installed sign.
written approval. Such signs and graphics must meet the following
conditions:
5.3.20 All signs, including tarpaulin 5.3.22.1 They must be posted from the inside.
banners shall be properly
secured. Tarpaulins larger than 5.3.22.2 They must be of first-class standard. No sign or poster, even if it
2.0 sq. m. shall be secured via Figure 5.3.20: Tarpaulin held is temporary, shall be done haphazardly.
their own steel frames from the down by makeshift weights are
top, sides and bottom. To avert not allowed. VOLUME 2
PAGE 30
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.3.22.3 Unacceptable signs or posters include hand-written signs, signs 5.3.22.8 They must not cover SAFETY
printed on cartolina or other similar second-class paper, and more than fifty percent STICKER
computer-print outs. (50%) of the total glass
surface area of the 5.3.23: Safety sticker dots on glass
Figure 5.3.22.3: lessee’s storefront. are allowed.
Not allowed—
handwritten 5.3.23 A repetitive safety 50mm
signs, computer logo, stripe, circle or MAX
print-outs, dot may be used on
taped signs. glass store fronts; provided
that, these shall not exceed
5.3.22.4 They must use first class materials, such as tarpaulin, glass, 50 millimeters in height,
acrylic, steel, metal, or other similar materials approved by the
ACA. subject to review and
approval by the ACA.
5.3.22.5 Signs or posters must not be taped or glued to the glass. They
may be hung from hooks attached to the glass through suction 5.4 Signage Specifications SECTION
cups (if applicable), or placed on poster stands, or other means
appropriate to the specific sign or graphic. 5.4.1 The following tables give the characteristics and design 5.0
specifications for the various signage types, from their function,
5.3.22.6 The ACA reserves the right to have any substandard signs form, quantity, location, size, illumination, materials and color,
removed. which shall be followed by owner or lessee.
5.3.22.7 Notice of credit cards accepted at the premises are allowed.
Election campaign materials, job openings and similar signs or
posters are strictly prohibited.
Figure 5.3.22.7: Allowed— Not allowed—Election VOLUME 2
accepted credit cards display. Materials, “wanted” notices. PAGE 31
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.1 Building Identification - Top of Building 5.4.1.1 Building Identification - Top of Building, continued
Function An identification sign limited to (a) the building name and optional logo, Illumination Halo illuminated or internally illuminated individual letters and
and (b) the principal lessee’s name and optional logo, or name and
logos with non-illuminated background. The letters and logo
optional logo of the organization, as contracted by the building owner.
may be externally lit; provided that, the lighting conforms with
Form Individual letters and logo the overall building aesthetic, subject to the ACA’s approval.
Quantity Building name and optional logo: 1 per major side of building; Material/Color Materials and color shall complement the building architecture.
Maximum of four (4) principal lessee’s name and two (2) optional logos
5.4.1.2 Building Identification - Top of Podium
Location Affixed to the top or uppermost portion of the building—the principal Function An identification sign limited to (a) the building name and
lessee name and optional logo located below building name optional logo, and (b) the principal lessee name and optional
logo, or name and optional logo of the organization, as
Size Building name signage shall be proportional to building height: contracted by the building owner.
A. Maximum signage height (H) shall be four percent (4% ) of
building height, or 4.0 meters, whichever is smaller Quantity Maximum of one (1 ) sign per facade with public access
B. Maximum letter height (h) shall be as follows: Location 5 . 0May be placed at the top of the building podium. The top of the SECTION
6-9 Stories 2.0 meters maximum sign shall not extend beyond the height of podium.
10-19 Stories 2.5 meters maximum
20-30 Stories 3.0 meters maximum Size Face of the sign shall not exceed a maximum height of 1.0
Illumination meter. Maximum sign width shall be twenty percent (20%) of
Above 30 Stories 3.5 meters maximum the length of building façade.
Halo illuminated, internally illuminated box letters with
C. Maximum signage length: 5 times the maximum letter height non-illuminated background, externally lit; provided that,
aesthetics is considered
The principal lessee name signage shall cover a maximum area equivalent
to only sixty percent (60%) of the building name signage area.
MAX. LENGTH = 5 x h ]N A M E AREA 1 Material/Color Materials and color shall complement the architecture of the
building.
]PRINCIPAL LESSEE AREA 2
H NAME h
MAX. AREA 2 = 60% OF AREA 1
PRINCIPAL LESSEE MAX. L= 20% OF
Figure 5.4.1.1b: Area FAÇADE BLDG. LENGTH
NO. OF STOREYS h — MAX. of Principal Lessee
LETTER Name and Logo N A M E MAX. H =
HEIGHT Signage 1 MTR.
H — MAX.
SIGNAGE
HEIGHT
Figure 5.4.1.1a: Size of Building Name and Logo Signage SIGNS AT Figure 5.4.1.2: Building ID
at top of podium shall not
FACADES WITH extend beyond the
PUBLIC ACCESS height of the podium. VOLUME 2
PAGE 32
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.3 Building Identification—Fixed Monument-type 5.4.1.4 Building Identification—Entrance Canopy or Wall
Function An identification sign limited to the building name and optional Function An identification sign limited to the building name and
logo, or the name and optional logo of the principal lessee, and optional logo, or the name and optional logo of the
Form the building address. Building address shall be limited to the principal lessee, and the building address. Building address
Quantity building number and street. shall be limited to the building number and street.
Monument-type signage fixed on ground
Form Individual letters and logo
One per building on address street, except for buildings having Quantity
two street frontages, in which case one sign per street frontage is One per building on address street, except buildings having
permitted. more than one frontage, in which case, one sign per
frontage is permitted—a maximum of two for the whole
Location Signs shall be positioned within the lot. Signs may be placed in a development
plaza or landscaped area, but at no time shall they be placed on
the sidewalk, arcade or covered walkway. Location Signs shall be positioned over main entry doors or may be
placed adjacent to the main entry doors within 3 meters
Size Face of the sign shall not exceed an area of 10.0 square meters Size from entry door edge. Projection beyond the property line SECTION
Illumination Signage dimensions: maximum height of 1.80 meters, maximum Illumination is not allowed.
width of ten percent (10%) of building frontage, maximum Face of the sign shall not exceed an area of 4 square meters; 5.0
depth of 0.5 of a meter maximum height shall be 0.5 of a meter
Halo illuminated, internally illuminated box letters or logo with Halo illuminated, internally illuminated box letters or logo
non-illuminated background, exterior illuminated with external with non-illuminated background, exterior illuminated
ground-mounted lighting only
Material/Color Materials and color shall complement the architecture of
the building. Painted signs on awnings are allowed.
AT LEAST 15 M. Figure 5.4.1.3: 0.5 M OPTION 1 AREA OF FACE OF SIGN IS Figure 5.4.1.4:
Fixed monument-type 4.0 SQM MAX. WITH Building ID sign
building ID sign to be MAX. may be placed
located at least ADDRESS STREET 0.5 M. MAX. HEIGHT. (1) over main
15 meters from any entrance doors or
street corner. OPTION 2 (2) to the side,
within 3-meters
AT LEAST 15 M. MAIN from main entry
ENTRY door edge.
DOORS
VOLUME 2
PAGE 33
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0 5.0
5.4.1.5 Building Identification—Address 5.4.1.6 Commercial Lessee Identification at Ground Floor
Function An identification sign limited to the building number Function An identification sign reserved for ground floor lessees with SECTION
Form and street name direct street access. The sign shall be limited to the lessee
Quantity Form name and optional logo, and building address (building 5.0
Permanent applied letters to building façade Quantity number and street name only).
Location or glass Location
Size Permanent applied individual letters to building fascia panel
One per building on address street; except for Size
Illumination buildings with two address streets, in which case, One per lessee; except for lessees with two address streets,
Material/Color a maximum of two signs are permitted—one (1) for in which case a maximum of two signs are permitted—1 for
each address street. each address street.
Signs shall be positioned in glass areas applied to
architectural elements near main doors (1) At architectural transom board: Bottom of letters or
signage shall be at the architectural transom board, with top
Face of sign shall not exceed 0.25 square meter; of letters or signage not extending beyond the 2nd floor line;
Letter size shall not exceed 0.10 meter; and/or (2) behind glass storefront
Maximum length shall be 1.00 meter
Signage may span the entire width of the storefront;
Non-illuminated
Illumination Halo illuminated, internally illuminated box letters with
Materials and colors shall complement the architecture Material/Color non-illuminated background, exterior illuminated
of the building.
Materials and colors shall complement the architecture of the
2 SIGNS building.
(1 PER
ADDRESS LENGTH MAX. = WIDTH OF Figure 5.4.1.6:
STREET) STOREFRONT; 6.0 M.MAX.
Commercial
H= 1.0 M. MAX. Lessee on
Ground Floor ID—
ADDRESS ADDRESS logo, name and
STREET 1 STREET 2 address— allowed
above storefront
Figure 5.4.1.5: Building number LENGTH= 1.0 M. MAX. STOREFRONT 5.0 M. MIN.
and street name in permanent 0.25 SQM MAX. FACE OF SIGN
applied letters to building façade 0.1 M MAX.
or glass allowed 0.1 M MIAX.
VOLUME 2
PAGE 34
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.7 Commercial Lessee Identification at Upper Floors 5.4.1.8 Arcade Blade Signage
Function An identification sign for upper floor lessees. The sign Function Projecting “blade” identification signage shall be
shall be limited to the lessee name and optional logo. limited to the lessee name and/or logo
Form Individual letters Quantity Maximum of one (1) at every entry into owner or
Quantity Location lessee space
One per lessee; except for lessees with two address Within the property or lease line; projected from
Location streets, in which case, a maximum of two signs are Illumination interior wall or hung from ceiling of arcade; with
permitted—one (1) for each address street. lowest point of signage at least 2.1 meters from
arcade ground level.
