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CHAPTER I - INTRODUCTION

I. HISTORICAL BACKGROUND

History of Environmental Hazards

Although the oil depot was established in 1914,

shortly after the Spanish-American War, a series of recent

events have struck the adjacent communities and the

greater Metro

Manila area with a sense of urgency to reclaim their right

to a safe and healthy environment. In 2001, Mayor Lito

Atienza passed Manila City Ordinance 8027, reclassifying

the depot zone from industrial to commercial, mandating

the removal of the depots. Rather than relocating,

Chevron, Petron and Shell came into a Memorandum of

Understanding (MOU) with the City of Manila. The MOU,

signed by Mayor Atienza and the three oil companies,

legally surpassed Ordinance 8027. The oil companies

additionally filed petitions with Manila Regional Trial Court

seeking injunctions to suspend the ordinance from taking

effect (Alternative Shell Report, 2004). The MOU resulted

in a minimal scale down of the depot and the

commemoration of the adjacent park that simultaneously

serves as a buffer zone. In 2002, the Asian branch of Time

Magazine cited Philippine intelligence officials recognizing

the Pandacan oil depot as a target for terrorism after an

explosion on a public transit system was traced to a South

East Asian-based terrorist group, Jemaah Islamiah. During

the first bucket brigade in the Philippines and throughout

Asia in 2003, United Front to Oust Oil Depots (UFO-OD) in

collaboration with Global Community Monitor conducted

air testing with household materials, such as buckets,

throughout the communities that border the fences of oil

depots. Professional lab results found alarming levels of

benzene in the air. University of the Philippines College of

Medicine (UP) also reported abnormal levels of lead in

urine samples and diagnosed the majority of patients

tested with median neuropathy or nerve damage. The UP

health study also shows a lower rate of neuropathy as the

distance from the oil depot increases. Since the bucket

brigade in 2003, catastrophic spills and explosions have

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alarmed the Pandacan community. In 2005, an estimated

40,000 liters of diesel fuel overflowed from a Chevron-

operated pipeline leading from Batangas to Pandacan. In

2006, a single-hull vessel contracted by Petron Oil

Company, carrying 528,000 gallons of industrial bunker oil

sunk off of the west coast of Guimaras. The spill continues

to spread, contaminating hundreds of kilometers of

coastline with sticky oil in Guimaras, Iloilo and Negros

Occidental. 1

Relocation Debacle

In 2001, the 3 oil companies and the Department of

Energy (DOE) entered into a memorandum of agreement

(MOA) providing for a formulation of a "master plan" for the

relocation of the Pandacan oil terminals. Then Manila

Mayor Lito Atienza approved City Ordinance No. 8027,

reclassifying the land use of the Pandacan oil depot area

from Industrial II to Commercial I. In 2002, with the 6-

month deadline looming, the city of Manila and the DOE

entered into a memorandum of understanding (MOU),

1 Activists Confront Oil Companies. www.resistinc.org. Accessed August 05, 2014

stating that "the scaling down of the Pandacan oil depot

terminals was the most viable and practicable option."

Mayor Atienza approved City Ordinance No. 8119 or the

“Manila Comprehensive Land Use Plan and Zoning

ordinance of 2006” that reclassified the oil depot area into

a High Density Residential/Mixed Use Zone in 2006. In

2007, The Supreme Court (SC), deciding on the petition

for mandamus filed by the Social Justice Society against

Mayor Atienza in December 2002, ruled that Atienza

should immediately enforce Ordinance No. 8027. The

objective of the ordinance is to protect the residents of

Manila from the catastrophic devastation that will surely

occur in case of a terrorist attack on the Pandacan

Terminals. Later in 2008, The SC ruled that Ordinance No.

8027 was valid and constitutional, and there were no

impediments to enforce it. The court also said that

Ordinance No. 8119 did not repeal the first ordinance.

Mayor Alfredo Lim approved City Ordinance No. 8187,

which was filed months before the final SC decision. It

amended Ordinance No. 8119 and reclassified the

Pandacan oil depot into a heavy industrial zone, therefore

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allowing the stay of the 3 oil companies there in 2009.

Three years after, in 2012, the city council enacted City

Ordinance No. 8283, amending Ordinance No. 8187, and

reverted the area back to its high-density

commercial/mixed use zone classification. It also gave the

oil companies until January 2016 to relocate their

Pandacan terminals. After a few months, Lim vetoed

Ordinance No. 8283. The city council reversed Lim's veto,

but the mayor vetoed it again in October, saying that the

Pandacan oil depot played a critical role in the supply of

petroleum products not only in Metro Manila but the entire

country as well. Finally, this April 2014, Mayor Estrada

chose to enforce Ordinance No. 8283, and reiterated the

Jan 31, 2016 deadline to the oil companies to relocate

from the Pandacan oil depot.2

A. Background of the Problem

Pandacan Oil Depot is a 33-hectare industrial zone

which houses the so-called Big Three Oil Companies –

2 TIMELINE: Pandacan oil depot relocation debacle. www.rappler.com. Accessed August 05,2014

Petron, Shell and Caltex (now Chevron), and supplies the

fuel needs of Metro Manila and nearby provinces. Over the

years, the risk of road accidents, product spills, and threats

to security and health for the tankers and public have

increased. Concerned people in the area have been

complaining about the intense and alarming odor emitted

by the giant oil depots that lie on the banks of Pasig River.

Several incidents related to the oil depot have proven that

the oil storage facilities adversely affect the environment

and pose a danger to the health and lives of Manila

residents.

In February 1997, two Shell oil tankers exploded

inside their premises of the oil depot complex. In 1999, a

pipeline leak was the source of fires in Muntinlupa City

with one fatality. In January 2008, a tanker burst into

flames at the foot of the Nagtahan fly-over, killing one and

wounding another. Not too long ago, in July 2010, the

FPIC underground pipeline leak caused panic and anxiety

among residents as water mixed with oil in the basement

of the West Tower Condominium in Barangay Bangkal,

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Makati.3

Studies from the University of the Philippines

Manila found out that exposure to refined petroleum

products causes neurophysical effects amongst the

residents near the Pandacan Oil Depot. The number of

cases of neurophysical disorders in the area has been

progressively increasing. In the same year, a health survey

proved that the air in and surrounding the oil depot contain

high levels of Benzene. Benzene is known to increase the

risk of cancer and wreaks havoc on the nervous,

respiratory, and immune systems.

The concern about the threat to human lives arose

due to the 9/11 terrorist attack on the World Trade Center

in New York. 4 The very close proximity of Malacañang in

the depot invites possibility of terrorist attacks for the great

destruction it can cause.

3 A CENTURY-OLD CHALLENGE. The oil depots in Pandacan. Interkasyon.com. Accessed August 05, 2014 4 Planning Workshop for the Dismantling of the Oil Depot in Pandacan: Enforcing Ordinance No. 8283. Summary of Workshop Output by NGO Program Secretariat

Several city ordinances are approved reclassifying

the area from industrial to commercial to mixed use zone.

