40 Storey Mixed Used Commercial Center

7/27/2019 40 Storey Mixed Used Commercial Center

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AR421-Design 8

2 0

1 2

- 2 0 1 3

A P R O P O S E D 4 0 S T O R E Y

M I X E D

U S E C C P C O M M E R C I A L C E N T E R

CENTRAL COLLEGES OF THE PHILIPPIN


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40 STOREY MIXED USED CCP COMMERCIAL CENTER

I. Introduction

1.1 General Background

Live/ Study/ Work/Play/Shop is a motto that we hear frequent ly to describe the benefits of

mixed-use development. In the 21st century, the growing population of higher income demographic

groups and the growing consumer desire for live-work-play environments are contributing to the growth

in mixed-use developments. While valuing efficiency, consumers are also driving the demand for more

experience-based leisure activities such as entertainment and dining out and more social activities such

as interacting with each other and feeling part of a community. In terms of a geographic shift, the

population in metropolitan areas is increasing faster than in non-metropolitan areas. These

demographic, lifestyle, and geographic factors support the need to develop successful mixed-use

developments.

Perhaps the number of uses is less important than how well they relate to each other. How will

residents, workers and visitors actually make use of the destinations? What level of convenience will

the mix provide? Are the types of jobs and cost of housing compatible? In general, the more

compatible uses that are allowed, the greater the chance that the district will be able to serve multiple

needs, keep cars off the major roads, and increase day-to-day convenience.

The CCP Commercial Center is a building that blends a combination of residential, commercial,

educational where those functions are physically and functionally integrated. Traditionally, human

settlements have developed in mixed-use patterns. People lived at very high densities because the

amount of space required for daily living and movement between different activities was determined by

walkability and the scale of the human body.


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1.2 Historical Background

Mixed-use development, combining living, shopping and work space into one project, is nothing

new. It was a predominant method of development in the U.S. until after World War II, when the

downtown area was the location for many retailers and other business entities. The historical

perspective of mixed-use development reveals that it has evolved in various forms, from having small-

scale mixed land uses in the pre-industrial era, to increasingly mono-functional and planned areas in the

industrial period, and to setting the scene for a wider mix of activities (e.g., entertainment and leisure)

in the post-industrial period .

While the popularity of mixed-use developments as an outlet for retail development has

fluctuated through the years, there has been an undeniable resurgence in the demand to combine retail

offerings with upscale residences in close proximity to entertainment, retail and work environments. In

fact, mixed-use development has been considered a tool for downtown revitalization that can utilize

opportunities to highlight a downtowns unique advantages. Hence, mixed -use developments generally

focus on pedestrian-friendly environments, Main Street ambience, lifestyle-oriented merchandising, and

convenient access.

Mixed-use developments are a practical result of the demand to efficiently utilize buildings and

provide housing above businesses Mixed-use is often developed in high-density areas such as the

central business district, high-use corridors, and near transit centers. They are often located on high-

priced corners with convenient access because the residents typically have the income to support their

preferences for smaller, upscale retailers Despite many advantages to urban mixed-use living, there are

a number of obstacles to mixed-use development as well. Possible obstacles include public-health and

quality-of-life problems because of the proximity to neighborsand possible noise filtering problems

between commercial and non-commercial buildings or levels. In addition, retailers have reported


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concern over managing their s tores image and the negative impact other retail or residential tenants

might have on their desired image (Rowley, 1996).

Historically, local restaurants and shops were likely to be the first retail tenants in mixed-use

developments. However, changing patterns of household development and lifestyle choices support the

demand for various types of retailers. Among the examples are drug stores, offering convenience and

health products to aging consumers; full-service restaurants, catering to upper income households;

home furnishings and home improvement stores, assisting consumers in making their homes into

sanctuaries; and retailers for selling technology-oriented products (Marks, 2002). Additionally, service-

oriented retail businesses such as dry cleaners, financial, beauty, travel, insurance and medical care

facilities provide a wide range of offerings (Anziani, 2002). Recently, national big-box retailers have

moved out of the malls and into more urban locations in scaled-down store formats (Nadel, 2002).


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II. Project Research

Mixed-Use Scenarios

There are many types of mixed-use districts. The following is a listing of some of the

more frequent scenarios:

Neighborhood Commercial Convenience goods and services are permitted within a

primarily residential area. Example is the 2,000 square feet corner convenience store that

serves a residential area. This is perhaps coupled with one or two other high-frequency

uses such as dry cleaner, childcare center, small restaurant or hairdresser/barbershop.

Main Street Residential/Commercial These districts are often found in historic town

centers but can be created in new areas. Two-to-three story buildings allow residential

units above and commercial uses on the ground floor. The development faces the street

and provides excellent pedestrian access.

Urban Residential/Commercial Multi-story buildings are primarily residential, but

allow or require active commercial or civic uses on the lower floors particularly the

ground floor. This higher-density urban development type can be used to promote

pedestrian-oriented retail or storefront corridors.

Office Convenience This is the counterpart of the Neighborhood Commercial scenario,

but intended for a daytime worker population. Small retail or service uses are permitted

within a much larger office district to serve the needs of the local employees. Generally,

the retail/service uses will be oriented toward the interior of the office development, and

will not serve any surrounding community.

Live/Work This vertically-mixed type allows residents to operate small businesses or

offices out of the same building where they live generally on the ground floor. This


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scenario not only eliminates work-based automobile trips for the live/work residents, but

may provide some locally-accessible goods and services for the live-only population.

Office/Residential Multi-family residential uses are located within office or business

uses. Buildings are generally not vertically or horizontally mixed, but are located within

close proximity to each other. The intent is to provide homes that are close to businesses,

which may have previously existed. The residential component generally is added later.

2.1 The Project Research

The project consisted of four phases as illustrated in table 1: (1) Literature Review, (2)

Site Selection, (3) Data Collection, (4) Data Analyses

Table 1. Phases for case analyses of mixed-use development.