Identification sign and optional logo shall be placed Non-illuminated, exterior illuminated
within the interior space of commercial lessee.
Size Signage may span the entire width of the storefront; Material/Color Materials and colors shall complement the
Illumination Maximum height shall be 1.00 meter. architecture of the building.
Material/Color
Halo illuminated, internally illuminated box letters with PROPERTY LINE PROPERTY LINE 5 . 0SECTION
non-illuminated background, exterior illuminated 1.0 SQ.M. MAX 1.0 SQ.M. MAX
Materials and colors shall complement the architecture of LOGO LOGO
the building. NAME NAME
Figure 5.4.1.7: 2.1 M. MIN.
Commercial Lessee 2.1 M. MIN.
ID signs on upper ENTRANCE ENTRAN E
H= 1.0 M. floors are allowed DOOR C DOOR
MAX. within interior of ARCADE
leased space, i.e. ARCADE SIGN PROJECTED FROM ARCADE CEILING
behind glass curtain.
SIGN PROJECTED FROM INTERIOR WALL
Figure 5.4.1.8: Arcade blade
signage with lessee name
and/or logo allowed at every
lessee space entrance door.
H= 1.0 M. VOLUME 2
MAX.
PAGE 35
DEPTH = 40 MM. MAX.
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.9 Parking Entrance or Exit and Clearance Height 5.4.1.10 Parking Symbol
Function
Function Signs identifying parking entrances and exits, and parking International parking symbol—with direction arrow if sign is
Form clearance height Form mounted projecting from wall
Clearance height sign shall be a swinging panel hung from above Wall-mounted sign, sign projecting from wall, or
via a chain or similar assembly so as not to cause car damage Quantity
Location monument-type signs fixed on the ground
Quantity Maximum of one (1) per entrance and exit
One per entrance or exit
Location Sign may be placed on the building wall over the driveway. The On wall beside parking entrance and exit—top of the sign shall
top of the parking entrance and exit identification signs shall not not exceed 5.0 meters above grade; the bottom of the sign shall
exceed 5.0 meters above grade. The bottom of the clearance be at least 3.50 meters above grade.
height sign shall reflect actual height. On ground signs are subject to the ACA’s approval.
Size Face of parking entrance and exit identification signs shall not Size Face of the wall-mounted sign shall not exceed 0.80 of a square 5 . 0SECTION
exceed 0.8 of a square meter. Clearance height sign shall not
Illumination exceed a maximum height of 0.3 of a meter, and a maximum meter, the maximum depth shall be 0.20 of a meter.
Material/Color length equal to the width of the driveway. Maximum projection from the wall shall be 0.80 of a meter.
Monument-type signs fixed on the ground dimensions shall be
Halo-illuminated, internally illuminated box letters with subject to the ACA’s approval.
non-illuminated background or internally illuminated box,
exterior illuminated Illumination Internally illuminated box
Materials and color shall be harmonious with the building façade.
Material/Color Color: Blue international symbol; acrylic box (Plexiglas) or
similar material
L x H = 0.80 LENGTH 0.80 M. MAX.
SQ.M. MAX. (L) PROJECTION
DRIVEWAY WIDTH DRIVEWAY WIDTH 0.80 SQ.M.
MAX. AREA
HEIGHT
(H)
3.50 M. MIN.
5.0 M. MAX.
3.50 M. MIN.
5.0 M. MAX.
0.30 M. ACTUAL
MAX. CLEARANCE
5.0 M. MAX.
0.30 M. ACTUAL
MAX. CLEARANCE
Figure 5.4.1.9: Parking Entrance and Exit ID and Clearance Height Signage Figure 5.4.1.10: Parking Symbol Options—on wall (left) or as VOLUME 2
sign projecting from wall (right); max. area of signage face is
0.80 of a square meter in both cases. PAGE 36
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
5.0
SECTION 5.0 5.4.1.12 Entertainment Marquee—Active Display
5.4.1.11 Entertainment Marquee—Non-active Display
Function A sign that gives notices and information to the public Function A sign that gives notices and information to the public for
including current attractions, theatre events, cinema Form entertainment purposes or events in real-time—including
Form schedule, and the like. Its content shall be subject to current attractions, theatre events, cinema schedule and the
Quantity review and approval by the ACA like. Its contents shall be subject to the review and approval of
the ACA.
Permanent architectural canopy
Light emitting diode (LED) display on permanent architectural
One per building canopy, LED projections and other technology
Location Sign shall be over main entry door only Quantity Shall be determined by ACA
Size Proposed size shall be reviewed and approved by the ACA Location Proposed location shall be reviewed and approved by the ACA
Illumination Halo illuminated, internally illuminated box letters with Size Proposed size shall be reviewed and approved by the ACA
Material/Color non-illuminated background, exterior illuminated
Content Illumination Active lighting provides illumination; no exposed neon lighting SECTION
Materials shall complement the architecture of the Material/Color allowed SECTION
building Content
Subject to the review and approval of the ACA, especially if 5.0
Contents shall be subject to the review and approval of adjacent to residential and hotel developments
the ACA
Contents shall be subject to the review and approval of the
ACA
Figure 5.4.1.11: LED MESSAGE Figure 5.4.1.12:
Entertainment BOARD Entertainment Marquee—
Marquee — active display, in the form
NON- ACTIVE DISPLAY illuminated,
ON PERMANENT non-active display of electronic message
shall be placed at boards, or similar display;
ARCHITECTURAL CANOPY permanent
architectural canopy No neon lighting allowed.
over main entry
MAIN door.
ENTRY
DOOR
VOLUME 2
PAGE 37
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.13 Entertainment Marquee—at Storefront 5.4.1.14 Building Façade Advertising Signage—
Function
Display cases for entertainment purposes and events Poster, Billboard and Sticker
including current attractions, theatre events, cinema
schedule, and the like. Its contents shall be subject to the Function Poster display panels, billboards and sticker advertising
review and approval of the ACA.
Form Large-format print (including sticker graphics) on
contiguous building-mounted panels in standard sizes
Form Individual display cases integrated into the building wall or Quantity Maximum area coverage of up to thirty-five (35%) of the
street front glass building facade
Quantity/Size Maximum marquee area coverage allowed is up to twenty Location Proposed location shall be subject to the review and
Location (20%) of store frontage, but the marquee area shall be approval of the ACA
Material/Color considered part of the fifty (50%) maximum glass store
frontage area that may be covered by a signage. Size Standard sizes for length and height shall be determined by SECTION
the ACA
Within the property or lease line—adjacent to main entry Illumination Externally or internally illuminated 5.0
and along facade as to enhance pedestrian environment; top Material/Color
of display cases shall not extend beyond the height of the first Shall be subject to the review and approval of the ACA
floor
Shall be subject to the review and approval of the ACA
Content Contents shall be subject to the review and approval of the BUILDING FAÇADE WIDTH
ACA
SIGNAGE:
Figure 5.4.1.13: STANDARD 35% OF
Entertainment BUILDING BLDG.
MOUNTED FAÇADE
Marquee at PANELS WIDTH
Storefront— MAX.
individual display
cases adjacent to
main entry
Figure 5.4.1.14: Advertising Signage—externally or internally VOLUME 2
illuminated poster and billboard in standardized
building mounted panels, covering a maximum area PAGE 38
equivalent to 35% of the building facade
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.15 Building Façade Advertising Signage—Active Display 5.4.1.16 Advertising Signage - Banners on Poles
Function Active electronic or LED advertising display Function Advertising Display—used for marketing purposes, i.e.,
Form to inform the public about activities, events and new
LED display on contiguous building mounted panels establishments within the Ayala Center
Quantity integrated into the building wall or street front glass Ayala Center and the Ayala Malls logos shall be placed in
Location the lower one-fifth (1/5) of the banner
One contiguous area per building facade
Form Tarpaulin or high-quality outdoor cloth signage material
Bottom of panels shall not be less than 5.0 meters from on poles
the sidewalk level
Size Maximum area coverage of up to twenty percent Quantity Shall be subject to the review and approval of the ACA
(20%) of the building facade Location In ACA designated–areas
Illumination
Material/Color Externally or internally illuminated Illumination Not applicable SECTION
Material/Color Shall be subject to the review and approval of the ACA
Framework and boxes shall be subject to the review 5.0
and approval of the ACA
ACTIVE BUILDING Figure 5.4.1.16:
ELECTRONIC/ MOUNTED Banners allowed
LED DISPLAY PANELS on poles along
street medians.
4/5 OF
HEIGHT
5.0 MIN.5.0 M. MIN 1/5 OF
HEIGHT
SIDEWALK
STREET MEDIAN VOLUME 2
Figure 5.4.1.15: Advertising Signage—Active Display in the form
of electronic or LED display panels covering a maximum area PAGE 39
equivalent to 20% of the building façade.
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.1.17 Advertising Signage at Storefront 5.5 Project Marketing Signage
Function
Advertising Signage—used for marketing purposes solely
for owner or lessee. Its contents shall be subject to the 5.5.1 The number of graphics and signs, their sizes, colors, typography,
ACA’s approval. layout, location and materials shall be subject to the ACA’s review and
Form Active Display, LED, Electronic display approval.