Despite all of this, the oil storage facilities still did not

conform to the land use of the area. The inconformity to

the zoning and land use plan of the oil depot results to

numerous environmental hazards that pose threat to the

lives and health of the people and the community.

The local residents in the vicinity of the oil storage

facilities are very much dependent in the depot as most of

the inhabitants are working there. The oil depot provides

many programs and benefits for the people. As the

relocation pursue, many people will be unemployed. The

welfare of the residents especially those who are

employed in the depot is one of the concerns that needs to

be addressed.

B. Background of the Study

On April 03, 2014 Manila Mayor Joseph Estrada

gave the oil companies in the Pandacan oil depot until Jan

31, 2016 to shut down their oil storage facilities and

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relocate to another area.5 Once the Big 3 oil companies

leave it in 2016, the 33-hectare area will be nothing but

brownfield. Expansion, redevelopment, or reuse of the oil

depot may be complicated by the presence of

contamination. The owners of the oil storage facilities will

have trouble selling the vacant sites, as potential liability

for cleanup costs and environmental contamination is

something to worry about. As a result, the site will end up

being abandoned, decreasing the tax base of the area and

becoming the source of diseases in the community.

The redevelopment of brownfields can provide

many benefits to the public, including an increased tax

base, the creation of new jobs, the utilization of existing

infrastructure, and the removal of blight.6 The potential for

harm, both to human beings and to the wider environment,

will have to be considered, especially if any contamination

is to be left on the site. Through Brownfield

Redevelopment, public health and environmental hazards

posed by the site will be reduced.

5 TIMELINE: A Pandacan Oil Depot Relocation debacle. www.rappler.com. Accessed August 05, 2014 6 Brownfield Redevelopment. www.umich.edu. Accessed August 05, 2014

The redevelopment process includes revitalization

of the area. Developers integrate cleanup and construction

activities. Detailed plans are prepared for streamlining the

process and ensuring all issues are resolved so that the

redevelopment process runs smoothly. Progressively,

transformation of the area will be expected once

commercial and residential buildings rise on it as the

expected outcome of this study.

C. Background of the Project

As the relocation of the 3 big oil companies pursue

in 2016, many land developers will be eager in proposing

different projects for the transformation of Pandacan Oil

Depot. Thus, as the proponents of this study, a part of the

33-hectare area is to be developed into a Business Park

once the redevelopment of the brownfield land is deemed

to be successful. The objective of this project is

construction and rehabilitation of a part of the 33-hectare

area of Pandacan Oil Depot and to develop structures and

communities that have a combination of residential,

business and retail uses in the area.

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Unfortunately, the uncertainty of rehabilitation costs

for contaminated sites intimidate potential developers and

investors, hence prolonging the cleanup and

redevelopment of the site. Several companies in the

Philippines offer brownfield management solutions to

rejuvenate and reuse abandoned sites.

Once the cleanup and redevelopment process

progresses, the construction of the Business Park in the

area proceeds. The oil depot has an additional advantage

residing beside the Pasig River. Commercial structures will

benefit from this advantage having land and water

approaches which will encourage the transformation of the

area. This project will promote urban renewal which is

what Manila needs nowadays and will open new

opportunities to the residents of Pandacan as they enjoy

the ease of proximity to so many options.

II. STATEMENT OF THE PROBLEM

Brownfield lands are contaminated lands that are

left abandoned and undeveloped, which pose a threat to

the community if left unresolved. Through brownfield

redevelopment, a vast array of vacant, abandoned, and

underutilized property that, if properly managed for

environmental health and safety issues, can be very

desirable for redevelopment.7 One of the main issues

involving brownfield redevelopment is the concern over

legal liability. The uncertainty of rehabilitation costs for

contaminated sites can frighten away many potential

developers and investors.8

This study aims to create an architectural solution

that will maximize the potentials of brownfields and at the

same time introduce a new trend on sustainability which

will give way to a development that will provide

opportunities in enriching Pandacan and employment for

the residents. Specifically, the proponents target to answer

the following questions:

1. How can brownfield redevelopment and reuse help

Pandacan Oil Depot in eliminating the threat in the

7 Michigan Brownfield Redevelopment Innovation: Two Decades of Success (2010) p.1 8 Brownfield Redevelopment. www.umich.edu. Accessed August 05, 2014

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health and lives of the people caused by the

brownfield land?

2. Can Brownfield Redevelopment be helpful for these

communities?

3. What can the proposed Business Park offer to

encourage revitalization of the area?

4. How can the proposed Business Park address the

existing problems of the local residents as the

relocation of the oil storage facilities pursue?

III. SIGNIFICANCE OF THE STUDY

The residual levels are acceptable for an industrial

site. However, standards for a mixed-used development

are more stringent. The change of use triggered the

intensified testing programs and research of the soil

condition of Pandacan Oil depot.9

Last October 9, 2004 HRA (Health Risk

Assessment) of soil and water content of Pandacan oil

depot were conducted by DENR (Department Environment

9 Pandacan Scale Down Project. p. 22

and Natural Resources). Samples were collected from the

surface soil, subsurface soil and groundwater of the site

and found that the content of water and soils includes

mineral oil, some chemical compounds; traces of metals:

barium and vanadium (possibly from the soil originally

used for reclaiming the site) and traces of pesticides

including Organochlorines (“Drins”). These were the

‘hazards’ identified. These hazardous elements are threat

in environment and human health.

When the oil storage facilities relocate, the site will

be a brownfield land. When abandoned brownfield lands

are left neglected, contaminants may migrate off-site,

creating hazards on the nearby community. Therefore, in

order for the site to be safe and at the same time be useful

for human habitation, a brownfield redevelopment will be

established.

Brownfield redevelopment seeks to environmentally

assess existing brownfield properties, prevent further

contamination, safely cleanup polluted properties, and

design plans for reuse. It promotes a sustainable

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development for the proposed Business Park. By this

process, the site helps to improve the quality of the

environment in the community and removes real and

perceived threats to health and safety.

Communities may experience many environmental,

social and economic benefits from brownfield

redevelopment that:

Removes actual and potential sources of land,

water and air contamination

Recovers desirable locations, allowing for smarter

growth through urban intensification

Removes or renovates abandoned and derelict

buildings, decreasing the risk of injury, vandalism

and arson

Preserves historical landmarks and heritage

architecture

Beautifies urban landscapes

Revives older urban communities and surrounding

areas

Locates new development in areas where better

use can be made of existing municipal infrastructure

and services such as transit

Increases property assessment values and the

resulting tax base, leading to increased revenue for

governments

Reduces urban sprawl

Preserves greenfield land, which may be productive

farmland or environmentally significant land.10

The proposed Business Park will provide many job

opportunities especially to those who will be greatly

affected by the relocation of the oil storage facilities. This

will be a waterfront development that offers various

activities and lifestyle choices, along with a majestic view

through the buildings oriented towards the Pasig River.

The local residents will be rest assured that their health

and security will no longer be in danger and a sustainable

and lively community will be developed.