Activity Method

Phase 1: Literature Review

Review related literature to identify successful mixed-used

developments nearby the selected site

Secondary data analysis

Phase 2: Site Selection

The site was identified as the ground of Central Colleges of

the Philippines where the proposed development will rise

Secondary data analysis

Phase 3: Data Collection

Retailer Survey

Survey retailers for the Vertical mixed-use development,

high-density residential mixed-use.

On-site survey


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Consumer Survey On-site survey

Phase 4: Data Analyses

Retailer survey

Survey retailers on the following perceptions: Perceptions of

development trade area, Perceptions of target consumers, and

SWOT.

Consumer data

Survey consumers on the following perceptions: Perceptions of

the shopping area, Perceptions of store attributes, and SWOT.

Content Analysis

Content Analysis

Phase 1: Literature Review

Related Literature

Since its widespread development during the 1950s, the planned shopping center industry

has continuously reinvented itself through innovation. Highway construction and population

movement to the suburbs in the early 1950s provided a unique opportunity for developing the

enclosed shopping mall. Beginning in the late 1970s, regional shopping malls added

entertainment and ambiance as key strategies to compete with non-store retailers. However, by

the mid 1980s, over-expanded regional malls were losing their customer base, as a result of

offering a similar store product mix as identical anchor stores (Donnelly, 1995; Haynes and

Talpade, 1996). In an attempt to differentiate from this cookie-cutter mold, thousands of

shopping centers were revamped and repositioned. However, this differentiation process is

spawning its own series of look-alike centers (Anonymous, 1999).

According to Coupland (1997), mixed-use development must (a) have three or more


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significant revenue-producing uses, (b) have significant physical and functional integration

(including uninterrupted pedestrian connections), and (c) be developed in conformance with a

coherent plan. Other than this definition, no framework exists to justify and analyze retail

investments in mixed-use developments. The challenge, then, is to develop a model that explains

the success factors of mixed-use developments.

Mixed-use developments have been tied to tourism and leisure in a variety of ways

including, attractive physical environments, re-use of historic buildings and the conservation of

area heritage (Coupland, 1997). Retailers in mixed-use developments can benefit from targeting

tourists because visitors themselves provide a market for a range of services, such as cafes and

restaurants, bars, shops, museums, galleries, and nightclubs (Jansen-Verbeke, 1994). Incremental

retail benefits can be obtained from tourists because shopping and dining are the most popular

activities among tourists; tourists spend 4-10 times more than local shoppers; and tourists are less

price-sensitive and more inclined to purchase impulse items (Getz, 1993).

The Changing Consumer Market

The increasing interest in mixed-use development can be explained by several socio-

economic factors: more single young professionals, single-parent households, childless couples,

earlier retirement ages, higher disposable income, and the growing importance of working at

home and telecommuting (Coupland, 1997). It is projected that childless households will

continue to represent an increased share of total household growth over the next 15 years, mainly

due to the large increase in empty-nester households as a result of baby boomers aging

(Multifamily Housing in Mixed Use Activity Center, 1998). Another population trend is the

increasing number of career professionals who choose to remain single through their 20s and


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30s, postponing the desire to relocate to family-oriented suburbs. These consumer groups will

contribute significantly to the local economy as they frequent local restaurants, leisure facilities

and entertainment venues more than the average consumer (Coupland, 1997).

Phase 2: Site Selection

The site w/c is the current ground of the Central Colleges of the Philippines was given to

the researcher to be studied and analyse. The site is located at 52 Aurora Blvd. Quezon City.

Neighbouring establishments include SM Sta. Mesa, Mezza Residences, UERMMMC,UERM

Memorial Hospital, Immaculate Heart of Mary College. The site has the proximity to transport

hub and other conveniences. The site is contiguous to SM malls, high traffic areas and

aspirational schools.

Phase 3: Data Collection

In order to check content validity and make adjustments prior to final data collection, a

pretest was designed and distributed to 40 retailers at a town center planned mixed-use

development located in Metro Manila. A total of 34 retailers completed the survey because there

were some cases on which the subjects are busy w/ their customers. Based on the pretest, items

were revised to ensure readability and a logical flow of questions.

Data for the main study were collected via survey from retailers and property managers

and an on-site survey from consumers. Surveys of property managers solicited information to

better understand income producing components of the mixed-use development (e.g., retail,

residential, and offices), competitive strategies (e.g., advertising, pricing, and special events),

and perceptions of the business environment (e.g., growth, decline, and uncertainty). Surveys

distributed to retailers and consumers asked for their perceptions of retail offerings, importance

of store attributes, and target customers. Additionally, SWOT (Strength, Weakness,


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Opportunities, and Threats) analysis was completed by retailers, consumers, and property

managers.

Consumer data were obtained from only three sites (SMDC Mezza Residences,-----) from

which researchers could obtain permission to do on-site surveys. To ensure adequate sample

diversity, data collection was implemented at a variety of times and days of the week.

Interviewers intercepted shoppers as they were walking in the pedestrian area of the development

to ask for their participation in the survey.

Phase 4: Data Analyses

Data analysis in the form of simple tabulations was conducted on the retailer, consumer

and property manager responses to determine frequencies of responses. Content analysis was

used to identify themes from the SWOT responses. Comparisons were made between the

frequency results and SWOT analyses to identify consistencies between respondent groups.

Survey response categories were collapsed to aid in interpretation. For instance, strongly agree

and agree were collapsed into agree, very important and important were collapsed into

important.

Participants were asked questions regarding their perception of the mixed-use

development where they were located. They were asked to rate their level of agreement or

disagreement with statements regarding balance of uses, public spaces, communication with the

management office, location/convenience, development image and target customers.

In the second section of the retailer survey, respondents were questioned about their

perception of the importance of store attributes to consumers. They were asked to rate store

attribute importance regarding product, convenience and service.