Quantity Maximum area shall be twenty percent (20%) of store 5.5.2 Once the certificate of occupancy for a development project has been
frontage, which shall be counted as part of the area allot-
ted for signs or graphics other than owner or lessee identi- issued, all project marketing signage shall be removed. Thereafter, a
fication signs at the street front glass on the ground floor. “For Lease” or “For Sale” sign may be permitted by the ACA until the
These may be allowed for a limited time only subject to
the review and approval of the ACA. project is sold or substantially leased.
5.5.3 If a project is suspended or terminated, all project marketing signage
shall be removed by the project owner.
Location Advertising signage shall only be placed at the storefront 5.5.4 Lot buyers or owners and developers shall be responsible for the cost of SECTION
5.5.5 construction, installation and removal of project marketing signage.
Illumination Not applicable 5.0
All permits for project marketing signage shall be subject to renewal
Material/Color Shall be subject to the review and approval of the ACA every six (6) months. After inspection of the signage by the ACA or its
designated agent and the owner’s or developer’s compliance with these
rules and regulations, the permit may be either renewed, and the
signage maintained as is, for another six(6) months, or determined to be
replaced by owner, lessee or developer with the new signage design
subject to the ACA’s review and approval.
5.5.6 To obtain ACA approval for project marketing signs, the owner, lessee
or developer shall submit the required plans, elevations, material
specifications, details including means of illumination, as well as
structural computations, if deemed necessary, by the ACA.
-END OF SECTION-
Figure 5.4.1.17: Active Display, LED or Electronic Display VOLUME 2
Advertising Signage allowed within the storefront.
PAGE 40
VOLUME 2
SECTION 6.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
SECTION Utilities Infrastructure and INSIDE THIS SECTION
6.0
Emergency Services Purpose and Intent 42
Coverage 42
Utilities Infrastructure 42
Water Supply 43
43
Sewerage and Storm
Water Drainage
Power Supply 43
Telecommunications 44
CCTV 44
Solid Waste 44
Air-Conditioning System 45
Fuel Restriction 45
Liquefied Petroleum Gas 45
Fire Protection 45
Emergency Access 46
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Utilities Infrastructure and Emergency Services
SECTION 6.0
6.0
6.1 Purpose and Intent 6.3.4 The owner or lessee shall allow the ACA to have free access to his
lot or premises to perform inspections and testing it may deem
6.1.1 The Utilities Infrastructure and Emergency Services Rules and 6.3.5 necessary, including, but not limited to, the following areas and
Regulations shall help ensure that utilities systems and operations 6.3.6 equipment:
within the Ayala Center, as well as its emergency services, are 6.3.7
state-of-the-art, environmentally responsible, sustainable, and 6.3.4.1 fuel areas
shall ensure the safety and well-being of residents and visitors.
6.3.4.2 electrical, closed circuit television and
telecommunications rooms
6.3.4.3 generator-set areas
6.2 Coverage 6.3.4.4 mechanical rooms, pump rooms, air handling units, etc.
6.2.1 This Section’s rules and regulations shall apply to all building and 6.3.4.5 any other areas where electrical and mechanical
land use types unless otherwise stated. equipment, fuels and other combustible materials are
stored or located.
The owner or lessee shall acquire all the necessary permits prior to
any utility works. It shall be the responsibility of the owner or
6.3 Utilities Infrastructure lessee to obtain all design and construction standards and SECTION
6.3.1 All utility connections within the Ayala Center shall be 6 . 0guidelines set by the appropriate government agencies and utility
6.3.2 underground.
service providers.
6.3.3 The owner or lessee shall coordinate directly with the appropriate
utility service providers for all utility connection applications. The owner or lessee shall provide an accessible space on his lot to
The owner or lessee shall write a request for endorsement accommodate all components and equipment necessary to connect
addressed to the ACA. Such endorsement to the utility service to the main utility system, which space shall meet the
providers shall be given by the ACA only after it has reviewed and specifications of the utility agency or service provider.
approved the necessary documents and plans to be furnished by
the owner or lessee. The owner or lessee shall have sole responsibility over his lot or
premises, including, but not limited to, all structures, buildings
Should the owner or lessee later decide to connect its system to and site improvements found within his property or lease line.
the Ayala Center system described in the Master Development The owner or lessee shall be responsible for ensuring that all utility
Plan of the Ayala Center, the owner or lessee shall bear the costs systems are properly maintained and shall not cause harm to any
of design and construction. individual or destroy property within the Ayala Center.
VOLUME 2
PAGE 42
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Utilities Infrastructure and Emergency Services
SECTION 6.0
6.0
6.4 Water Supply 6.5.3 Sewage shall be treated in a sewage treatment facility. The quality of the
6.5.4 treated effluent must comply with the latest standards and minimum
6.4.1 Drilling of wells to draw groundwater is prohibited. 6.5.5 requirements set by the Department of Health (DOH) and the
Department of Environment and Natural Resources (DENR).
6.4.2 No water pump shall be allowed to connect directly to a water main.
The owner or lessee shall be responsible for the installation and
6.4.3 Booster pumps may be installed to pump water from a cistern supplied maintenance of individual connections to the public sewerage system and
by natural pressure from the water main. The installation of booster sewerage pipes from the main connection to the building or structure
pumps shall require the prior written consent of the ACA. within the lot or leased property.
6.4.4 The owner or lessee shall coordinate directly with the appropriate utility The owner or lessee shall construct and maintain, at his own expense,
service providers for all utility connection applications. The owner or the necessary storm water drains and channels within the boundaries of
lessee shall write a request for endorsement addressed to the ACA. Such his lot and convey these to the nearest available storm water drainage
endorsement to the utility service providers shall be given by the ACA connection.
only after it has reviewed and approved the necessary documents and
plans furnished by the owner or lessee. 6.6 Power Supply
6.4.5 The cistern to be provided by the owner or lessee shall comply with all 6.6.1 The owner or lessee shall comply with the National Building Code, SECTION
the requirements of the utility service provider and its concessionaires. Philippine Electrical Code, and the requirements of the utility agency
and service provider. 6.0
6.4.6 Storage of water equivalent to the average day’s use within the lot or
building is required. The location (underground, elevated, etc.) and
specification of water tanks shall be subject to the review and approval of 6.6.2 The owner or lessee shall verify the exact point of power take-off prior
the ACA. to actual installation.
6.4.7 The minimum water storage requirement for fire protection shall be 6.6.3 No generated power beyond the minimum required for emergency
maintained at all times. stand-by power shall be permitted without the prior written approval of
the ACA.
6.6.4 For equipment with large electrical loads, special illumination
6.5 Sewerage and Stor m Water Drainage requirements, full back-up emergency power and other extraordinary
requirements, the owner or lessee must obtain the approval of the ACA.
The owner’s or lessee’s design engineers shall coordinate with the ACA.
6.5.1 The owner or lessee shall not discharge waste water directly into any 6.6.5 Power distribution plans and load calculations shall be submitted by the
6.5.2 public sewer or storm water drain.
owner or lessee to the ACA for approval. No owned or leased property
No trade effluent, foul or contaminated water, cooling tower hot water shall be connected to the Ayala Center’s main power supply without
or any such material shall be discharged within the Ayala Center without
proper treatment and the prior written consent of the ACA and the prior written approval from the ACA.
appropriate government agency.
6.6.6 Alternative power sources shall be subject to the review and VOLUME 2
approval of the ACA.
PAGE 43
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Utilities Infrastructure and Emergency Services
SECTION 6.0
6.0
6.7 Telec ommun ications 6.9 Solid Was te
6.7.1 The owner or lessee shall coordinate directly with the appropriate 6.9.1 The owner or lessee shall comply with Republic Act No. 9003
utility service providers for all utility connection applications. The ( Ecological Solid Waste Management Act), Rule XI, Section 1 on Materials
6.7.2 owner or lessee shall write a request for endorsement addressed to the Recovery Facility.
6.7.3 ACA. Such endorsement to the utility service providers shall be given
6.7.4 by ACA only after it has reviewed and approved the necessary 6.9.2 A materials recovery facility shall be provided by the owner or lessee
documents and plans furnished by the owner or lessee. to ensure proper solid waste segregation and disposal within the Ayala
Center. The facility must not be visible from common or public areas.
The owner or lessee shall construct and install, as an integrated
component of the building, a communal television antenna on the roof 6.9.3 Localized collection of solid waste shall be done by the ACA. Owners
of the building on the lot. No other individual television antenna shall and lessees should comply with the guidelines set by the ACA in
be permitted. accordance with its waste management strategy, which shall consider
implementation of obligatory garbage segregation, resource recovery
The owner’s or lessee’s system shall automatically alert the building or at source and point of disposal, and promotion of a recycling program.
development it is part of, as well as the ACA, in case of an emergency.
The owner or lessee shall supply a direct connection, and annunciator, 6.9.4 Owners and lessees shall also comply with the waste management
to the ACA command center. guidelines of the Metro Manila Development Authority (MMDA).
Where conflicts exist between the MMDA and the ACA rules and SECTION
Any cellular phone site to be constructed, installed or provided within guidelines, the more restrictive rules and guidelines shall govern.
a building must secure a written endorsement from the ACA. 6.0
6.9.5 The owner or lessee shall provide and maintain within the lot or leased
6.8 Cl os ed Circ uit Television ( C CTV ) premises a comprehensive and effective system of refuse collection and
disposal. At no time should refuse collection at an owner’s or lessee’s
premises be a nuisance to neighbors.
6.8.1 The owner or lessee shall allow the ACA to have free access to his lot/ 6.9.6 Only the ACA or its designated agent shall be authorized to collect
6.8.2 premises to perform any inspection and audit it may deem necessary. waste from the owner or lessee.