10 Brownfield Redevelopment: What You Should Know. cielap.org. Accessed August 05, 2014

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IV. GOALS AND OBJECTIVE OF THE STUDY

The main goal of this proposal is to provide a

solution that will transform the oil storage facilities into a

development which will benefit the residents of Manila

particularly those in Pandacan, and at the same time will

generate income, through brownfield redevelopment.

While the objectives include:

Promoting brownfield redevelopment solution in

reusing and revitalization of contaminated lands

which supports sustainability

Informing developers on the benefits of

redeveloping brownfields instead of greenfield.

Introducing a new trend in addressing the problem

regarding environmental remediation that support

redevelopment

Developing and taking advantage of the potentials

of the site.

Educating people around the vicinity on what are

the benefits of brownfield redevelopment that can

help the environment and their way of living.

Developing a Business Park that will address the

problems of the site and the local residents

Justifying the proposed Business Park as the

subject of revitalization for the community of

Pandacan.

V. SCOPE AND LIMITATIONS OF THE STUDY

This study is directed by the rules and regulations

set by the PD 1096 also known as The National

Building Code of the Philippines , other laws

concerning and governing the proposal, also, by the

parameters given by the local government

standards and with the guidance of the local

government of the City of Manila.

For the present owners, this study is not intended to

forcedly relocate the existing structure or to give a

bad impression to the function of the depot; it is only

to empower and provide a solution to the problem

and not to impose the damages inflicted by the oil

depot both to the residents and the environment.

The study will focus on the process of brownfield

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redevelopment and to the Business park which will

be developed in the Shell perimeter of the chosen

lot and not the entire property of the Pandacan oil

depot.

This study excludes the fields of structural, sanitary,

mechanical, electrical, and electronics engineering.

This study is limited to the information, statistics and

literature obtained by the researchers up to their

corresponding stretch.

This study would deal with the following:

o Design feasibility (Background,

Significance & Related literature, Statement

of the Design Problem)

o Research (Deeper study on Brownfield

Redevelopment and the local availability of

the treatment needed)

o Architectural Analysis (Space

Requirements, User and Vehicular Traffic

Circulation, Design Standards and

Circulation, Site Selection, Inventory &

Assessment, Land Use & Zoning)

o Design Synthesis (Architectural Design

Concept & Philosophy, Working Drawings)

The proposal is an income-generating development,

so the proposal will be concerned on the profit and

therefore the research on revenue will be

significant, as the return of venture for profitable

facilities or structure are parts of the study. The

return of investment of the development will be

observed and defended.

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VI. CONCEPTUAL FRAMEWORK

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VII. DEFINITION OF TERMS

Benzene - found in the air from emissions from burning

coal and oil, gasoline service stations, and motor vehicle

exhaust.

Blight - something that spoils or damages something, a

disease that affects plants, or a general state of neglect

and disrepair in an urban area.

Business Park - an area specially designated and

landscaped to accommodate business offices. All of the

work that goes on here is commercial and can be

residential

Brownfield - According to the Small Business Liability

Relief and Brownfields Revitalization Act of 2001, a

brownfield is defined as a real property, the expansion,

redevelopment, or reuse of which may be complicated by

the presence or potential presence of a hazardous

substance, pollutant, or contaminant.

Brownfield redevelopment - cleaning up of sites that

help improve the quality of the environment in the

community and removes real and perceived threats to

health and safety.

Community - a group of people who live in the same area

Department of Environment and Natural Resources

(DENR) - the executive department of the Philippine

government responsible for governing and supervising the

exploration, development, utilization, and conservation of

the country's natural resources.

Drins – also called Organochlorine. Insecticides that are

among the oldest, most toxic, and most environmentally

destructive synthetic pesticides. These chemicals were

used extensively in agriculture, forestry, and in home pest.

They target the central nervous system, and many of them

are suspected to cause cancer.

Greenfield - used in construction and development to

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reference land that has never been used (e.g. green or

new), where there was no need to demolish or rebuild any

existing structures.

Health Risk Assessment (HRA) - health questionnaire,

used to provide individuals with an evaluation of their

health risks and quality of life.

Mixed Use Development - development that blends

residential, commercial, cultural, institutional, and where

appropriate, industrial uses.

Neurophysical disorder - cerebral dysfunction from any

physical cause manifested by changes in mood, behavior,

perception, memory, cognition, or judgment and/or

psychophysiology.

Oil Spill - an accidental release of oil into a body of water,

as from a tanker, offshore drilling rig, or underwater

pipeline, often presenting a hazard to marine life and the

environment.

Ordinance No. 8283 - reclassifies the Pandacan oil depot

area from industrial to commercial, which will force the oil

companies to transfer their storage facilities.

Petroleum - a kind of oil that comes from below the

ground and that is the source of gasoline and other

products

Revitalization - the process of making something grow,

develop, or become successful again.

Sustainability - to ensure that actions and decisions today

do not inhibit the opportunities of future generations. The

main idea of sustainability is to concentrate on

environmental conditions to achieve a designed product

with maximum internal attributes of environment so that it

can minimize the undesirable aspects of these

constructions.

Urban Sprawl - the unplanned, uncontrolled spreading of

urban development into areas adjoining the edge of a city.

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CHAPTER II - REVIEW OF RELATED LITERATURE,

STUDIES AND STRUCTURES

I. LITERATURE

A. Local

A CENTURY-OLD CHALLENGE | The oil depots in

Pandacan

By: Mari-An C. Santos, InterAksyon.com

This article introduces Pandacan as a neighborhood

rich in history. According to this article, the genesis of

Pandacan can be traced back to the year 1574. It was a

home to one of the heroic Gomburza, Father Jacinto

Zamora. Other prominent Pandacan residents include the

father of Philippine Opera Ladislao Bonus, pioneering

Filipina doctor Paz Mendoza Guazon, revolutionary leader

Apolinario Mabini, and sports celebrity Jacinto Ciria-Cruz.

What used to be a farming community became partly

industrial during the American occupation. Shell

established facilities in 1914, Caltex (now Chevron) in

1917, and Petron in 1922. The area was destroyed as a

consequence of the Second World War but revived soon

after.

The proponents found out in this article that

Pandacan Oil Depot is a 33-hectare compound that

houses the storage facilities and distribution terminals of

the so-called Big 3: Chevron, Petron, and Shell. The

guarded and fenced facility is in the city of Manila, in close

proximity to densely populated areas Pandacan, Paco,

Sta. Mesa, and Sta. Ana. Along the same riverbank, less

than two kilometers away, lies the seat of the nation’s

power, Malacañang Palace. The First Philippine Industrial

Corporation (FPIC) is in charge of the underground

pipeline system that runs from the oil refineries in

Batangas to the Pandacan oil depot

This article explains the Ordinances approved

regarding the classification of Pandacan in terms of land

use. These are dependent on the administration governing

the City of Manila. Examples are Ordinance No. 8027 that

re-classified Pandacan from an industrial to commercial

area in 2001. In 2009, the area was re-classified as a

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heavy indusrial zone under Ordinance No. 8187. In late

2012, Ordinance No. 8283 re-classified the area as a high-

intensity commercial zone, thus giving the oil depot until

2016 to relocate.

