National Building Code: Occupancy Types

• Buildings get classified according to use.
• For a commercial building with rentable spaces and condominiums:
  • Mercantile occupancy applies to the commercial part.
  • Residential occupancy applies to the condominium units.
• Occupancy load must ensure occupant safety, considering floor area and usage.
• National Building Code is also know as P.D. 1096.

Occupancy Types by Group

• Group A occupancies are residential dwellings.
• Group B occupancies are multiple dwelling units like boarding houses, hotels, and apartments which have space for at least 10 people.
• Group C occupancies are for educational and recreational entities like schools, day-care centers, or places of assembly not in Group I, divisions 1 or 2, or Group H buildings.
• Group D occupancies are institutional.
• Group E occupancies are for business and mercantile.
  • Division 1, Group E: gas or boat service stations or garages with no open flame work or highly flammable liquids use.
  • Division 2, Group E: retail stores, offices, dining spots under 100 occupants, print shops, police and fire stations, light factories, and paint stores which don't handle in bulk.
  • Division 3, Group E: aircraft hangars or open parking garages where repair work excludes open flame, welding, or highly flammable liquids.
• Group F occupancies are industrial.

Structural Design (NBCP, Rule VIII)

• The structure must meet all safety design requirements, including earthquake resistance.
• Because the Philippines is earthquake-prone, buildings follow NBCP seismic design needs, especially high-rises.

Fire Safety (NBCP, Rule VII & RA 9514)

• Proper fire exits are required for commercial and residential parts of a building
• Accessible fire exits vary per floor based on occupant numbers.
• The building needs fire alarms, sprinklers, extinguishers, and suppression systems.
• Partition walls and materials require fire resistance ratings suited to their use and occupancy.

Means of Egress (NBCP, Rule IX)

• Sufficient accessible exits are needed for commercial and condominium spaces, clearly marked, lit, and accessible at all times.
• Staircase, corridor, and exit width must meet minimum occupant load needs.

Sanitation & Health (NBCP, Rule X)

• Good ventilation is key for commercial and condominium spaces to circulate air and prevent health risks.
• A reliable system for clean water, sewage, and drainage is crucial.

Accessibility for People with Disabilities (NBCP, Rule XI & BP 344)

• Complies with BP 344 for accessible ramps, elevators, and doorways in commercial and public areas.

Safety & Security (NBPC, Rule VI)

• Must be designed and built to protect against hazards like floods, earthquakes, and fires.
• Electrical, mechanical, and plumbing systems must follow NBCP rules for safety.

Building Services (NBCP, Rule XIII)

• Electrical and mechanical systems require adherence to safety for wiring, lighting, and ventilation, mainly in heavy electrical using spaces
• Elevators and escalators should also comply with safety in taller buildings.

Setbacks & Lot Coverage (NBCP, Rule V)

• Building lines need certain setbacks from property lines depending on zoning.
• Building footprint to total lot area ratio must comply with zoning and local rules.

Signage & Advertising (NBCP, Rule XII)

• Commercial spaces must follow rules for signage size, placement, and safety, ensuring exits, fire safety gear, and views aren't blocked.

Elevators & Escalators (NBCP, Rule XVI)

• Buildings higher than a certain number of stories must install elevators and escalators for easy movement, especially high-rises blending commercial and residential use.

Energy Conservation (Energy Code of the Philippines)

• Buildings with commercial spaces should use energy-efficient lighting, HVAC systems, and insulation to cut energy consumption.

Zoning & Land Use (Local Government Ordinances)

• Zoning, density, land use, and height rules outside of NBCP may apply based on location.

Requirements for Building Entrance/Lobby

• Serves residential, commercial tenants, and visitors.
• Essential Elements:
  • Commercial units have a separate entrance/exit to avoid confusion with residential.
  • Spacious lobbies cater to residents and visitors.
  • Commercial spaces may include a reception desk for inquiries and deliveries.
  • Include visitor seating, especially in buildings with retail or offices
  • Elevators for both kinds of floors, plus a freight elevator for commercial tenants.

Commercial Units (Individual Spaces)

• Purpose: Rentable spaces designed for business usage; Key is flexibility.
• Essential Elements:
  • Have a mix of unit sizes for different tenant needs, from small retail to big offices.
  • Include layout freedom for offices or sections for retail, meetings, or service areas.
  • Windows and natural light benefit tenant comfort and work productivity in offices and stores.
  • HVAC systems: have individual or shared options for climate comfort.
  • Ceiling height should be at least 8-10 feet for comfort and adaptability.
  • Have sufficient electrical outlets and fast internet.

Common Areas for Both Residential & Commercial Spaces

• Shared areas support comfort and functionality tenants.
• Essential Elements:
  • Halls and corridors wide for the traffic of both kinds of tenants with visible signs.
  • Public restrooms should be handicap-accessible.
  • Security: Use cameras and access control for common area safety for tenants and visitors.

Parking and Loading/Unloading Zones

• Adequate parking is crucial for both residential and commercial tenants.
• Essential Elements:
  • Have sufficient on-site parking, especially for retail or offices.
  • Offer visitor parking spaces for commercial use.
  • Have loading docks for commercial zones to handle deliveries and equipment.
  • Separate or combined parking for residential tenants with distinctions.

Elevators & Vertical Circulation

• Intended: Safe, efficient, and convenient movement for users of the building.
• Essential Elements:
  • Dedicated elevators for each tenancy might minimize congestion of the circulation process.
  • Elevators for larger deliveries or for retail businesses.

Service Rooms & Utility Areas

• Provides spaces to maintain building function.
• Essential Elements:
  • Mechanical spaces: Rooms for HVAC, electrical, and plumbing equipment that service both residential and commercial units. Electrical rooms: space for circuit panels, power systems, and wiring.
  • Janitorial or maintenance rooms: Space to sore cleaning equipment.

Fire and Safety Code-Compliant Spaces

• Multi-use buildings must meet local fire codes and safety rules.
• Essential Elements:
  • Fire alarms, sprinklers, and extinguishers are required in commercial and residential areas.
  • Clearly marked exits for emergencies.
  • Easy to locate emergency exits, stairwells, and evacuation routes.
  • Emergency lights in case of power loss, especially in corridors and stairwells.

Amenities for Commercial Tenants

• Intended: Enhances the appeal of business suites and offices with the help of these features.
• Essential Elements:
  • Have common spaces to relax or eat.
  • Meeting spaces, dedicated or shared conference rooms.
  • Street-facing view and spaces for outdoor signage.

Security & Access Control

• Intended: Secures the safety of resident and business members of the building
• Essential Elements:
  • Give separate or controlled access to both kinds of tenants
  • Use keycards or biometric access.
  • Camera surveillance everywhere.
  • Security personnel or monitors on-site.

Building Maintenance & Management

• Allows building features to remain well cared for.
• Essential Elements: - Management office: place to handle tenant support and operational responsibilities of the building. - Regular cleaning and maintenance for common spaces of both tenancy types. - Separate collections for material that gets thrown away from each tenancy.

Outdoor Spaces (Optional)

• Provides accessible outdoors spaces to tenants and their clients.
• Essential Elements: - Rooftop: Shared for many tenancy types. - Courts/Gardens: Shared spaces for tenants to utilize and enhance building experience.

Condominium Unit Types

• Studio: Design layout is open, can be smaller than other condos
• Bedroom: Has partitions to separate the chambers.
• Penthouse: On the topmost level, and most exclusive and private.