6.8.3 CCTV system shall be Internet Protocol (IP)-based, as a minimum.
6.8.4 This system shall not interfere with the CCTV system of the ACA at
common areas. The CCTV system shall be subject to the review and
approval of the ACA. VOLUME 2
CCTVs located or facing the common area shall be subject to the PAGE 44
approval of the ACA.
The owner or lessee shall supply a direct connection of its CCTV to
the ACA command center.
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Utilities Infrastructure and Emergency Services
SECTION 6.0
6.0
6.10 Air-Conditioning System 6.13 Fire Protection
6.10.1 Machine rooms and equipment which produce noise shall be designed 6.13.1 Fire protection systems within the building, the exterior connection
to maintain an ambient noise level of 60 decibels at any time. for fire department equipment, required water storage for fire
fighting, and the safe and proper storage of flammable materials and
6.10.2 Plans for a District Cooling System, as an alternative method of liquids on site shall comply with the rules and regulations of the
air-conditioning, shall be subject to the review and approval of the National Building Code and the Fire Code of the Philippines, and these
ACA. Design Rules and Regulations.
6.11 Fuel Restriction 6.13.2 The owner or lessee shall make provisions for fire lane/s within the lot
to ensure that the fire department shall have ready access in case of an
6.11.1 The owner or lessee should comply with Fire Code of the Philippines 6.13.3 emergency.
on Fuel Oil (Rule 34, Section 34.105) and the Design, Construction and 6.13.4
Installation of Fuel Oil Tanks (Section 34.106). Owner’s or lessee’s Fire Detection and Alarm System (FDAS) shall be
a full addressable system.
The owner’s or lessee’s fire protection system shall automatically alert SECTION
the building and the development it is part of, as well as the ACA, in
case of an emergency. The owner or lessee shall supply a direct 6.0
connection, and annunciator to the ACA command center.
6.12 Liquefied Petroleum Gas
6.12.1 The owner or lessee shall not use or store any fuel or flammable 6.13.5 A fire detection and alarm system must also be provided by the owner
material within his lot or leased premises other than the conventional or lessee for all temporary accommodations and facilities, including
liquid fuels allowed, such as gas, liquefied petroleum gas, natural gas those used during construction.
and kerosene. Prior written consent from the ACA is required for the
use or storage of these conventional liquid fuels as well as any 6.13.6 The owner or lessee shall maintain the necessary fire insurance to
flammable material. indemnify the ACA against fire damage or any other related claims.
6.12.2 All plumbing and pipe works of any building or structure on a lot shall
6.12.3 be concealed from public view. For gas pipes, concealment must
provide for free vent.
The owner or lessee must comply with Rule 28 – Liquefied Petroleum
Gases, Division I – Storage and Handling of Fire Code of the Philippines.
6.12.4 The use of individual tanks and their location shall be subject to the VOLUME 2
review and approval of the ACA.
PAGE 45
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 2: DESIGN RULES AND REGULATIONS
VOLUME 2 SECTION Utilities Infrastructure and Emergency Services
SECTION 6.0
6.0
6.14 Emergency Access
6.14.1 The owner or lessee must comply with the provisions
of the National Building Code, the Fire Code of the
Philippines and other planning and safety codes of the Philippines
and Makati City.
6.14.2 Emergency exit doors when opened must not project beyond
the property or lease line.
6.14.4 Service access points for garbage trucks etc. must be
located away from the emergency exit areas.
6.14.5 An emergency access plan or route shall be submitted to the ACA.
Such plan or route shall be subject to the review and modification
by the ACA.
SECTION
1.0
-END OF SECTION-
VOLUME 2
PAGE 46
VOLUME 3
SECTION 1.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
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 Vehicular Street Access 2
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP Street Orientation 2
Intermodal Stations and 2
STEPHANIE J. LINGAD MITCH DUMLAO MAY FLORENTINO LEYA MOYA
ALI-SLMG ALI-AMG ALI-ABG ALI-ALP Public Transport Stops 3
Gardens, Plazas, and
DIANE MALONZO A.C. OCAMPO AL LEGASPI MITA MONTINOLA Outdoor Rooms 3
ALI-SLMG ALI-AMG ALI-AHI ALI-IDG Landscaped Pathwalks 3
Pedestrian Corridor
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 3: DESIGN GUIDELINES
VOLUME 3 SECTION Urban Design
SECTION 1.0
1.0
1.1 Purpose and Intent 1.3 Ve hicula r St re et A cc es s 1.3.1
1.1.1 These Urban Design Guidelines are tools to ensure that the Ayala Lot information plans will be given to owners or lessees identifying
Center continues to develop as a premier, thriving, vibrant and locations along their street frontage where vehicular entry and exit are
healthy urban center. It aims to:
allowed.
1.1.1.1 enhance pedestrian permeability and amenity throughout the
development; 1.3.2 Vehicular entry and exit into a lot from a “pedestrian” street such as
Promenade or Green Streets is highly discouraged. Lot owners or
1.1.1.2 ensure that buildings create a successful interface with the lessees shall be responsible for their own vehicular entry and exit curb
street and surrounding activities; cut-outs.
1.1.1.3 develop high-quality public spaces that contribute to the 1.4 Street Orientation
identity of the Ayala Center;
1.4.1 Owners or lessees shall orient their buildings, as well as their gardens,
1.1.1.4 acknowledge and support the character and fabric of the 1.4.2 plazas and outdoor rooms, towards the street to create vibrant
existing the Ayala Center mixed use community. streetscapes.
1.2 Coverage Buildings shall be oriented so as not to block each other’s views and
connections to the street.
1.2.1 The following Urban Design Guidelines shall cover all building
types and land uses, including new and existing developments. 1.4.3 Gardens, plazas, outdoor rooms, and walkways shall have cues
1.5.1 marking their entrances and exits visible from the street.
The Master Plan recognizes that the Ayala Center is a major hub for
1.5 Intermodal Stations and Public Transpor t
many commuters. Intermodal stations are provided at or near the
development’s periphery while public transport stops are strategically
located throughout the development. Rationalizing the public
transport system within the Ayala Center will reduce dependency on
motor vehicles.
VOLUME 3
PAGE 2
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Urban Design
SECTION 1.0
1.0
1.6 Gardens, Plazas and Outdoor Rooms 1.7 Landscaped Pathwalks
1.6.1 Not within Owner’s or Lessee’s Lot 1.7.1 Landscaped path walks shall include all walkways, from pedestrian- SECTION
1.7.2
1.6.1.1 Provide a garden, plaza or outdoor room adjacent to a oriented streets and promenades to elevated walkways, provided 1.0
building or at the core of a building grouping that is
accessible to the public throughout the day and night, for with appropriate vegetation from the ACA-approved plant palette.
gatherings, special events, and passive and active recreation.
These landscaped path walks help with way-finding and
1.6.1.2 The garden, plaza or outdoor room is highly encouraged to pedestrianization, as well as strengthen the Ayala Center’s identity
be generally level with the sidewalk it adjoins.
and sense of place.
1.6.1.3 Operational hours shall be determined by the ACA. 1.8 Pedestrian Corridor
1.6.1.4 Guidelines and restrictions on signage shall apply to all 1.8.1 Walkways belonging to the pedestrian corridor shall be accessible to
outdoor spaces. the public for longer periods during the day and night, and shall be
designed to ensure the convenience and safety of users. These shall
1.6.2 Private Gardens, Plazas and Outdoor rooms be wider, have better lighting, be more visually engaging, and
within owner’s or lessee’s lot provided with visible security.
1.6.2.1 Provide private gardens, plazas or outdoor rooms within
areas owned or leased by a specific locator. The owner or
lessee has discretion over operating hours, and who will have 1.8.2 Pedestrian routes should be convenient, accessible and pleasant to
access to these areas. use whether they are elevated walkways, on-grade or sub-surface
routes, or traverse building groupings. An integrated and well
1.6.2.2 The owner or lessee shall be responsible for and bear the cost designed pedestrian network will encourage daytime and nighttime
of the design, planting and maintenance of the private activity within the Ayala Center.
gardens, plazas and outdoor rooms.
1.8.3 Pedestrian Bridges are encouraged to be at least fifty percent (50%)
“visually open or transparent.”
-END OF SECTION-
VOLUME 3
PAGE 3
VOLUME 3
SECTION 2.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
SECTION Architecture INSIDE THIS SECTION
2.0 Purpose and Intent 5
Coverage 5
Building Design 5
Building Character 5
Security 5
Building Materials 6
Façade 6
Underground Parking 6
Commercial Spaces and 7
Storefronts
7
Building and Podium Roofs
7
Service Areas
8
Vehicular Access
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Architecture
SECTION 2.0
2.0
2.1 Purpose and Intent 2.3 Building Design
2.1.1 These Architecture Design Guidelines are intended to further 2.3.1 Building Character
develop the overall aesthetic and experiential quality of the Ayala
Center by encouraging dynamic, innovative, engaging, and 2.3.1.1 Building character is the articulation of a building’s identity or
sustainable architecture and building forms. personality through the interplay of exterior visual patterns as
expressed in variations in massing, color, texture, materials, SECTION
architectural elements and details.
2.0
2.2 Coverage 2.3.1.2 All proposed buildings must:
2.2.1 These Architecture Design Guidelines shall cover all building and 2.3.1.2.1 respect, complement and be a pleasing counterpoint to
land use types, unless otherwise specified, and shall apply to new adjacent and surrounding developments, buildings and
developments, renovations, rehabilitation, and redevelopments, structures in the Ayala Center;
including, but not limited to:
2.3.1.2.2 be aesthetically pleasing from all angles whether viewed
from ground level or from above.