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Image

Residential tenants negatively affect the

development image21% 11% 28% 40% 0%

I notice noise problems within this mixed-use

development0% 37% 0% 73% 0%

Target Customer

This development attracts tourists 0%

This development attracts local residents 0% 0% 0% 76% 24%

Residents who live in this development shop at

this store0% 29% 0% 66% 7%

I have many repeat customers 0% 19% 22% 39% 20%

Consumer respondents were asked questions regarding their perception of the shopping

area in which they were currently visiting. The results of consumer perceptions of the

development are located in Table 3

Table 3. Consumer perception of the mixed-use development.

Statement Strongly

Disagree

Disagree Neutral Agree Strongly

Agree

Balance of Uses

This shopping area should include more large

retailers such as National Bookstore, etc. 0% 0% 10% 10% 80%

This shopping area should include more national

chains 0% 0% 0% 38% 72%


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Mixed-use developments should include more

local tenants 0% 0% 0% 100% 0%

Public Spaces

I like an outdoor shopping area 6% 31% 30% 34% 0%

Weather affects business in an outdoor shopping

area0% 0% 0% 0% 100%

I utilize the park-like settings in this shopping

area0% 14% 20% 43% 23%

There are enough interconnecting sidewalks

between stores

0% 21% 47% 32% 0%

I am aware of the special events at this shopping

area (e.g., concerts)0% 35% 0% 46% 19%

Convenience

The location of this shopping area is a primary

reason I shop here0% 23% 10% 50% 17%

The stores within this shopping area are all easilyaccessible

0% 0% 0% 100% 0%

There is adequate parking in this shopping area 0% 30% 22% 39% 9%

Image

Residential tenants negatively affect the area s

image0% 61% 0% 39% 0%

I notice noise problems within this mixed-use

development8% 16% 16% 60% 0%

Target Customer

This development attracts tourists 0% 0% 0% 87% 13%


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This shopping area attracts locals 0% 0% 0% 45% 55%

I am a repeat customer to this shopping area 0% 18% 34% 35% 13%

The uniqueness of the shopping area is a primary

reason I shop here

0% 90% 0% 10% 0%

Table 4: Classification of Target Customers

Parking

One of the most successful immediate results of mixed-use development has been the

reduced need for on-site parking. Most jurisdictions agree that a 20-25% reduction in required

parking is easily achievable, and more savings can be gained with the right mix.


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Social

The social aspect relates to the idea of being a communal meeting space. It allows for the social

dimensions of participating in a community recreational activity, for seeing and being seen, for meeting

and passively enjoying the atmosphere.


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III. Site Analysis

In many respects site analysis is the most important step in the successful site design process.

The purposes of the preliminary site analysis are to gather data for preliminary planning, evaluate the

site for compatibility with the proposed project or use, recognize concerns requiring additional study,

and form an understanding of the administrative requirements of the project such as building permits

and approvals. The value of an analysis is in its clear and complete identification of issues and the

character of the site as they relate to a proposed use.

3.1 Existing Conditions

Development

Context

Community Type Integration Level Density

Commercial and

Institutional

Urban Vertical High

Development Context

It has to do with what types of uses, buildings and sites already exist in the area.

Integration Level

Vertical circulation is where different uses inhabit the building and sit atop one another.


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3.2 Project Location

Quezon City

Quezon City is the former capital (1948 1976) and the most populous city in the Philippines.

Located on the island of Luzon, Quezon City (popularly known to Filipinos as QC) is one of the cities that

make up Metro Manila, the National Capital Region.

The city lies on the Guadalupe plateau which is a relatively high plateau on the northeast corner

of the metropolis between the lowlands of Manila to the southwest and the Marikina River valley to

the east. The southern portion is drained by the very narrow San Juan River and its tributaries to Pasig

River, while running in the northern portions of the city is the equally narrow Tullahan River.

Quezon City is bordered by Manila to the southwest, by Caloocan and Valenzuela City to the

west and northwest. To the south lies San Juan and Mandaluyong, while Marikina and Pasig borders

Quezon City to the southeast. To the north across Marilao River lies San Jose del Monte in the province

of Bulacan and to the east lies Rodriguez and San Mateo, both in the province of Rizal.

The city can be divided into a number of areas. The southern portion of the city is divided into a

number of places including Diliman, Commonwealth, the Project areas, Cubao, Kamias, Kamuning, New

Manila, San Francisco del Monte, and Santa Mesa Heights. The northern half of the city is often called

Novaliches and contains the areas of Fairview and Lagro. Most of these areas have no defined

boundaries and are primarily residential in nature.


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Climate

Quezon City features a tropical monsoon climate, with warm weather and dry and wet seasons.

Weather conditions in Quezon City are more or less the same as those prevailing in Manila. Due

to its higher elevation, the temperature is generally lower, relative humidity and wind velocity are

proportionately higher. Quezon City experiences the highest amount of rainfall during the months of

July to October averaging to 9.79 inches.


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Location

Location in this sense is referring to the site in terms of the projects relationship to the

community.

Regional Map

National CapitalRegion


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Project Location


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Physical condition

Many factors can influence the type as well as the timing of development and most of these are

related to markets and economic conditions. Early in the life of this Nation, most of the population

relied on agriculture of one type or another for both employment and to meet their needs for foods and

services. After the beginning of the industrial revolution, towns and urban places became more

important as jobs and trade centers. As jobs were generated by industries, markets for housing, trade

and services were generated as people moved from rural areas to urban places in order to be close to

their work. This pattern resulted in mass migration to towns, cities and metropolitan areas during the

last century. As a result the rural areas lost population for most of the first three-fourths of the20th

century. But certain areas appear to have a capacity to attract people for recreation or retirement based

on the natural resources of the community itself and the quality of life. Some such communities have

become magnets for retired persons and great centers of tourism which, in and of themselves, function

as job centers.