Moreover, this article is indeed helpful for the

researchers as an overview of the history and problems

about Pandacan Oil Depot which will be the site for the

proposed development. It has been very vocal about the

needs to remove and rehabilitate the area. Plans for the

area include not only removing hazardous facilities but

also utilization of the area that will be vacated. Jobs will

surely increase when the large complex is opened up to

businesses as well as sports complex, cultural venues,

entertainment centers, parks, hospital, schools, and low-

cost housing. Not to mention, the unquantifiable benefits of

a cleaner environment

What’s a brownfield?

Philippine Daily Inquirer

By Amado de Jesus

This editorial explains the importance of brownfields

in choosing a site for a building project and expounds the

challenges, planning process and remediation techniques

in brownfields.

According to this article, reusing and rehabilitating

damaged land instead of developing virgin land is a

sustainable practice. It reduces pressure on undeveloped

land resource. In almost all countries there are many

cases of prime development areas like riverfront sites,

industrial waste sites, abandoned warehouses and others

with access to public transportation and inner-city core

activity. These sites could be redeveloped into mixed

housing and commercial projects, or community gardens

and orchards, and many other land uses.

Moreover, the planning process includes visual

inspection of the current use of the land and a study of its

past use through documents and interviews. If the findings

19

show signs of possible toxic materials in the land like lead,

arsenic or asbestos, the process becomes more intensive.

Sampling of the soil, soil gas, ground water, surface water

or sediment is made to determine the type and quantity of

contaminants. A work plan is then made on how the site

will be cleaned up for the intended use. Once the work

plan is approved, the developer may avail of tax credits,

loans or grants. The cleanup of a particular site can be

monitored at the local level. New owners of brownfields

may not be liable for contaminants created in the past, but

they have to comply with certain requirements prescribed

by law.

Furthermore, there are several ways to apply

remediation techniques in a contaminated brownfield

depending on the type and location of the contaminant.

Remediation techniques include removal of contaminants

from the site; others are treated on site, while others are

contained on site so as not to spread. In the case of

diesel-contaminated soil, some of the shallow soil is

excavated and aerated so that volatile hydrocarbons will

be released before the soil is removed from the site. The

remaining soil is covered with several feet of clean fill.

To sum it up, brownfield redevelopment is very

much a part of the effort to reduce our ecological footprint,

which is the impact of human activity on the land and its

finite resources. The most important consideration

however is public safety and health.

REPUBLIC ACT No. 9593 otherwise known as

Tourism Act of 2009 and Its Implementing Rules and

Regulations

This particular section contributes on to how the

proponents will consider the existing brownfields in the oil

depot to develop Tourism Enterprise Zones (TEZs) for the

purpose of developing the Philippine Tourism industry as

engine of socioeconomic growth.

This document includes pertinent information for

this study such as the following:

Tourism Enterprise zones (TEZs) are classified as

20

1. Greenfield Tourism Zones – which are areas

with new or pioneer development, or

2. Brownfield Tourism Zones – which are areas

with existing infrastructures or development as

determined by the TIEZA (Tourism Infrastructure

and Enterprise Zone Authority)

Registered TEZ operators and enterprises are entitled to

the following fiscal and non-fiscal incentives.

1. Income Tax Holiday (ITH)

New enterprises in Greenfield and Brownfield

Tourism Zones shall be entitled to six (6)

years ITH from start of business operations,

which may be extended up to a maximum of

six (6)

years if the enterprise undertakes substantial

expansion or upgrade prior to the expiration

of its first six(6) years

An existing enterprise in a Brownfield Zone

may avail of a maximum of six (6) years non-

extendible ITH if it undertakes extensive

expansion or upgrade of facilities.

Net operating losses for any taxable year

immediately preceding the current taxable

year which had not been previously offset as

deduction from gross income, may be carried

over as deduction from gross income for the

next six (6) consecutive years immediately

following the year of the loss.

B. Foreign

Brownfields: A Comprehensive Guide to Redeveloping

Contaminated Property, Third Edition

by Todd S. Davis, Scott A. Sherman

This book provides a step-by-step, solution-oriented

look at the environmental and economic challenges of

redeveloping contaminated property. Beginning with a

thorough explanation that puts brownfields redevelopment

into a current context, this guide then focuses on the most

important legal, business, financial and political issues

21

associated with redeveloping contaminated real estate.

Brownfields provides an exceptional insights and

strategic advice from experts in various disciplines. It also

includes discussions about the basic science for dealing

with contaminated property effectively and it offers detailed

and current information about the important elements of

each state's voluntary cleanup program.

This book provides the detailed background necessary

to make informed decisions and offers practical advice for

implementing effective strategies for change. It helps the

proponents:

Find new funding sources to finance the brownfield

redevelopment

Interpret federal and state laws governing liability

for the cleanup of brownfield sites

Evaluate current State Voluntary Cleanup

Programs, including financial and tax incentives,

eligible or excluded properties, cleanup standards,

and liability protections

Develop a strategy for getting the brownfields deal

done

Understand basic science and emerging concepts

involved in risk-based science used to cost-

effectively address contaminated property

Gain insight into key issues from experts on

managing environmental liabilities

Commercial and Mixed-Use Development: Code

Handbook

July 1, 2009 Oregon Transportation and Growth Management

Program

This code handbook provides guidance for

encouraging commercial and mixed-use development that

follows Smart Development principles through public policy

and land use ordinances.

According to this handbook, commercial

development is constantly reinventing itself. After

relocating in strip-malls, commercial development is now

returning to America’s downtowns and main streets. These

areas are experiencing a renaissance, as people

22

seek more intimate and pedestrian-friendly shopping

experiences. Suburban commercial centers and corridors,

too, are being transformed. Cities are converting

brownfields into urban villages with housing, retail,

entertainment, and civic uses, and e-commerce is

spawning small businesses in old warehouses and along

main streets. All of these innovations pose opportunities

and challenges for managing growth in our communities.

This Handbook is a guide to encouraging

“smart” commercial and mixed-use development

through public policy and land use ordinances.

The guidance is based on the following

Smart Development principles.

Efficient Use of Land Resources. Efficiency means urban

development is compact and uses only as much land as is

necessary.

Full Utilization of Urban Services. Use existing service

capacity where available. Size new facilities to meet

planned needs. This principle recognizes that we must

make the most of our infrastructure investments.

Mixed Use. Mixed-use development brings compatible

land uses closer together.

Transportation Options. Options should include walking,

bicycling, and public transit, where it is available or may be

provided in the future.

Detailed, Human–Scaled Design. Smart design is

attractive design that is pedestrian–friendly and

appropriate to community character and history.

These principles are “smart” ways of building a

community, providing numerous benefits to all citizens.

They represent the wise use of resources (both financial

and natural resources), sound management of public

facilities, and the building of community. The principles are

both financially successful and publicly responsible.