2.2.1.1 consolidation of lots 2.3.2 Security Fences
2.2.1.2 change of land use or occupancy 2.3.2.1 Security fences shall limit access to the lot to designated
entrances and exits. Landscaping features such as planter
2.2.1.3 building expansions boxes, berms, hedges, flowering and non-flowering shrubs are
preferred as security fences along the lot perimeter.
2.2.1.4 building remodels where all or a portion of a structure is
modified, including entrances, façades, roofs, and relocation PROPERTY LINE/ Figure 2.3.2.1:
of building access LEASE LINE Appropriate
2.2.1.5 exterior building alterations, such as the addition, removal, or vegetation
modification of architectural elements; used as
security
2.2.1.6 change in exterior materials and/or color scheme; ARCADE “fence” at
lot perimeter.
2.2.1.7 any other alteration that modifies the exterior appearance of a
building, approved conditions, demands and/or requirements
DRIVEWAY SECURITY
WTHIN LOT FENCE
VOLUME 3
PAGE 5
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Architecture
SECTION 2.0
2.0
2.3.3 Building Materials 2.3.4.5 Above Ground Parking
2.3.4.5.1 Recommended and preferred visual screen materials shall
2.3.3.1 Use building materials that are of a high standard, durable, easily be concrete, metal, glass and green softscape or planting.
2.3.3.2 maintained, environmentally responsive, of quality
workmanship, and respond well to the elements over time. SECTION
For the exterior and public area finishes of an owner’s or lessee’s 2.0
project, the ACA reserves the right to participate in the
formulation of the color palette.
2.3.3.3 The ACA reserves the right to approve or disapprove finishing
materials that do not conform with the overall vision for the
Ayala Center.
2.3.4 Facade Figure 2.3.4.5 : Above Ground Parking. Provide parking
structures with appropriate visual screening.
2.3.4.1 Building facades are encouraged to be “transparent,” affording
building users natural light and views. 2.3.4.6 Vegetated walls, which reduce the so-called “heat island effect”,
are encouraged.
2.3.4.2 Use architectural detailing in combination with color palettes,
textural changes, and material combinations to avoid stark blank
walls. Landscaping techniques may also be used. Balconies are
encouraged.
2.3.4.3 Include lower towers or podiums to visually anchor building 2.3.5 Underground Parking
groupings to the ground.
2.3.4.4 Integrate architectural elements and details that emphasize the 2.3.5.1 Underground parking is preferred within the Ayala Center.
pedestrian scale and promote storefront continuity. The Ayala Center’s main parking area is a two to three (2-3)
Figure 2.3.4.4: level underground facility accessed by intercept ramps. Most
A pedestrian-
scaled, underground parking areas provided by owners or lessees
continuous
storefront is within the Ayala Center are interconnected.
preferred.
VOLUME 3
PAGE 6
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Architecture
SECTION 2.0
2.0
2.3.6 Commercial Ground Floor Spaces and Storefronts 2.4 Building Roofs and Podium Roofs
2.3.6.1 Placing commercial uses at the ground level is recommended to 2.4.1 Building and podium roofs shall be visually pleasing when seen from SECTION
encourage pedestrian activity and help create vibrant streetscapes. above. Use of both hardscape and softscape at the roof is highly
Commercial ground floor spaces and their storefronts shall be encouraged. 2.0
designed with the pedestrian in mind.
2.4.2 Green roofs or gardens at the podium and/or building roof decks are
2.3.6.2 The design of a storefront shall reflect the activity that is highly encouraged for both existing and new developments.
accommodated behind it as well as the urban setting in which it is
located. The presence and nature of businesses shall be clearly
visible and visually engaging to passersby through the glass
storefront.
Figure 2.4.2: A green roof used at the top of a podium.
2.5 Service Areas
Figure 2.3.6.2: Storefronts shall reflect the activity within.
2.5.1 Services, building utilities, and mechanical equipment placed within
the lot must not detract from the attractiveness of the urban
environment and should be located to minimize any adverse impact
on adjacent uses.
2.5.2 Where possible, place service areas and equipment, including loading
bays, pump rooms, vents, antennas, satellite dishes, and other
utilities, away from adjacent buildings, pedestrian and public
spaces, and building entrances. VOLUME 3
PAGE 7
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Architecture
SECTION 2.0
2.0
2.6 Ve hicula r A c cess
2.6.1 Whenever possible, vehicular access points, such as car park
entrances and exits, and the accompanying dropped curbs or raised
tables shall be consolidated in one location to minimize disruption of SECTION
pedestrian and vehicular circulation on the adjoining sidewalk and
street. 2.0
Figure 2.6.1a: VOLUME 3
Driveways and
dropped curbs PAGE 8
shall be
consolidated
whenever
possible.
DROPPED CURB/
RAISED TABLE
Figure 2.6.1b:
Unconsolidated
driveways and
dropped curbs
are not
recommended.
DROPPED CURB/ DROPPED CURB/
RAISED TABLE RAISED TABLE
-END OF SECTION -
VOLUME 3
SECTION 3.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
SECTION Landscaping INSIDE THIS SECTION
3.0
Purpose and Intent 10
Coverage 10
Landscape Design 10
Strategies
Hardscape 11
Softscape 11
Fences, Walls, Hedges 12
Gardens, Plazas and 12
Outdoor Rooms
Outdoor Environmental Art 13
Streetscapes 13
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Landscaping
SECTION 3.0
3.0
3.1 Purpose and Intent SECTION
3.1.1 These Landscape Design Guidelines are intended to help create 3.0
outdoor environments that are functional, purposeful, aesthetically
pleasing, will encourage community gatherings, foster their continued Figure 3.3.2.1: Use pedestrian-scaled street furniture.
use, and enhance the overall visitor experience within the Ayala
Center. 3.3.2.2 Use outdoor environmental artwork to give a sense of place to
outdoor spaces, assist in way-finding, and foster interaction
3.2 Coverage among users.
3.2.1 The following guidelines shall apply to all outdoor open areas 3.3.2.3 Develop gardens, plazas and outdoor rooms in all available
including streets, motor courts and driveways, plazas, gardens and open outdoor areas, whether these be in between buildings, at
outdoor rooms, as well as podium and roof decks. All developable the core of building groupings, or at podium and roof decks.
areas shall be covered, whether owned or leased.
3.3.2.4 Use architectural screens and hedges to conceal unattractive
3.3 Landscape Design Strategies spaces such as utility areas, and to secure lot perimeters and
restrict access to areas identified as not open to the public.
3.3.1 Landscaping is used to enhance the aesthetic quality and
functionality of outdoor spaces, ensure the comfort and Figure 3.3.2.4:
convenience of pedestrians, assist in way finding, and incorporate Conceal utility
“nature” into urban areas. areas using
hedges and
3.3.2 The following landscape design strategies are encouraged: screens.
3.3.2.1 Make outdoor spaces more pedestrian-friendly by designing VOLUME 3
hardscape, such as street furniture, that is scaled to the
pedestrian. PAGE 10
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Landscaping
SECTION 3.0
3.0
3.3.2.5 Use softscape to improve the “livability” of outdoor spaces by
providing shade trees especially along path walks and at parking
lots. Use vegetation to soften transitions between horizontal and
vertical planes and to serve as visual relief from empty blank
walls.
SECTION
3.0
Figure 3.3.2.5: Use vegetation to improve an Figure 3.4.2: For pedestrian safety, paving changes
area’s livability. (visual and tactile) that highlight ramps and steps
are part of the hardscape design.
3.4 Hardscape
3.4.3 All hardscape elements shall be made of durable, high quality
materials. Easy maintenance and resistance to vandalism shall be a
consideration in material selection. Flooring material shall be non-slip.
3.4.4 A sustainable drainage system for paved areas shall be installed by the
owner or lessee, preferably opening to a natural water collection area
with drains covered by protective grates. Run-off can be reduced by
incorporating permeable hardscape that allows water to percolate.
3.4.1 Hardscape encompasses all deliberately positioned inanimate outdoor
surfaces, including sidewalks, streets, parking lots, path walks, patios, 3.5 Softscape
paved areas, arbors, pergolas, decks, water features, ponds, and rock 3.5.1 Use of low-maintenance, native, non-invasive, drought-tolerant plant
gardens. Hardscape shall be designed to improve the “livability” of an varieties is recommended. Use of diverse plant material from the
ACA-approved plant palette is encouraged.
outdoor space, enhance privacy, create boundaries, level topography,
provide shelter, reduce lawn maintenance, and encouraging a
pedestrian –friendly environment.
3.4.2 Design hardscape with the convenience and safety of the pedestrian in 3.5.2 Softscape design should consider where plants, trees and shrubs should
mind, especially the physically handicapped.
be placed, and how the plantings will relate to climate, sun exposure,
existing trees and current structures. VOLUME 3
PAGE 11
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Landscaping
SECTION 3.0
3.0
3.6 Fe nces , Walls and He dges 3.7 Gardens, Plazas and Outdoor Rooms
3.6.1 The ACA shall approve the design, materials, location, dimensions 3.7.1 Gardens, plazas, and outdoor rooms are highly encouraged throughout
including height of any fence, wall or hedge to be constructed along the Ayala Center. These may be located at open areas adjacent to
the periphery of a parcel or lot, especially those visible from the street. buildings, at the core of building groupings, and even at podium or
roof decks.
3.6.2 Fences, walls and hedges should be consistent with the design and
materials of surrounding developments, buildings and fences. SECTION
3.6.3 Landscaping features such as plant boxes, hedges, and shrubs are 3.0
encouraged as security “fences” along the perimeter of lots/parcels to
discourage access into the premises other than through designated
points of entry and exit.