The most significant conditions that will influence or constrain development are dealt with in

detail. They include:

1. Existing development

2. Soil suitability for on-site sewage treatment

3. Shrink-swell soil factors

4. Flood-prone areas

5. 5. Wetlands

1. Existing Development

Existing development has a powerful influence on future land use patterns because future

development in rural communities almost always comes either as an extension of existing development


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or on new land but rarely as a replacement of existing buildings. Developers are encouraged to

reuse/renovate existing building, as this makes good economic sense while at the same time preserving

open space in the county.

a. Land Use

Residential Structures: This category includes all dwellings that are not included in the other

two categories below.

Business/Commercial Structures: All commercial -type structures are included such as retail

stores, offices, convenience stores, personal and business service shops.

Public/Semi -public: This is a mixed category which includes mostly county buildings or

facilities, schools, churches, and civic organization structures.

Environmental Conditions

Site analysis has necessarily expanded to include at least a cursory assessment of the

environmental conditions evidenced on a site. Environmental in this sense refers to the narrow

considerations of impacts caused by past industrial or commercial activities.

SWOT Analysis

The following analysis provides a summary of strengths, weaknesses, opportunities, and threats

associated with the potential redevelopment of the Central Colleges of the Philippines. SWOT Analysis is

a strategic planning method used to evaluate the Strengths, Weaknesses, Opportunities, and Threats

(SWOT). A SWOT Analysis is one analysis technique that could be leveraged to identify strategic

improvement opportunities. The analysis technique involves identifying the internal and external factors

that are favorable and unfavorable to achieving a goal or strategic objective.


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Strengths and weaknesses refer to the existing conditions of the site, which are either helpful or

harmful to achieving the goals of the project. Strengths are favorable conditions that need to be built

upon, whereas weaknesses are unfavorable conditions that need to be considered in the design and

planning of the future station. Opportunities and threats refer to potential future conditions of the site.

Opportunities are potential improvements and favorable conditions that the project will seek to achieve.

Threats are the potential barriers that may impede the realization of project goals. Opportunities need to

be prioritized and optimized whereas threats need to be countered or minimized.

For each SWOT factor identified, probabilities of occurrence must be established facilitating the

development of fostering and/or mitigating activities. Strengths and Opportunities must be nurtured in

order to ensure they are leveraged throughout the Segment life-cycle. Similarly, for Weaknesses and

Threats, mitigation strategies must be developed in order to reduce the probability of occurrence and/or

magnitude of impact.

The SWOT analysis has been broken down into five topic areas: (1) Circulation and Parking, (2)

Land Uses, Architecture and Streetscape, (3) Economics, (4) Environmental, and (5) Image and Identity.

These represent the major areas of assessment of the existing conditions on the site, as well as the perceived issues to be accounted for in the development of the Central Colleges of the Philippines.

Circulation and parking include pedestrian, bicycle, public transit and vehicular mobility

to/from the site and within the site.

Land use, architecture and streetscape will look at issues such as types of uses and activities

Economic considerations include the retail and housing market conditions.

Environmental issues include air quality, vehicle trip reduction an d stormwater management.

Image and identity refer to the unique qualities and characteristics of the site tha t will set it apart

from other areas in the city


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This analysis is most effectively read as a short guide to understanding the conditions

already known at the existing site and surrounding project area. There may be overlap among

these topic areas as one topic s strength may be another topic s weakness. It is not intended to

provide full details of each issue, but rather to provide the reader with a brief synopsis of the

strengths to be built upon, potential weaknesses to be dealt with, opportunities to be capitalized

on, and threats to be either minimized or treated in the creation of the Master Plan.

Strenght

Strengths: attributes of the organization that are helpful to achieving the objective.

Acces/ Transportation wiseUtilitiesZoningUsuable space

Weaknesses

Weaknesses: attributes of the organization that are harmful to achieving the objective.

Hazards:

Visibility

-blocked by Mezza Residences on the Nortwest side of the site

Flood prone area

The flooding potential score is ranked from 1-5.

Note:

Flooding Potential Score

Site is not in floodplain; no nearby water bodies 1

Site is in proximity to water bodies but well above floodplain 3

Site is in close proximity to flood prone areas 5

Site is within floodplain boundaries 5


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Site floods routinely 2

Noise

The site is adjacent to a heavy traffic area

The site is near an intersection

The site is near shopping malls producing too much sound due to advertisement and during

special events.

Opportunities

Opportunities: external conditions that are helpful to achieving the objective.

Threats

Threats: external conditions that are harmful to achieving the objective.

a. Chances of proliferation of informal settlers under the bridge and beside the Pasig river.b. Competition-malls and similar establishments nearby the site of the proposed

development.c. Natural calamities(especially flooding)d. Traffic-since there will be a commercial center in the area, more jeepneys and other

PUBs will park on the front of the proposed development. Therefore, adding to the

congestion of vehicles in the intersection.

Flood Resilience Measures

Resilience measures have been proven to be effective, both through laboratory testing

and more recently through anecdotal evidence of flooded properties. Such measures minimised

flood damage, allowed faster recovery and less time out of a property.


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TABLE 2.7 Site Analysis Checklist, Administrative Issues

Site Condition

Level of Development Developed

Existing buildings or structures Commercial, Institutional

Former uses Institutional(School Building)

Known site conditions (Lower ground elevation)

Character and/or condition of existing roads Paved w/ concrete

Points of access and egress (approximate sitedistances)

Adjacent to the site

Visibility into and out of site Presence of a high rise structure on theNorthwest side of the site

Security considerations High level

Neighboring property uses Commercial, Institutional

Existing rights of way or easements on property RROW-major road

Zoning Regulations

Zone identification

Permitted use

Special exception

Minimum lot size

Front setback

Back setback

Side setback, one side, total

Permitted uses by right


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Permitted uses by special exception

Maximum coverage

Parking requirements

Utilities

Access and/or distance to and connections requirements: Presence

Natural gas None

Telephone Yes

Electricity Yes

Cable television Yes

Public water Yes

Sanitary sewage N/A

Traffic yes

Condition of local roads Paved w/ concrete

Access to site Yes

Impact on neighbourhood Low level

Sign requirements

Right-of-way width see PD1096

Cartway width see PD1096

Curb requirements see PD1096

Sidewalk requirements see PD1096

Fence regulations Max 2m

Storage requirements N/A


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Landscape ordinance

Environmental Concerns

Past site uses Institutional

Neighboring site uses Institutional, Commercial, Residential

Evidence of fill, dumping, or disposal Yes

Evidence of contamination (stained soils, stressedand/or dead vegetation, and so on)

Yes(caused by extensive flooding)

On-site storage N/A

Impact of site development on local water and airquality

Low level


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Issues, Concerns and Recommendation

About the Site

Flooding

Flooded during heavy storms

The site is beside the Pasig river making it prone to river flood during heavy rain when

the water level spills out of the riverbank.