This Handbook benefits the proponents because it

provides strategies, best practices, and model ordinances

for implementing Smart Development in commercial and

mixed use areas. Specifically, the Oregon Highway Plan

23

(OHP) and the OHP’s Land Use and Transportation Policy

are referenced.

II. STUDIES

A. Local

PANDACAN RESIDENTS’ PERCEPTION, ATTITUDE

AND BEHAVIOR TOWARDS HEALTH AND SAFETY

RISKS

Unpublished Thesis, University of the Philippines College of Mass

Communication

This study, which sought to determine the

perceptions, attitudes and behaviors of Pandacan

residents toward health and safety risks, conducted a

survey and focus group discussions among Pandacan

residents. Attitudes were measured by the level of

agreement towards various health and safety practices

while behavior was measured by the adherence to these

practices. The risk which the residents generally

considered as alarming, dreadful, shocking and

depressing was the incidence of fire; this was due to their

past experiences of residential fires. Attitudes towards

health and safety practices were divided among

respondents. On the other hand, data on behavior

generally implied that residents adhere to these health and

safety practices. Findings revealed that respondents were

knowledgeable on health and safety risks pertinent in their

area; the information they get from various sources, with

the local government unit (barangay) as the most cited and

credible source. Risk perception was associated with

proximity to the location oil depots while familiarity did not

have a significant link with perception.

The presence of oil depots posed certain risks on

the residents particularly on health and safety. This study

determined several health risks such as respiratory

ailments, skin ailments, blood-related disorders, immune

and nervous system-related illness, cancer as well as

vomiting and headaches. Security threats such as terrorist

attacks, toxic chemicals and incidence of fire that may be

linked with the presence of oil depots were also given.

24

This thesis study is beneficial to the proponents

because it has proven that Pandacan Oil Depot has been

posing a threat to the health, safety and security of the

people since then. The said study verified that as for the

topic on safety and security, local residents indeed

recognized that there were risks tied with the presence of

oil depot particularly the possibility of explosions, fires and

terrorist attacks.

ADAPTIVE REUSE OF PANDACAN OIL DEPOT

by Michael T. Querido

This study elaborates Planned Unit Development

(PUD) where everything is on one cluster as the most

appropriate solution in transforming Pandacan Oil Depot

when the companies vacate the site.

In this study, the researcher enumerates what

Planned Unit Development (PUD) controls and promotes.

These are the following:

A mixture of both land uses and dwelling types with

at least one of the land uses being regional in

nature

The clustering of residential land uses providing

public and common open space

Increased administrative discretion to a local

professional planning staff while setting aside

present land use regulations and rigid plat approval

processes

The enhancement of the bargaining process

between the developer and government

municipalities which in turn strengthens the

municipality's site plan review and control over

development for potentially increased profits due to

land efficiency, multiple land uses, and increased

residential densities.

This study will be useful for the proponents because

designating PUDs or offering them as a development

option are good techniques to motivate redevelopment of

brownfields or vacant properties in urban centers. PUDs

are generally directed at market rate developments, but

subsidized projects can locate in PUDs as well. Because

25

of the special nature of PUDs, and their potential to create

housing forms that differ from neighboring properties, cities

often stipulate affordable housing as a PUD component

through development agreements or in exchange for

density bonuses. This can be particularly helpful for

growing, expensive housing markets and for ensuring that

affordable housing is developed as a part of new dense

and diverse development.

B. Foreign

The Role of Brownfields Redevelopment in the

Rejuvenation of an Older Industrial City: A Case Study

of Two Successful Brownfields Reuse Projects in

Baltimore, Maryland

Bachelors of Arts, University of Montana, Missoula, Montana, 1993

by Gregory William Lewis

This thesis investigates federal and state

brownfields policies and reviews contemporary brownfields

literature and through a case study approach, it explains

how state and federal policies created a climate conducive

to brownfields redevelopment in Baltimore, Maryland. By

analyzing two successful Baltimore projects, the research

shows how the reuse of brownfields had a positive “ripple-

effect” that helped precipitate neighborhood-level

investment and revitalization.

This study examines two relatively early brownfields

remediation projects: a former Montgomery Wards retail

and distribution facility and a former Proctor and Gamble

soap manufacturing plant, both in Baltimore, Maryland.

Much of the foundation for this study is based on the need

to further analyze the positive changes that take place

after the development project.

In summary, this thesis demonstrates that the

transformations of Montgomery Park and Tide Point were

not chance occurrences. It took aggressive public policy to

overcome the stigma associated with industrial properties

and today the sites fill the wants and needs of thousands

of Marylanders. Not only have the sites become urban

workplaces, the redevelopment projects are saving

valuable undeveloped lands and restoring prosperity to

Baltimore.

26

Around Montgomery Park and Tide Point the blight

and abandonment are gone and the neighborhoods are

being transformed and rejuvenated; these are two

examples of great restoration efforts in an aging industrial

city.

This thesis is beneficial to the proponents because

it explains insight on how best to utilize brownfields

redevelopment to curb land-consumption. A better

understanding of how and why state and federal policies

exist and highlighting significant economic benefits will

help push reuse projects to the forefront of the country’s

need to address steady population growth and associated

land development needs.

SOCIO-ECONOMIC REVITALIZATION THROUGH

BROWNFIELD RECLAMATION

by Corrin James Breeding

The purpose of this thesis is to investigate if socio-

economic revitalization can be achieved through

brownfield reclamation. From the late 19th century to the

early 20th century, the core of major cities in the United

States witnessed a tremendous growth in population size

and industrial infrastructure. After the Great Depression

and suburbanization, many industrial sites were

abandoned and left to become undesirable locations.

Today these forgotten brownfield sites are a

handicap to the environment because they have been

ignored. Most of them are too hazardous to allow human

contact within certain vicinity. As the structures that once

housed workers and manufacturing products crumble to

the ground, more chemicals and pollutants seep into the

soil and local bodies of water. The quality and state of the

environment degrades in the process. This has

devastating effects on the health of local citizens,

ecosystems and neighborhoods if not rectified.

The design proposal offered in this text showcases

many ways that the Phillip’s Metals and G-36 site can be

utilized for the socio-economic benefit of both the local

neighborhoods and entire city. First and foremost, a clean

27

and safer environment is created. Even if all that was done

to the site was eliminating the debris and contaminant

sources, it would still provide improvements to the area.

The soil would be more stable to sustain plant life and the

water that flows in 2nd Creek would become suitable to

support wildlife.

In this project bioremediation serves a dual

purpose. Since land farming is a form of bioremediation it

can become a teaching tool to educate people in the

neighboring communities and throughout the city on

farming techniques. Even though it is unlikely that this

notion would motivate individuals to conduct farming on a

grand scale, it could inspire people to start small home

gardens or even community gardens. If these communities

were given further guidance on how to grow and maintain

crops it could promote scenarios where people could make

financial gains by selling their produce. These ideas could

potentially stimulate the community socially since it would

take a collective effort (communication amongst the

members) to take care of the gardens. A step further and

the idea of creating jobs and/or incentives for the citizens

could come into fruition. Children can even get involved to

witness natural processes in their environment therefore

better connecting them to the natural world.