INSIDE PROPERTY STREET
Figure 3.7.1: Green roofs and roof deck gardens are
encouraged.
Figure 3.6.3: Use appropriate vegetation for security 3.7.2 The design of gardens, plazas, and outdoor rooms should consider the
“fences” along a lot’s perimeter. relationship between uses in the outdoor spaces and those in adjoining
indoor spaces, variable light, climate conditions, protection from the
elements, such as sun and wind, and fulfilling expectations of target
end users.
VOLUME 3
PAGE 12
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Landscaping
SECTION 3.0
3.0
3.8 Outdoor Environmental Art 3.9.3 Attention shall be given to the needs of the physically handicapped.
Crosswalks and ramps shall be strategically placed.
3.8.1 Outdoor environmental art is highly encouraged, especially in public
plazas, gardens and outdoor rooms, as well as part of the streetscape. 3.9.4 Trees, shrubs and other planting strip softscape shall buffer pedestrians
from the street, as well bring color and texture to the streetscape.
3.8.2 Artwork should enhance the quality of outdoor spaces and foster their Low-growing groundcover or turf is recommended at medians and
use, complement the surrounding architecture, serve as termination of roadside planting strips.
visual corridors, mark places of importance, or simply to complement
the softscape. 3.9.5 Streetscape Character
Table 3.9.5: Streetscape Character by Street Type SECTION
3.0
STREET Paving and Trees and Canopies
TYPE Groundcover
3.9 Streetscapes Planting
3.9.1 Streetscapes shall be designed as pedestrian-friendly environments. Plaza Special or signature Palms palette
3.9.2 Street furniture, including seating, waiting sheds, bike rails, trash cans, Streets paving
Intermittent planter Palms at retail and
street lights, plant boxes, bollards, street signs, art work and signage, Garden segments central access
etc. shall be scaled to the pedestrian and designed for their convenience Streets (ornamental and
and safety. treatment if possible)
Grass-like plants
Typical paving with
accent areas
Continuous planters
Special or signature
paving at central
crosswalk
-END OF SECTION-
Figure 3.9.2: Use pedestrian– scaled street furniture. VOLUME 3
PAGE 13
VOLUME 3 INSIDE THIS SECTION
SECTION 4.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
SECTION
Lighting4.0
Purpose and Intent 15
Coverage 15
Lighting Considerations 15
Lighting Standards 16
Recommended Lux Levels 17
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Lighting
SECTION 4.0
4.0
4.1 Purpose and Intent 4.3 Lighting Considerations
4.1.1 To encourage quality outdoor and indoor lighting environments 4.3.1 Security
within the Ayala Center, where safety to people and security to
property are enhanced, aesthetics suitable to the space are provided 4.3.1.1 Lot owner or lessee shall provide security lighting such that
or maintained, and lighting is delivered economically in terms of people can see far ahead and detect and identify possible threats
equipment, installation, operation, and maintenance with minimal and escape paths.
environmental impact.
4.3.2 Visibility and Visual Comfort
4.2 Coverage SECTION
4.3.2.1 The lot owner or lessee shall provide lighting with uniform
4.2.1 These guidelines shall cover all the Ayala Center indoor and surface illuminances and use carefully placed luminaire shields 4.0
outdoor lighting and illumination requirements for the following: to avoid glare.
4.2.1.1 Roadway, street lighting, parking lot and area lighting 4.3.2.2 Owner or lessee shall not make abrupt changes in luminance
4.2.1.2 Pedestrian passageway lighting—elevated walkways, covered levels within his property to avoid accidents.
walkways, pedestrian bridges and tunnels 4.3.3 Aesthetics
4.2.1.3 Buildings—with different lighting performance standards per
4.3.3.1 A well-designed outdoor lighting installation can attract
building type and land use customers and visitors to places such as outdoor shopping
4.2.1.4 Gardens, plazas, green areas and landscaping—including areas, events and concert halls, museums, plazas and gardens,
promoting the economic vitality of a community.
outdoor art, sculpture, and special features
4.3.3.2 The color of the light source and its ability to render colors
4.2.1.5 Signage and environmental graphics lighting, including skin tone, the appearance of luminaires and matching
4.2.1.6 Vertical surfaces—including facades, signs, flags, and civic luminaires to the site, and issues of glare should all be
considered.
monuments
4.3.4 Energy Usage
4.3.4.1 Ensure that luminaire design and light distribution minimizes
energy usage.
4.3.4.2 Also consider using timers, motion sensors, photo sensors,
curfew dimming, and step switching.
VOLUME 3
PAGE 15
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Lighting
SECTION 4.0
4.0
4.3.5 Light Pollution 4.4.6 All building façade lighting fixtures shall be deeply shielded to prevent
visible fixture glare when viewed from the street or arcade on the
5.4.5.1 Light pollution is a consequence of light at night, and can be opposite side.
evaluated in terms of sky glow, light trespass and glare. With
appropriate lighting design, luminaire selection, and controls,
light pollution can be minimized.
5.4.5.2 Encourage use of “dark sky lighting” where light is directed
downwards where it is most needed thereby reducing the night-
time “glow” associated with urban areas that prevents one from
seeing stars.
4.4 Lighting Standards Figure 4.4.6: Building façade lighting should not SECTION
produce glare visible from across the street.
4.4.1 Ensure that lighting addresses the need for visibility, aesthetic appeal, 4.0
economy, and energy efficiency for both outdoor and indoor lighting 4.4.7 Lighting for outdoor environmental art or sculpture visible to the
design. public from streets, sidewalks, passageways, or landscaped outdoor
spaces, shall be equipped with appropriate shielding devices, such as
4.4.2 All site, landscape, streetscape or building exterior lighting shall be of shrouds, “barn doors”, or louvers.
a configuration, style, finish and color that are consistent with the
overall character of the development. Figure 4.4.7: Lighting for art shall be shielded to avoid glare.
4.4.3 Lighting fixtures, lighting technology and systems that are 4.4.8 Lighting shall be maintained to optimum levels as maintenance is key
environmentally sustainable are highly encouraged. in keeping illuminance and lighting levels as they were designed.
4.4.4 The appropriate lighting performance standards per building type/
land use shall be used. Lighting design, illuminance levels and fixture
selection should be designed to avoid glare and intrusion into adjacent
properties, especially to hotel and residential developments.
4.4.5 Provide higher illuminances for high-volume pedestrian traffic areas
such as elevated walkways, arcades, covered walkways, pedestrian
bridges and tunnels, and other path walks. This should, however, not
produce glare that will be a hazard to motorists and pedestrians.
See Table 4.4.8; Page 17 VOLUME 3
PAGE 16
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Lighting
SECTION 4.0
4.0
4.4 Lighting Standards
Table 4.4.8: Recommended Lux Levels—
THE AYALA CENTER AVERAGE MAINTAINED ILLUMINANCE VALUES
-END OF SECTION- SECTION
4.0
VOLUME 3
PAGE 17
VOLUME 3
SECTION 5.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
SECTION Environmental Graphics and Signage INSIDE THIS SECTION
5.0
Purpose and Intent 19
Coverage 19
General Signage Guidelines 19
Signage Types and 19
Classifications
Sign Types and Zones Map 21
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.1 Purpose and Intent 5.3 General Signage Guidelines
5.1.1 This Section establishes guidelines to help ensure that 5.3.1 Energy-efficient electrical illumination systems are encouraged.
environmental graphics and signage within the Ayala Center:
5.3.2 Three-dimensional letters, backlit or indirectly lit are encouraged.
5.1.1.1 are distinctive and aesthetically pleasing—communicating their
messages clearly through thoughtful design; 5.3.3 High energy colors and material finishes are encouraged for
Commercial Lessee Identification signs at ground floor and on upper
5.1.1.2 complement the area’s architecture, enhance the visual floors and for Arcade Blade Signage.
environment and overall image of the Ayala Center;
5.3.4 Electronic or LED displays are encouraged for Entertainment
5.1.1.3 are sufficiently coordinated and cohesive; geared towards Marquees at storefront.
effective way-finding and creating a positive visitor experience;
5.4 Signage Types and Classifications SECTION
5.1.1.4 do not contribute to visual clutter, nor exist solely for product
advertising purposes; 5.0
5.1.1.5 are pedestrian friendly and do not impede the Ayala Center’s 5.4.1 The Ayala Center is a mixed-use center encompassing a wide variety
pedestrian orientation strategies; of property types and uses, from residential condominiums, retail
5.1.1.6 are safe and in no circumstance pose a danger to the general establishments, offices, services, restaurants, entertainment centers
public. and hotels. As such, it is important that its environmental graphics
5.2 Coverage and way-finding signage are effective, visually cohesive, enhance the
center’s architecture and urban design, and add to the overall visitor
5.2.1 This Section shall address the design, use and implementation of all experience.
environmental graphics and signage within the Ayala Center—both
permanent and temporary. 5.4.2 SIGN TYPES
Building Identification— Parking Identification
at top of building
at top of podium Parking Symbol
at entrance canopy Entertainment Marquee—
fixed monument-type
non-active display
Commercial Lessee Identification
on Ground Floor active display
on Upper Floors
at storefront
Arcade Blade Signage Advertising Signage—
poster/billboard
active display banners on poles VOLUME 3
PAGE 19
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4.3 Building Identification signs are classified into zones based on their 5.4.4 Entertainment marquee and advertising signs may be active or
location within or relative to the building facade, as illustrated in the non-active depending on their location within the Ayala Center, as
accompanying illustration: indicated on the accompanying map.