Recommendation

There shall be deepening of the Pasig River. As time goes by, the Pasig River became

shallow due to the continuous flooding w/c contributes to the siltation. Given that the

river is shallow, there is a reduce in the volume or the capacity of the river to

accommodate storm water.

If flooding on the site in unavoidable, then the structure itself must be planned and

designed carefully to counteract the possible damages caused by the extensive flooding.


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Flood management system

Ground Level

The elevation of the school ground is lower compared to the level of the road making it

a catch basin of rainwater during a storm.

Recommendation:

Raise thresholds.

The ground should be in level or much higher in elevation with respect to the road to

discharge the storm water away from the structure.

There shall be adequate drainage system to prevent the accumulation of storm water

on the area.

Divert drainage away from buildings.


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Air Quality

Unpleasant odour coming from the Pasig river

Since the area in beside the Pasig River, the site is exposed to unpleasant odour coming

from the polluted water especially when the Southwest monsoon(habagat) blows.

Recommendation:

Provide trees and vegetation that will serve as a buffer and will filter the air coming

from the Pasig River.

Locate the structures w/c is less inhabited such as parking structure in the area facing

the Pasig River to reduce the unwanted odour.

If necessary, avoid openings towards the river to keep off the unwanted smell.

Provide a concrete fence or barricade w/ breathing walls along the boundary of the lot

and the Pasig River to reduce the visual impact of the polluted water to the

establishment.


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Traffic

The site is near the intersection making it an area of heavy traffic.

Recommendation

Existing buildings

Old buildings on the campus


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Location


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IV- Design Framework

Design Concept

A one -stop- shop Commercial Center

Design Philosophy

LiveWork: The Future Of Living Where You Work And Working Where You Live

As more people start their own entrepreneurial businesses out of their bedrooms, it is

the time to rethink how we divide work and living. This structure design makes space for both.A

structure that will provide all the needs of the users in a single tower by providing all the

amenities

Design Consideration

Parking Structure, Parking Demand, Loading, and Vehicle Access

Freestanding Parking Structure Treatments

Portions of any parking structure facing a street should be lined with residential units or

community/commercial facilities so that at least 70% of the ground floor length of the parking structure

is visually screened from the street.

1. Parking structures that are located along property lines, not directly adjacent to streets and/or parks

or within an industrial buffer zone should utilize architectural detailing, faade treatment, artwork, or

other architectural features to enhance the faade.


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2. The landscape area should be a minimum of 8 feet in depth at the ground level where the landscaping

is the only means of visual screening.

3. Upper levels of any structures should be of similar color and material to adjacent buildings, and

include enhanced architectural treatment to provide faade variation. View of cars should be screened

by a 42-inch high parapet.

4. Parking structures should incorporate a squeal-free floor treatment.

Drop-off and Pick-up Locations.

Drop-off and pick-up locations should be incorporated into the design of parking areas, as

determined by an access study or part of a larger traffic analysis to be submitted at the time of the

discretionary case application.

The drop off and pick up locations should not impede the vehicular circulation for those who

wish to access the self-parking areas (if provided), nor should they obstruct emergency vehicle access to

the buildings.

Shared Visitor Parking.

For mixed-use residential projects containing greater than two percent of the project square

footage of neighborhood-serving uses (as defined by the accessory retail provisions of the Zoning Code,

shared parking may be requested through the Administrative Relief Process outlined in the Zoning Code,

based on City review and approval of a shared parking demand analysis for the project submitted by the

project applicant. up to 80% of the retail parking requirement may be shared with residential visitor

parking requirements, but no more than 15% of the residential visitor parking requirement may be met


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by shared retail parking. Existing local streets that are deemed by Director of Public Works for on-street

parking may also be credited for visitor parking. Required parking for recreational areas will not be

eligible for use as shared visitor parking.

Parking Location.

The location of spaces for residential uses should be provided per in Chapter 4.3, except that

the location of visitor parking may not exceed 500 feet from the primary entrance to the residence.

1. Parking entrances to subterranean garages and/or driveways should be located to the side or

rear of each lot, except for towers, which may allow for such access from the front of the lot via

a circular driveway entrance from the street.

Courtyard

The smallest of park types, the ungated courtyard is intended to satisfy passive park needs

between streetscapes at the corners of development, within projects or between developments, to

create areas of urban recreational space within the neighborhood.

a. Spatial Configuration.

(1) Minimum size: 6,000 square feet (.137 acres).

(2) Minimum dimension: Height of the tallest adjacent building or 50 feet, whichever is greater.

(3) Public Streets Siding Park: Not required.

(4). Pedestrian access: Ungated with at least two pedestrian access points required.


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Allowable Frontage Types by Overlay District

Arcade

Arcades are faades with an attached colonnade which are covered by upper stories. This type is

ideal for retail use, but only when the sidewalk is fully incorporated under the roof. This frontage type

cannot cover the public right-of-way as can the Gallery frontage type.

Arcades should be no less than 10 feet wide clear in all directions.


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At least 65% of the first floor storefront wall area oriented to the street should consist of

transparent glazed windows or glazed entries.

Forecourt

Forecourts are recessed courts within a storefront, gallery, or arcade frontage. The forecourt is suitable

for gardens, vehicular drop offs, and utility off loading.