Placing new infrastructure (buildings, roads, etc.) on

a site usually requires manual labor. An intense amount of

effort would go into the construction and maintenance of

the proposed site which would generate several jobs in the

process. A task of this proportion would require skilled

professionals such as landscape architects, engineers,

architects, chemists, horticulturalists, etc. to achieve the

goal of redeveloping on these brownfields. Once the

infrastructure is operating a new wave of economic

opportunities is presented

In the proposed design, the implementation of

mixed-use buildings is a key component. This will create a

unique setting where affordable housing and commercial

units fuse into one festive market space that offers many

experiences. The affordable housing would allow residents

to save money while the owners of the businesses make

economic gains. The city would benefit from tax money

28

newly redeveloped land would generate. The current state

of the property is actually costing the city environmentally

and economically since it is not being used or maintained.

The final product provided by this thesis document

benefits the proponents because it presents viable

solutions to environmental, social and economic concerns.

With large amounts of brownfield land available to reclaim

it would benefit the city to not only expand the business

district areas but provide its citizens with a unique

experience in the process. Taking into account the people

living in disadvantaged neighborhoods, there are ways to

involve them in the process. Their environment could

potentially become a tool used to deliver them from all of

the harsh conditions.

III. STRUCTURES

A. Local

Rockwell Centre

Rockwell Centre in Makati which is also located

along the Pasig River banks is an old 15.5 – hectare

thermal power plant operated by Lopez owned – Manila

Electric Railroad and Light Company. Rockwell Center

began its construction in 1998. The design of the centre

was carried out by international architectural firm

Skidmore, Owings, Merril under the direction of former

design partner Larry Oltmanns.

Known to many as a 'city within a city', Rockwell

Center was envisioned as a mixed-use development to

fulfill the needs of a growing community of residents,

tenants and professionals who put their confidence in the

29

Rockwell brand of luxury and lifestyle. It was once a

brownfield left by its past use as a thermal power plant.

Through redevelopment of brownfield, the lands of

Meralco’s former thermal plant site transformed into a

high-end living environment, now the Rockwell Center.

The Rockwell Center has been successfully developed

into a self-contained, mixed-use community consisting of

seven high-rise upscale residential towers, two office

buildings, a lifestyle shopping mall, a city club, and a

leading business graduate school.

Bonifacio Global City (BGC)

Bonifacio Global City was once called Fort McKinley when

the United States government first acquired in 1902.

Three years after the Philippines gained independence

from the United States, Fort McKinley was turned over to

the Philippine government. In 1957, it was renamed Fort

Bonifacio after Andres Bonifacio – the father of Philippine

Revolution.

The RA 7227, otherwise known as the Bases

Conversion & Development Act of 1992• gave birth to

Bonifacio Global City. A total of 440 hectares of raw land

served as military base was converted into alternative

productive use.

In 2003, Ayala Land, Inc. and Evergreen Holdings,

Inc. entered into a landmark partnership with BCDA to help

reshape and redevelop Bonifacio Global City into a

development where office buildings, residential

condominiums, mall and retail shops. This area that once

synonymous to war was turned into a world class business

and residential centre today.

30

The development of the Bonifacio Global City is

controlled through the Declaration of Covenants,

Conditions and Restrictions, Design Standards and

Guidelines and codes, rules and regulations relating to

land development, building construction, including the

Philippine Codes on environmental protection, structural,

electrical, mechanical, sanitation/plumbing, fire safety, as

well as statutes on enhanced mobility of disabled persons,

and any amending or new legislation.

UP-Ayala Land Technohub

The U.P.–Ayala Land TechnoHub is an information

technology hub jointly developed by the University of the

Philippines Diliman and property developer Ayala

Land. It occupies 20 hectares within the 37.5 hectares of

the U.P. North Science and Technology Park. The entire

development was listed as an approved IT Park by the

Philippine Economic Zone Authority (PEZA) and ideal for

Business Process Outsourcing firms. Fourteen low-rise

corporate buildings, designed for the development of

science and technology, are built, around which are a

man-made lagoon and natural landscaping to boost the

park’s objectives of refreshing the body and invigorating

the mind

A center retail area with a fountain plaza and

conical towers serves as convergence point and

emphasizes the technological focus. This environmentally-

sustainable park has systems for district cooling, water

recycling, and storm water management.

B. Foreign

Flat Branch Park

Former Bulk Oil Terminal Returns as a Center of Community Activity

31

In the early nineteenth century, the property served

as the market square for the City of Columbia. From 1908-

1968, it was utilized as a bulk oil terminal for the Missouri,

Kansas and Texas Railroad (MKT). In 1977, the MKT

abandoned the section of track and the City of Columbia

converted the land into a hiking, biking, and fitness trail

with a National Rails-to-Trails Conversion grant—one of

the first awarded in the United States. In 1997, the city

received a $40,000 grant from the Missouri Department of

Natural Resources to remove a dilapidated building on the

property. After demolition of the abandoned petroleum

facility, soil contamination was found and the city applied

for an EPA Brownfields grant to assist with the cleanup.

The Cleanup grant was awarded in 2003. Throughout the

cleanup process, over 7,500 cubic yards of oil-

contaminated soil were removed from the property, as well

as 12,000 gallons of contaminated water.

Key accomplishments:

Secured $200,000 in funding from EPA to assist

with the cleanup of 1.11 acres of contaminated

land, which was completed in less than a year.

Leveraged $427,352 in local funding; $321,587 in

donations; and a $149,850 Land and Water

Conservation Fund Grant for a total of

approximately $900,000.

Removed 7,500 cubic yards of contaminated soil

and 12,000 gallons of contaminated water.

Revitalized an area in the heart of the business

district that serves as an example of how public and

private funding can result in success.

Honored by the Midwestern chapter of the

International Society of Arboriculture for the

32

project’s landscaping and tree planting.

Outcome:

Flat Branch Park now serves as a center of

community activity with a playground, spray grounds,

benches, a storm water rain garden, an amphitheater,

sculptures by a local artist and a gazebo that may be

reserved for special events. The landscaping at the park

received the Gold Leaf Award from the Midwestern

Chapter of the International Society of Arborculture (ISA).

This award is given annually to an individual or community

that has used landscaping to enhance environmental

protection, conservation and beautification. In June 2008,

the park hosted the Twilight Festival and offered a variety

of activities for families and kids each Thursday night. In

addition to the activities, the park serves as a trailhead for

the MKT Nature and Fitness Trail which extends over eight

miles and connects many of Columbia’s parks. The trail is

also part of the American Discovery Trail which extends

from Delaware to California and passes through towns and

cities, highlighting cultures, heritages and landscapes.