5.4.3.1 ZONE 1: At pedestrian level, e.g. at entrance canopy, See Figure 5.4.4; Page 21
Or fixed monument-type in front of and parallel to the
building, and clear of the minimum sidewalk width.
5.4.3.2 ZONE 2: At top of podium.
5.4.3.3 ZONE 3: Anywhere on the building body except on the podium.
NAME SECTION
ZONE 3 5.0
NAME NAME ZONE 2
ZONE 1
N AM E NAM E
Figure 5.4.3: Zones 1, 2, and 3—classification of building
identification signs according to their location within or relative
to the building facade.
VOLUME 3
PAGE 20
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 3: DESIGN GUIDELINES
VOLUME 3 SECTION Environmental Graphics and Signage
SECTION 5.0
5.0
5.4 Sign Types a nd Zones
Figure 5.5.4:
Lessees are allowed to use active or non-active entertainment marquee signs depending on their
establishments’ location within the Ayala Center.
SECTION
5.0
-END OF SECTION-
VOLUME 3
PAGE 21
VOLUME 4
SECTION 1.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
SECTION General Conditions for Construction INSIDE THIS SECTION
1.0
Purpose and Intent 2
Coverage 2
General Conditions for 2
Construction
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 4: CONSTRUCTION RULES AND REGULATIONS
VOLUME 4 SECTION General Conditions for Construction
SECTION 1.0
1.0
1.1 Purpose and Intent 1.3 General Conditions for Construction
1.1.1 The Construction Standards and Guidelines volume provides 1.3.1 In general, it shall be the sole responsibility of owner or lessee, his
sustainable standards that shall ensure quality construction operations 1.3.2
within the Ayala Center, as well as promote environmental awareness, 1 . 0representatives, developers, contractors, sub-contractors, suppliers, etc. SECTION
safety, and the welfare of every individual during development.
to promote environmental awareness, secure health, safety at this
1.2 Coverage 1.3.3 development and shall not absolve them from any liability.
1.3.4
1.2.1 The following Construction Standards and Guidelines shall encompass It shall be the sole responsibility of the owner or lessee to obtain the
and apply to: necessary design and construction criteria and building code
requirements from the appropriate government agencies and service
1.2.1.1 New development, rehabilitation and redevelopment, including providers.
consolidation of lots and change of use
The Developer or Contractor shall comply with all applicable laws,
1.2.1.2 Exterior building alterations, including, but not limited to: regulations, guidelines, conditions and terms of approval issued by the
addition, removal, or modification of architectural elements. appropriate national and local environmental government agencies in the
Philippines.
1.2.1.3 Renovations, where buildings or a portion of a structure is
modified, including changes in entrances, facades, roofs, and No new developments, redevelopment, renovations, rehabilitation,
access relocation alteration, modification, demolition, within the Ayala Center shall be
allowed to commence unless they have provided the necessary
construction bonds, guaranty deposits, development fees, and
comprehensive all risk insurance (CARI) to the Ayala Land, Inc. (ALI) or
the Ayala Center Association (ACA) that shall answer to any incident
that may occur during such operations.
1.2.1.4 Building expansions; 1.3.5 The owner or lessee shall be responsible for the following areas during
1.2.1.5 A change in exterior materials and or color scheme construction:
1.2.1.6 Any other alteration that modifies the exterior appearance of the 1.3.5.1 Site logistics and site services including temporary facilities
building, approved conditions, demands and or requirements
1.3.5.2 Board-up, enclosures and canopies
1.2.1.7 Demolitions.
1.3.5.3 Demolition activities
1.3.5.4 Site security and safety
1.3.5.4 Protection for adjacent lots and properties
1.3.5.5 Road and Pedestrian Traffic VOLUME 4
1.3.5.6 Sanitation and Housekeeping
PAGE 2
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
VOLUME 4 SECTION General Conditions for Construction
SECTION 1.0
1.0
1.3.6 The Developer or Contractor shall specify and develop their SECTION
construction dumping strategy to promote environmental, health and
1.3.7 safety (EHS) quality of workmanship within the Ayala Center. 1.0
1.3.8
All construction within the Ayala Center shall be guided by the ALI
and the ACA and its circulars, rules and regulations as promulgated.
Non – compliance with these Construction Standards and Guidelines
shall be subject to corresponding penalties stated in circulars,
memorandum, or as stated in Volume 6 Development Review and Approval
Process.
-END OF SECTION-
VOLUME 4
PAGE 3
VOLUME 4
SECTION 2.0
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
SECTION Construction Rules and Regulations INSIDE THIS SECTION
2.0
Owner’s or Lessee’s Areas of 5
Responsibility during Construction
5
Site Logistics 7
Site Services, Temporary
9
Facilities and Utilities 17
24
Board-up, Fences, Canopies 25
Demolition
Site Security and Safety 25
Site Hoarding, Excavation 26
and Dewatering 27
28
Emergency Plans 28
Protection of Adjacent Areas 29
Traffic Control 29
Safety Nets and Catch Boards 30
Obstruction-free Streets, Sidewalks 33
Work Limitations and Stoppage
Construction Workers and Personnel
Occupational Health and Safety
Safe Work Practices
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
VOLUME 4 SECTION Construction Rules and Regulations
SECTION 2.0
2.0
2.1 Ow ner’s or L essee’s Areas of 2.2 Site Logistics
Responsibility during Construction
2.2.1 Logistics Plan
2.1.1 The owner or lessee shall be responsible for the following areas
during construction: 2.2.1.1 All owners or lessees are responsible for all operations and SECTION
logistics within their respective project sites.
2.1.1.1 Site logistics and site services including temporary facilities 2.0
2.1.1.2 Board-up, enclosures and canopies 2.2.1.2 Each owner or lessee shall provide a logistics plan describing
2.1.1.3 Demolition activities the overall services and site facilities that he shall be
2.1.1.4 Site security and safety establishing and the operational strategy that shall be followed
2.1.1.5 Protection for adjacent lots and properties to guarantee that the construction works proceed efficiently
2.1.1.6 Road and Pedestrian Traffic and safely, with minimum impact on the surrounding areas.
2.1.1.7 Sanitation and Housekeeping
2.1.1.8 Occupational Health and Safety and Construction Workers and 2.2.1.3 The owner’s or lessee’s logistics plan shall be submitted to the
Personnel Management ALI or the ACA at least thirty (30) days prior to
2.1.1.9 Safe Work Practices commencement of work and shall require the ALI ‘s or the
ACA’s written permission before commencement of the
2.1.2 All construction within the Ayala Center shall be guided by the ALI
and the ACA and its circulars, rules and regulations as promulgated. works.
2.2.1.4 Each owner or lessee shall take into account other ongoing
construction works on adjacent properties and shall coordinate
his construction activities with those being undertaken by other
owners or lessees. All owners or lessees shall ensure that
reasonable access is afforded to all project sites in the area.
2.2.1.5 Each owner or lessee shall designate a logistics manager or
point person who shall coordinate with the ALI and the ACA
and others. The logistics manager shall be required to attend
regular logistics coordination meetings as shall be determined
by the ALI or the ACA.
VOLUME 4
PAGE 5
VOLUME 4 THE AYALA CENTER DEVELOPMENT HANDBOOK
SECTION 2.0 VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
2.2 Site Logistics
2.2.2 Deliveries and Heavy Equipment 2.2.2.6 All deliveries of unusual loads, such as cranes, generator sets, and
other heavy equipment, must be included and highlighted in the
2.2.2.1 Contractor’s deliveries to project sites shall be made using limited booking system, at a minimum of 10 working days in advance of
access routes within the Ayala Center. Said access routes shall be the date of delivery. The owner or lessee must consult the ALI
determined by the ALI or the ACA Traffic Officer. Only vehicles or the ACA to check that access routes to the project site shall be SECTION
servicing contractors in the Ayala Center shall be permitted access
to the project sites. available and that the proposed unloading location and possible 2.0
crane positioning does not interfere with another owner’s or
2.2.2.2 The owner or lessee shall submit to the ALI or the ACA materials lessee’s construction work.
and equipment delivery schedules two (2) calendar weeks in
advance of expected delivery dates. The owner or lessee shall 2.2.2.7 The owner or lessee shall be held liable and responsible for any
coordinate with the ALI or the ACA for approved delivery damages incurred within the Ayala Center as a result of the
schedules and authorized delivery access routes. delivery of construction materials or construction proper. The
owner or lessee shall be penalized and be made to pay the
2.2.2.3 Deliveries not previously approved by the ALI or the ACA shall necessary fines.
be denied to access the project site.
2.2.2.4 The owner or lessee or Developer or his personnel must take all 2.2.3 Wash Bays
precautionary measures so trucks do not traverse sidewalk
pavements without the proper ramps (wooded or metal). The 2.2.3.1 All vehicles leaving the project site, and their wheels in particular,
owner or lessee shall ensure that the traversed sidewalks, gutters, shall be cleaned before being allowed to proceed onto the public
and curbs remain in good condition. roads. Wash bays and “tire shakers” shall be provided and situated
within the project site or within the site premises. The owner or
2.2.2.5 If a crane is needed on site, the owner or lessee shall submit a lessee shall be responsible for the clearance of all debris caused by
non-compliance to this provision, and shall pay the necessary
crane layout plan to the ALI or the ACA for approval prior to fines.
erecting any crane on site. ‘Over sailing’ of cranes above adjacent
2.2.4 Parking
sites shall only be allowed if there is a written prior agreement
between the owners or lessees concerned. The ‘over sailing’ of 2.2.4.1 All vehicles must be parked inside the project site or within
assigned construction parking areas. Illegally parked vehicles shall
cranes over roads shall be controlled and shall be subject to the be towed away. Owners shall be given a citation ticket and shall
ALI’s or the ACA’s approval. The ALI or the ACA shall take into be required to pay a recovery charge and other necessary fines.
account the degree of ‘over sailing’ proposed, the state of
development of adjacent properties and the expected visual
intrusion.