The forecourt on a street frontage occupied by primarily commercial street uses should not be

deeper than 40 feet.

A fence or wall at the property line may be used to define the private space of the yard. The

fence or wall shall not exceed 42 in height. When forecourts are more than 18 above grade,

completely solid privacy walls are discouraged.

The forecourt may also be raised from the sidewalk, but should not exceed 36 above the

sidewalk grade.

Gallery

Galleries are storefronts with an attached colonnade that projects over the sidewalk an

encroaches into the public right-of-way. This frontage type is ideal for retail use but only when the

sidewalk is fully incorporated under the roof.

Galleries should be no less than 15 feet wide clear in all directions.

At least 65% of the first floor storefront wall area should consist of transparent glazed windows

or glazed entries.


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There are four primary mandatory design criteria standards that all new residential projects

within the IBC should must comply with. Additionally, projects must should also comply with 4 out of 6

additional secondary optional design standards.

Mandatory Primary Design Standards Criteria

1. Maximum length of building frontage

Any single building frontage may not be longer than 200 feet without a break of at least 15 feet

in depth and 15 feet in width.

2. Active ground floor

Ground floor dwellings oriented to public or private streets should be accessed individually and

directly from the abutting street, with individual front stoops or porches. Ground floor units may be

provided with an additional/secondary entry from interior building courts/corridors.

Exceptions are dwellings facing arterial streets, private service streets, or within

courtyards.

Where site grades prohibit direct access, a separate walkway may be provided at

the top or bottom of the finished grade.

Towers (over 5 stories) should be incorporated designed with into a base of two

to five stories located at the minimum building setback, lined by residential, community facility

and/or commercial uses accessed at the ground level. Building frontages exceeding 5 stories

should set back an additional 20 feet from the three to five story building base. Tower elements

at corners are not included.


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3. Building base, middle and cap

All buildings should be composed of three parts: base, middle and cap regardless of

architectural style.

The base or ground floor treatments generally articulated by individual dwelling entries, stoops

and porches (except commercial ground floors). A middle consisting of a multi- story faade

element with varied fenestration, color and/or breaks in wall plane.

A top floor or cornice level that is recessed, modulated, exhibits a strong cornice line or

overhang, or is otherwise emphasized.


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V- Theo Topic

Aesthetic Qualities

The exterior character of a building is often determined by how structure relates to the building

envelope. Architects frequently explore and exploit spatial relationships between these two elements in

order to express their architectural ideas and generally enrich their designs. Structure plays numerous

roles in contributing to the visual appearance of a building faade, through modulation, adding depth

and texture, and acting as a visual screen or filter.

Depth and Texture

Although structure can modulate the surfaces around it by means of its distinguishing colour or

materiality, in most buildings, including those just visited, structural depth is a prerequisite for and a

major contributor to modulation. Variation of surface depth relieves plainness, and in conjunction with

natural and artificial light, creates opportunities for contrasting bright and shadowed areas that visually

enliven a facade. Until the emergence of Modern Architecture in the early 1900s with its flat and thin

exterior skins, facades possessed reasonable depth, although that was often achieved through the use

of decorative structural elements. Modern structural systems usually do not require nearly as much

depth, but architects often welcome whatever depth is available for the aesthetic value it brings to a

building exterior.

Screening and Filtering

Depending on its depth, density in plan and elevation, and its spatial relationship to a building

envelope, exterior structure can be read as a screen or filter, contributing yet another set of aesthetic

qualities to a faade.

Maximizing Functional Flexibility


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Freedom from structural constraints results in maximum flexibility of space planning and

building function. A space clear of interior structure can then be ordered by other architectural elements

such as partition walls or screens, if necessary. Clearly, maximum interior architectural flexibility is

achieved by positioning primary structure outside the building envelope. Unfortunately, this strategy is

often not easily implemented due to possibly excessive structural depths and other architectural

implications like cost that are associated with spanning across the whole width of a building. A far more

common and realistic approach to achieve a high degree of planning freedom involves adopting the

free plan that integration of structure with interior space inherited from the Modern Movement.

Spaces that once would have been enclosed by load-bearing walls now flow almost completely

unimpeded around and between columns that are usually located on an orthogonal grid.

A widespread perception exists of the spatial neutrality of structure that enables the free plan.

That is, the impact upon interior architecture by structure, perhaps in the form of columns or short

walls, whether assessed by its effect upon function or aesthetics, is considered minimal. However, such

structure is far from being spatially neutral. Where located within a building envelope it reduces the net

usable area as well as restricting space-use in its vicinity. These detrimental effects have been quantified

for office buildings. Space loss not only includes the area of the structural footprint itself, but also

adjacent neutralized areas that are inconvenient for furniture and screen arrangements.


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VII- CASE STUDY

Mixed Use Town Centres Design Guide- North Shore City Council

Introduction

A mixed use development is defined in the Mixed Use Guide as one that contains both

residential and non-residential uses. It may be of any scale, from a single building to an entire precinct

or area. The dissimilar uses of a mixed use development may be arranged either vertically or

horizontally, or as a combination of the two.

The Mixed Use Guide promotes quality architectural and urban design as integrated

components of a quality development. There is also a strong emphasis on issues around a

developments relationship with its context. Issues of compatibility (arrangement of uses, noise,

relationship to the street and integration/streetscape character) are discussed in terms of both internal

relationships (within the mixed use development) and those between the development and its context.

Location of the development is seen as a key issue in the Mixed Use Guide; a site close to a town centre

is optimal because of the non-residential uses that are already present in these situations. The Mixed

Use Guide explains the mixed use development type as an instrument in designers repertoires,

available to be used in specific circumstances in order to achieve particular urban design goals.

Mixed use developments in town centres can:

protect the commercial uses that provide employment which might otherwise be lost to

residential development

help to contain urban sprawl and allow occupants to be close to new or existing services and

facilities


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provide opportunities for living and working in close proximity, potentially reducing private

vehicle use

retain 24-hour vibrancy which might otherwise be lost if residential uses predominate

provide work-from-home accommodation that is well connected to commercial areas and their

available services

allow people to live close to recreation, entertainment and services (reducing the amount of car

use or providing further opportunities for those who do not drive)

provide low-maintenance accommodation opportunities

provide diversity and choice in accommodation type, style and size.