Robertson On The River

Former Textile Mill Cleaned Up and Transformed into Affordable

Housing

Constructed in 1890, the Robertson Mill operated

as a mill for yarn production and various other textile

products until it was closed in the early 1990s. The

property remained vacant until the Weir Corporation

purchased it in 2003 from Combined Realty Trust. The mill

was a blight and safety concern for the historic Weir

Village community due to the soil contaminated with

polyaromatic hydrocarbons (PAH) and lead from the

railroad easements that serviced the mill, and asbestos.

33

Key accomplishments:

More than $15 million in redevelopment funding

leveraged from local, state, and public entities

6.5 acres cleaned up and 40 redevelopment jobs

leveraged.

Soil excavation, lead and asbestos removal, and

removal of Underground Storage Tanks (USTs) was

funded by a $140,000 Brownfields RLF Loan and a

$148,000 Brownfields RLF subgrant from the City of

Taunton

Outcome:

EPA awarded a $52,000 cleanup grant to the non-

profit Weir Corporation for the redevelopment of the

140,000-square-foot historic Robertson Mill with its

partner, Combined Realty Trust, into 64 units of affordable

rental housing, 18,000 square feet of commercial space, a

community meeting room, and a 100-foot wide Riverfront

Park. On November 16, 2004, groundbreaking ceremonies

were held for the Robertson on the River apartment

complex. Less than a year later, on October 31, 2005, a

grand opening ceremony was held for the complex, which

has 20 one-bedroom, 34 two-bedroom, and 10 three-

bedroom apartments and offers affordable rent to

households earning between 30 and 60 percent of the

median income. Currently, 63 of the 64 apartments are

occupied with over 120 people living at Robertson on the

River and two new businesses are located on the first

floor.

34

35

CHAPTER III – REASEARCH DESIGN AND

METHODOLOGY

In this thesis proposal, the methodology is divided into

two phases, the first phase is the cross sectional approach

which examines the issues concerning the brownfield

redevelopment, its impact and significance to the city. The

second phase uses longitudinal approach in determining

the feasibility of the process of brownfield redevelopment

in Pandacan Oil depot and the Business Park that will be

constructed to improve the socio-economic status of

Pandacan, Manila.

I. CROSS SECTIONAL AND LONGITUDINAL

APPROACH

A cross-sectional study is based on observations of

phenomena at a single point in time, while the longitudinal

study involves analyzing data at different points in time

(Babbie 2010). In this study, the cross-sectional analysis

will determine whether or not areas adjacent to brownfields

exhibit a significantly different socio-economic composition

when compared to the whole city where the brownfield is

located. The hypothesis is that areas adjacent to

brownfields will exhibit higher minority and lower income

residents compared to the average of the city in which the

brownfield located.

II. STUDY AREA

This particular project will utilize a part of Pandacan

oil depot as the site for the study. Identifying the proper

site within the depot is important since the aim is to

provide a better environment for the local residents and

the community as well. Facts gathered form different

government agencies and departments that includes data

and maps of Pandacan oil depot, the history and

speculated site contaminants, will help in identifying the

specific site the proponents will work on. This study will

conduct a site selection within the perimeters of Pandacan

oil depot. The criteria for site selection in this study will be

discussed.

A. Site Selection Analysis

Site selection indicates the practice of new facility

location, both for business and government. Site selection

36

involves measuring the needs of a new project against the

merits of potential locations.

1. Steps in Site Selection

The site selection process involves a series of data

collection and evaluation activities that become specific in

each subsequent step of the process. Each step evaluates

the suitability of the criteria. The evaluation move in a

methodical manner, addressing the more detailed criteria

as the process proceeds.

The following steps were established by the

proponents of this thesis relying on the same foreign

studies.

Step 1: Confirm Readiness. The purpose of readiness

review is to assess when to begin the formal and informal

site selection activities, to determine whether there are any

significant changes in the assumption of the Feasibility

Study and Site and Design Prospectus and to identify the

emerging issues and information that can have impact on

site selection.

Step 2: Develop the Work Plan. Creating and using Wok

Plan establishes a framework for organizing and leading

the site selection effort.

Step 3: Conduct Search for Sites. The search for the

potential site requires an understanding regarding to

property acquisition, as well as the familiarity with real

estates and the development activities in the local

community.

Step 4: Evaluate a Long List. Site selection parameters are

needed. Typically, the most suitable area will be chosen

and another analysis for that chosen area will be

conducted. In this study, the proponents used a Phasing

method to determine the boundaries to be developed.

Step 5: Evaluate Recommended Site. The purpose of this

step is to assess the site chosen for the study. The

inherent pressures and conflicts will be considered in the

completion of analysis and evaluation.

37

2. Site Selection Elements

This study establishes a set of basic site selection

elements and offers suggested evaluation criteria for rating

the elements. Although this study incorporates an internal

weighting factor (a list of few key ranking criteria elements

which have high cost impacts in more than one sub-

category) it does not prescribe the importance of most

selection elements but rather, incorporates a weighting

system whereby a district or community can assign a

range of importance to each element. It is recognized that

information for all the elements cannot always be

determined nor are all elements applicable to every site.

However, detail and rigor in addressing the elements is

important for an effective evaluation.

The selection elements are as follows:

a) Social and Land Use Factors

Site Surveying

The geological and hydrological structure of the site is

indeed important in determining what kind of development

is suitable for the site.

Accessibility to the site

The main entrances and the main road abutting the site

also have to be noted. Easy accessibility to the site is very

important for any kind of project.

38

Major Landmarks

After spotting the major landmarks, analyze the integrity of

their existence in close proximity to the site. It is essential

to know as to what kind of impact these structures would

have on a site.

Proximity to other facilities

Accessibility for the facilities such as Fire Control

Department,

Police Assistance Unit, Local Barangay Hall(s), Health

Services and the like shall be observed and analyzed.

Orientation of the site

Orientation of site will help in orienting the structure

correctly in the process of designing.

Sustainability Factors

It is important to satisfy three important principles of Green

Architecture which aims at Sustainability:

Energy Efficiency

Water Efficiency

Material Efficiency

Site Services

Study of services on site is also very important. The major

site services include:

Water Supply

Electricity Lines

Drainage Lines

b) Construction Cost Factors

Socio-Economic Characteristics

The community should be able to accept the construction

of the site. Readily available market and buy back centers

is good to be near the location of the site. Public

acceptance of the treatment must be observed.

Economic feasibility

The site location and detailed site analysis will give an idea

of the economic feasibility of the project. It means that the

type of building or construction you are looking forward to

proposing a site would be a successful venture or not

depending on the conditions of the site.

39

c) Operation and Maintenance Cost Factors

After the absolute study of the site, one can

conclude the kind of project to be executed, its feasibility

and also its sensitivity to be shown towards designing the

structure and the site as well.

3. Weighing Factor

Assigning weighing factors to the analysis is an

opportunity to apply its values to the evaluation process so

that the final scores for each site reflect issues involved at

the local level. This is often accomplished through

community surveys, public meetings and other forums for

developing consensus among the parties affected by the

school project. A suggested scale of weighting factors is

shown below.