VOLUME 4
PAGE 6
THE AYALA CENTER DEVELOPMENT HANDBOOK
VOLUME 4 VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
SECTION 2.0
2.3 Site Services, Temporary Facilities and Utilities
2.2.5 Ready-Mixed Batching Plants & 2.3.2 Food Service SECTION
Mass Production of Pre-cast Materials
2.3.2.1 An outdoor canteen is strictly prohibited. 2.0
2.2.5.1 No ready-mixed batching plants on site shall be permitted within
the Ayala Center. 2.3.2.2 Mobile-type canteens shall, on a limited basis, be permitted on
site.
2.2.5.2 No mass production of pre-cast materials shall be permitted inside
the project site. 2.3.2.3 Indoor canteen and food service facilities provided within the
project site shall be suitable to handle the staff and worker
population.
2.3 Sit e Se r vi ce s , Te m pora r y Fa cilities 2.3.2.4 Areas for cooking shall be designated within the project site.
and Utilities Cooking outside of these designated areas is strictly prohibited.
2.3.1 General Guidelines 2.3.2.5 Pedestrian hawker food vendors shall not be permitted to enter
the project site.
2.3.1.1 The owner or lessee shall be responsible for the provision of his
own site services, temporary facilities, and the supply and
maintenance of temporary utilities within his project site as 2.3.3 First Aid Station
required during construction.
2.3.3.1 Provision and operation of a fully equipped first aid station with a
2.3.1.2 The owner or lessee shall remove all temporary utilities and qualified nurse in attendance during working hours is required.
2.3.1.3 services upon completion of construction works or when directed
by the ALI or the ACA. 2.3.4 Temporary Facilities
The owner or lessee shall promote environmental welfare and 2.3.4.1 The owner or lessee shall ensure that provisions within his project
safety within the Ayala Center. site during construction shall accommodate the needs of individual
workers and staff on site.
2.3.1.4 The owner or lessee shall comply with Fire Code requirements,
under Rule 38 Division 1 – Temporary Construction and Equipment, in 2.3.4.2 All temporary facilities shall have written approval from the ALI
or the ACA prior to construction.
addition to provisions in this section.
2.3.4.3 Upon completion of construction works, the owner or lessee shall
remove all temporary accommodations and facilities from his site
within 30 calendar days from date of completion. Failure to do so
entitles the ALI or the ACA to undertake the removal of the
temporary facilities without prejudice to loss, penalty charges
or legal suits.
VOLUME 4
PAGE 7
VOLUME 4 THE AYALA CENTER DEVELOPMENT HANDBOOK
SECTION 2.0 VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
2.3 Site Services, Temporary Facilities and Utilities
2.3.4.4 Temporary facilities shall have a minimum setback of 3 meters 2.3.5 Toilet Facilities and Sewerage System
from internal face of temporary board up, fences or enclosures.
The setback space provided shall serve as a no work zone and site 2.3.5.1 The owner or lessee shall provide adequate temporary portable
buffer. toilet facilities within the building or project site as may be
required during the construction works suitable to handle the staff
and worker population.
2.3.5.2 The owner or lessee shall provide sewage disposal facilities from SECTION
all toilets.
2.0
2.3.5.3 It shall not be possible to connect to the ALI or the ACA sewage
network until a later stage. While this connection is unavailable,
the owner or lessee shall provide sewage holding tanks and
arrange for these tanks to be pumped out to road tankers at
regular and frequent intervals.
2.3.5.4 The owner or lessee is responsible for ensuring that sewage
disposal arrangements fully comply with current legal and
environmental requirements imposed by the ALI or the ACA and
other appropriate authorities.
Fig. 2.3.4.4: Temporary facilities setback from 2.3.5.5 Temporary sewage system for temporary facilities shall be
board-up, fences or enclosures by 3.0 meters. installed in accordance with statutory approvals and consents. Any
fees, utility charges shall be to the account of the Contractor.
2.3.4.5 No site accommodation shall be permitted on the project site
unless approved in writing by the ALI or the ACA. Housing
facilities or barracks used as temporary shelter shall not be 2.3.5.6 Pumps and devices to efficiently maintain the sewage system
allowed. installations shall be provided by the owner or lessee.
2.3.4.6 Temporary storage facilities shall be allowed during the 2.3.6 Site Drainage
construction period. Said facility must look decent and must be in
accordance with the standards of the Ayala Center. It must be 2.3.6.1 Discharging water onto roadway surfaces and streets is strictly
limited to two (2) storeys. Summary abatement or demolition prohibited.
shall be implemented in case of violations.
2.3.6.2 The owner or lessee shall provide a catch basin or setting pond or
2.3.4.7 Areas for cooking shall be designated within the project site. holding tank to collect storm water prior to directly discharging to
Cooking outside of these designated areas is strictly prohibited. the Ayala Center’s storm water drainage system.
2.3.4.8 All temporary facilities must conform with the Sanitation and VOLUME 4
Housekeeping provisions imposed by the ALI or the ACA.
PAGE 8
VOLUME 4 THE AYALA CENTER DEVELOPMENT HANDBOOK
SECTION 2.0 VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
2.4 Board-up, Fences & Canopies
2.3.6.3 Surface water drainage for temporary facilities areas shall be 2.3.8 Site Cleanliness and Sanitation
installed in accordance with statutory approvals and consents.
Any fees, utility charges shall be to the account of the Contractor. 2.3.8.1 The owner or lessee shall maintain the site and its peripheral area
to a high standard of cleanliness at all times.
2.3.6.4 Pumps and devices to efficiently maintain the site drainage
installations shall be provided by the owner or lessee. 2.3.8.2 In the event that an owner or lessee delays construction of his site,
the site shall be maintained in a tidy condition, grass trimmed and
2.3.7 Temporary Power excessive vegetation growth cut back. Failure of owner or lessee SECTION
to comply with this requirement shall result in the ALI or the 2.0
ACA executing this work at the expense of the owner or lessee.
2.3.7.1 The owner or lessee shall be responsible for providing temporary 2.3.8.3 The owner or lessee shall at all times comply with current
electricity or power supply and distribution for the project site. statutory and municipal regulations and requirements for waste
and waste disposal.
2.3.7.2 The owner or lessee shall be responsible for the following:
2.3.7.2.1 Temporary electrical supply and distribution system including 2.3.8.4 The owner or lessee shall provide rodent and pest control services
design, statutory approvals, connections and consents, fees, including spraying or fogging for all areas within their project site,
equipment, utility charges, cabling, and the like as required to as well as for areas adjacent to their property boundaries as may
complete the works. be deemed necessary.
2.3.7.2.2 Temporary lighting supply and distribution system shall be 2.4 Board-up, Fences & Canopies
installed by the service provider as required to maintain a
well-lit area during all hours of operation during 2.4.1 Temporary Project Site Board-up, Fence or Enclosure
construction. The minimum levels of safety lighting as per the
Philippine Code and guidelines must be provided at all times.
2.3.7.2.3 Other devices to efficiently maintain the temporary power 2.4.1.1 The owner or lessee shall provide temporary board-up or
supply and distribution system installations.
protection fence and necessary enclosure surrounding his lot or
2.3.7.3 Before finalizing arrangements for the supply of temporary project site; the layout and plan shall be subject to the ALI’s or the
electricity, the owner or lessee must submit for the ALI’s or the ACA’s approval, and to all governing safety standards.
ACA’s approval any temporary overhead or underground routing
2.4.1.2 Temporary board-up, fence or enclosures shall be provided
of electricity cables that shall traverse the road network within the throughout the duration of the construction works for all
developments, such as new developments, renovations,
Ayala Center. rehabilitations, redevelopments, demolitions and exterior building
alterations, including but not limited to: additions, excavations,
removals, or modification of architectural elements.
VOLUME 4
PAGE 9
VOLUME 4 THE AYALA CENTER DEVELOPMENT HANDBOOK
SECTION 2.0 VOLUME 4: CONSTRUCTION RULES AND REGULATIONS
2.4 Board-up, Fences & Canopies
2.4.1.3 All temporary board-up,
fences or enclosures shall
be removed upon
completion of construction
works.
2.4.1.4 All parts of the board-up, SECTION
fences or enclosures must
be clean and well 2.0
maintained at all times,
devoid of any unauthorized Fig. 2.4.1.6a: Typical Elevation of a Project Site Board-up Fence or Enclosure (side along street )
signage and advertisements,
free from grime, chipping TYPICAL ELEVATION
and graffiti of any kind,
from the start of Fig. 2.4.1.6b: Typical Elevation of a Project Site Board-up, Fence or Enclosure (side along vacant lot)
construction up to
completion.
2.4.1.5 All temporary board-up,
fences or enclosures shall
be built of ribbed
galvanized iron (“G. I.”)
sheet or equivalent, subject
to the ALI’s or the ACA’s
approval, and shall have a
minimum height of 2.4
meters above grade.
2.4.1.6 Temporary Project Site
Board-up, Fence or
Enclosure Typical
Elevations and Details
VOLUME 4
PAGE 10
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DESIGN STANDARD GUIDELINES - AYALA CENTER
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