Rationale for developing the non-statutory Mixed Use Guide

Between 2002 and 2007, the Councils planning and urban design staff identified s everal issues

common across the urban and suburban town centres of North Shore City. These include:

an increasing demand for residential accommodation close to town centres, with developers attempting

to satisfy this demand with building typologies that achieve higher density levels (mainly apartment and

terraced developments) a relative lack of experience amongst some developers and their designers of

these larger-scale development types, and the particular issues involved in them several poor examples

of residential developments realised, with little regard for their negative effects on the surrounding

public domain a tendency towards stagnation of traditional main street commercial centres resulting

from an increase in remote big-box retail areas and local shopping malls.

As a result, the Council decided to take a non-statutory educative approach to improve

development quality. This was beneficial in developing awareness amongst designers, developers,

council staff and decision makers. The Mixed Use Guide addresses the above issues by:


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explaining the mixed use form of development and its importance as residential populations of

town centres continue to grow

increasing awareness and understanding amongst designers, developers, council staff and

decision makers of mixed use development and its potential to deal with urban design issues

raising awareness of the importance of quality design

stressing the importance of working with the best available design professionals when

undertaking a mixed use development.

The production of the Mixed Use Guide may have contributed to an increased demand for

higher quality developments. The Council needs to continue to train staff in the use and promotion of

the Mixed Use Guide. Other statutory, rule-based methods are being developed.

Process of developing the design guide

The Mixed Use Guide was managed by the Council with Sarah Lindsay (Urban Design Advisor,

North Shore City Council), the author. Research and analysis of similar design guides from New Zealand

and overseas was undertaken. Input was sought from other local authorities and interested parties.

The main text concentrates on issues and solutions specific to mixed use development, such as

site arrangement and capability, while also covering issues of context, sustainability, building form and

pre- and post-design issues that are pertinent to other development forms. There is little else in New

Zealand that is similar, other than the Auckland City Central Area and Wellington City design guides that

are locality based rather than focused on a particular typology.

Four mixed use developments are used as case studies. They evaluate the design process,

benefits of mixed use for that project and methods used to manage the consequences of adopting a

mixed use typology. The case studies contain plans and photos of the developments and a table setting


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out basic project information, such as mix and distribution of uses, acoustic separation levels, street

relationships, parking figures, waste management systems and applicable site bulk and location rules.

Quality graphic design of the Mixed Use Guide was considered vital, both because it should lead

by example and because the audience values good design. There was also a desire for the document to

be clear and non-threatening to non-designers, so the graphic style of diagrams has been kept informal

and straightforward.

An urban design consultant and urban designers from local authorities reviewed a draft of the

text. It proved difficult to persuade private developers or architects to comment on the draft document.

There was widespread support from other local authorities (who also gave financial support)

because the document was seen as a valuable resource for regulatory planners when evaluating and

discussing projects with applicants, as well as a useful means of building the urban design capacity of

council staff.

The first print run of the document totalled 2,500 copies, and was distributed to local authorities

throughout New Zealand. The document was also placed on the Council website for public access.1

Council staff were informed of the availability of the document through in-house communication but

there was no specific launch event. The Mixed Use Guide has also been used as support material for

urban design continuing professional development workshops and this has aided in its promotion to

potential users. In October 2007, the Mixed Use Guide was added to the Ministry for the Environments

Urban Design CD.


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Evaluation of urban design principles

Context

The Mixed Use Guide was produced to provide examples and design methods for mixed use

developments to reduce the negative effects on town centres of developments that were exclusively

residential.

The Mixed Use Guide emphasises the town centre as an optimal location for mixed use

developments and describes how they can help maintain an active street frontage, while at the same

time increasing the density, and therefore activity, of town centres through incorporation of residential

units. The Mixed Use Guide also encourages mixed use developments to be designed to enhance the

public domain, including the streets and street corners.

Important mixed use issues around the combination of dissimilar uses and the interface

between uses in a development and its surrounding area are discussed.

Character

The publics attitude toward, and acceptance of, a development is commonly determined by the extent

to which a new mixed use development is physically and aesthetically integrated into its context. The

appearance of a new building should not only relate to the existing streetscape, but should enhance it

(with developing areas there should be cognisance of the desired future character). The Mixed Use

Guide advocates that mixed use developments must work with nearby buildings to create a consistent,

yet varied, overall character. In existing town centres this may be achieved by taking cues from nearby

older buildings and reinterpreting them in a contemporary manner.


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Choice

The Mixed Use Guide was developed to encourage further choice and diversity in urban design

in the North Shore. The lack of choice in the past has created single-use, low-rise residential suburbs

with long travelling distances to get to services and facilities.

The resurgence of mixed use developments in New Zealand has been attributed to changes in how

people choose to live and work, including:

a desire to live nearer to ones workplace

a rise in the number of people working from home

a preference for easy access to entertainment, recreation and services usually found in town

centres

an increasing awareness that commuting by car exacerbates road congestion, creates pollution

and consumes time

an increasing elderly population, many of whom no longer drive

a desire for low-maintenance living spaces.

The Mixed Use Guide provides examples of how a well-designed mixed use development offers

flexible space within an existing building, block or neighbourhood, for a variety of uses that change over

time. It shows how different uses can work in combination while methods exist for insulating one from

the other where necessary. For example, built-in flexibility achieved through taller ceiling heights on the

ground and first floors allows later changes in use.

The Mixed Use Guide shows how designing flexibility into a project to respond to changes in

demand for a particular type of space can have long-term benefits. The Mixed Use Guide extends the


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potential lifespan of a new development without necessarily affecting construction cost in an adverse

way.

Connections

Mixed use developments, by their nature, encourage a steady flow of foot and/or vehicular

traffic to their premises. The Mixed Use Guide acknowledges that, while this traffic constitutes a built -

in passive security system, it also requires that occupants and visit ors have clearly defined access points

into the building or site. Access ways must safely accommodate all pedestrians and vehicles visiting the

site. Integration of developments into external transport networks is emphasised by the Mixed Use

Guide as important and valuable.

The Mixed Use Guide also highlights that when mixed use developments are well designed their

active street frontages can serve to maintain continuity of retail areas that would otherwise be

interrupted by an exclusively residential development.

Creativity

The Mixed Use Guide stresses the importance of using the best and most creative designers and

architects on mixed use projects. It acknowledges the increased complexity inherent in mixed use

projects but also highlights the benefits of using consultants who can deal with such complexities. For

example, design is a key factor in determining a developments acceptance by the community, its

saleability and the ease of its future management. Discussion of the importance of creativity in

generating a sense of place and identity for mixed use developments is also included in the Mixed Use

Guide.


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Custodianship

The Mixed Use Guide highlights that well-designed mixed use developments can be beneficial to

the environment by:

intensifying town centres, thereby reducing sprawl and conserving the citys natural

environment

enabling occupants to reduce the amount of time they spend travelling, thereby decreasing road

congestion, traffic pollution and wasted time

providing increased opportunities for using public transport, walking and cycling

enhancing the quality of the local environment by creating lively, populated urban areas

creating an environment that is safe by combining facilities that are active at different times of

the day

seeking to minimise the effects on quality and quantity of stormwater generated from the site

incorporating passive and active solar design features that are integrated into the overall design

and allow for future maintenance.

Collaboration

There is a strong emphasis in the Mixed Use Guide on choosing the right professionals for a

mixed use project. Engaging a quality architect is one of the best ways to achieve a successful outcome

for both the developer and occupants. Involving an architect who is experienced in mixed use

developments early in the design stages of a project will help avoid problems that could otherwise

require costly remedial measures after the development has been built.


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The cost and time advantages that come from adequate consultation with local authorities is

also emphasised, as well as the use of pre-application meetings and urban design review panels, where

they are available.

Lessons learnt

In order for the Council to have gained the best possible value from the Mixed Use Guide a

promotional strategy should have been implemented. This would have helped to raise user awareness

and understanding of the Mixed Use Guide and its use.

In addition to a promotional strategy, ongoing capacity building is needed to maximise the

Councils return on investm ent in the Mixed Use Guide and to educate the target audience of

developers, designers, architects, councillors, commissioners and regulatory planners. Further work is

also required in developing a checklist to help both designers and regulatory planners to work through

the various sections of the Mixed Use Guide. The effectiveness of a checklist is about to be tested for

another design guide.

Value gained

The Mixed Use Guide is a valuable resource in the establishment of a North Shore City Plan

Change for new Mixed Use Zone rules.2 This section of the North Shore City District Plan has been

created to assist in the delivery of mixed use development in areas of Browns Bay and Albany Village;

areas believed to be suitable for high-quality mixed use development. The Mixed Use Guide has been

used to formulate a district plan change with new rules and assessment criteria.

The Mixed Use Guide is also a valuable resource for council planners when dealing with

applicants. The document allows easy comparison betwee n a series of benchmarks and the applicants

proposed developments. Illustrations and diagrams aid communication between applicants and


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processing officers. Having objective examples in the Mixed Use Guide for the planning officers to refer

to avoids the tendency for applicants to assume any negative responses to elements of the proposal are

subjective. Applicants who are referred to the Mixed Use Guide during a pre-application meeting tend

to then self-analyse their design in terms of the Guide and refer to it in subsequent applications.

Conclusion

The desire for sustainable urban communities with efficient use of infrastructure in New Zealand

cities has resulted in a call for increased residential density in urban areas. Creating mixed use

developments in town centres can help to achieve increased urban densities, but density on its own is

not enough good design is crucial for urban living to be a viable long-term option for New Zealanders.

Statutory planning rules alone are not a guarantee of quality urban design. It is important that the

campaign for quality design is addressed on several fronts. These include education and raising

awareness through design guides such as the Mixed Use Guide, and the ongoing capacity building of

designers and decision makers.


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VI- Space Programming

VII- Project Overview

The CCP commercial centre is a project is designed with forty floors and has parking for 800

cars in the back of the shopping mall. The ground, first and upper basement floors provide retail

facilities in a landscaped garden setting with play areas for children. The second, third and fourth floors

comprise cinemas, major conference facilities with a comprehensive business centre, and a library. The

remaining thirty six floors provide high quality office accommodation, school and dormitory. The project

employs the highest quality technology and materials.

The building exterior is formed by alternate layers of concrete and translucent glass. During the

day, the transparent glass filters the light inside, and by night it projects light outside, forming a magical

image.

Maximum transparency is a standard requirement in modern office design. In this case the

facade consists of two parts. The light-refracting, layered panels of the outer skin transform the building

into an emerald emitting a sparkle that changes with the daylight hours and can be seen for miles

around. The inner facade safeguards the rights of the occupants, who can open the windows individually

as they like in a classical villa, the private rooms on the upper floor are situated above a dynamically

shaped hall. The spacious apartments for the client's children can function as independent units. The

individual character of the residential units is reinforced by loggias inserted into the skin of the building,

thus emphasizing its sculptural nature.


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VIII- Bibliography

A Contextual Approach to Sustainable Land Planning and Site Design

James A. Lagro Jr.

Site Planning and Design Handbook

Thomas H. Russ

http:// jrdelisle.com

http://en.wikipedia.org/wiki/Quezon_City

Mixed-Use Development:Creating a Model of Key Success Factors, Youn-Kyung Kim, 2005
http://en.wikipedia.org/wiki/Quezon_Cityhttp://en.wikipedia.org/wiki/Quezon_Cityhttp://en.wikipedia.org/wiki/Quezon_City

Documents

40 Storey Mixed Used Commercial Center