Weighting Factors

1 = undesirable

2 = desirable

3 = highly desirable

4. Applying Ranking Criteria

Following the assignment of the weighting factors,

each selection element is evaluated according to

established criteria and ranked on the simple five point

scale from 0 to 4. The table below gives a suggested

definition of each ranking score:

Social and Land Use Factors

CRITERIA: RATING:

Size of Site

Proximity to Population to be Served

Proximity to Future Expansion of Community

Proximity to Important Existing Facilities

Year-round Accessibility

Site Topography

Road Access

Visibility, Safety of Driveways

Driveway Conflicts and Internal Circulation

40

Safe Routes to School for Pedestrians and Bicycles

Roadway Capacity, Safety Needs

Aesthetic Value

Sun Orientation

Site Drainage

Proximity to Natural Hazards

Zoning/Land Use

Proximity to Fire Response

Equipment

Flooding

Existing Site Development

Access to Outdoor

Recreation/Learning

Noise

Wetlands

Potential for Hazardous Materials

TOTAL:

Construction Cost Factors

CRITERIA: RATING:

Soils/Foundation Conditions

Availability of Water Utilities

Availability of Sewer Utilities

Availability of Electric Power

Availability of Fuel

Storage/Distribution

Year-round Accessibility

Driveway Conflicts and Internal Circulation

Roadway Capacity, Safety Needs

Ease of Transporting Construction

Materials

Site Cost

Existing Site Development

41

Operational and Maintenance Cost Factors

CRITERIA: RATING:

Safe Routes to School for Pedestrians and Bicycles

Site Drainage

Flooding

Site Erosion

Sun Orientation

Protection from Elements

Proximity to Natural Hazards

Alternative Energy Sources

Site Evaluation Summary Table

CRITERIA: S I T E

PHASE I

PHASE II

PHASE III

Social and Land Use Factors

Construction Cost Factors

Maintenance and Operating Cost Factors

After the specific site is selected, a site inventory

will be put together to gain more knowledge on the present

state as well as how it influenced the adjacent community.

Site visits, collecting vast amounts of inventory, photo

documentation, more literature reviews and interviewing

local residents will be carried out to successfully achieve

the goal.

Comprehensive analysis was the next step in the

process. The site selected will undergo a thorough study.

The potential contaminants will be identified on the site.

The potential user groups will be observed and the needs

of the community will be taken into account. For a solution

to be put together, more literature reviews and case

studies will be completed to identify what development

best fit the chosen site. The analysis will be diagrammed in

a way that viewers could comprehend the information

relevant to this thesis.

Once the analysis is complete and the proper

solutions for this brownfield site along with the neighboring

42

communities are identified, detailed drawings were used

as a method of design investigation and design

communication.

III. SOURCES OF DATA

The main nutrient of a research is the data. It must be

gathered meticulously and analyzed well to know how

relevant it is for the project. The following are the sources

of data collected.

A. Library

The library is the oldest and most widely used in

researching. This facility will provide a wide range of

sources readily available for use. The proponents will

mostly be dependent on libraries because brownfield

redevelopment has no standards yet in the country so, the

proponents will introduce this process for public

acceptance. The following will be the libraries to be visited:

Pamantasan ng Lungsod ng Maynila Library

PLM College of Architecture and Urban Planning

CAD Room

Mapua Institue of Technology Library

De La Salle University Library

B. Government Data

Statistical data, census, laws and the like coming from

the government research associated to the Pandacan oil

depot will be part of this thesis. All information is to be

gathered for examining and counterchecking the data

presented. The following will be the government agencies

to be visited:

Department of Environment and Natural Resources

(Environmental Management Bureau)

Department of Agriculture (Bureau of Soils)

City Planning and Development Office – Manila City

Hall

NGO Program Secretariat

Manila District Traffic and Parking Bureau

Drafting and Surveying Department – Manila City

Hall

43

C. Interviews

Several people are known to be experts of the area of

study. The researchers are in need of firsthand information

from these people and this information will surely be

relevant to the proposal. Some interviewees are the

operational staff of the company specialized in

redeveloping brownfields. The proponents also need to

interview the lot owners of Pandacan oil depot, barangay

chairman, residents near the vicinity of the depot and other

people who are very much concerned about the relocation

of the oil storage facilities. The following will be the set of

interviewees relevant to this proposal:

Arch. Marlou B. Campaner (CPDO, Manila City

Hall)

Engr. Gil F. Ferareza Sr. (Environmental

Management Specialist, EMB – NCR)

Atty. Donna Gasgonia (Board Regent of UDM,

Legal Aid, M.O.)

Von Francis C. Mesina (Executive Director, NGO

Program Secretariat)

Frujan Gabican Villareal (MDTPB)

Zaldy Magdaleno (Barangay 847 Secretary)

D. Surveys

Surveys are significant to this study. Areas near

Pandacan oil depot are to be surveyed to know how the

public would accept the process of brownfield

redevelopment and the proposed Business Park if it is

brought up to construction. Surveys will give a clear view

of the data. This will also play as evidence to strengthen

this study.

The following will be the sample survey to be

disseminated to the local residents in the vicinity of the

study area.

44

Listed below is a set of questions to be answered by the

residents, barangay officers and other persons involved in

the vicinity of Pandacan Oil Depot.

1. Are you aware of the upcoming relocation of

Pandacan Oil Depot in Batangas this 2016?

2. Are you familiar in the process of Brownfield

Redevelopment or Land Remediation?

3. Are you in favor of the relocation? If yes,

4. What is/are the reason/s that made you agree in the

relocation?

a) Risk for human health

b) Unpleasant smell of gasoline

c) It destroys the environment because of

pollutant

emission

d) Can cause fire and other massive accidents

e) All of listed above

f) Others: Please specify:

____________________________________

____________________________________

____

5. What structure or development do you prefer in

replace to the oil storage facilities?

Please check at least three (3).

o School

o Commercial Mall

o Hotel

o Condominium

o BPO Office Building

o Hospital

o Wet and dry market

o Commercial Stall/s

o Parking Building

o Museum or Exhibit Gallery

E. Ocular Inspection

Site inspection will give on-hand data on the

existing condition of the Pandacan oil depot. Since the soil

condition is important in this study, several data would be

gathered through inspection.

45

46

CHAPTER IV - THEORETICAL FRAMEWORK

AND ARCHITECTURAL PROGRAMMING

I. FEASIBILITY STUDY

This study aims to provide an architectural solution

that would aid the existing and future problems

encountered by the community of Pandacan due to the

contaminated site that will be left by the oil storage facility

when the 3 big oil companies leave it on 2016. This

proposal intends to promote brownfield redevelopment

solution in reusing and revitalization of contaminated lands

which supports sustainability. While brownfield properties

are more complex to develop than traditional greenfield

properties (properties which have never been previously

developed), the benefits of redevelopment far outweigh the

costs. In fact, in many cases, leaving these properties idle

presents liability risks and financial losses, not to mention

the potential impacts to the environment and human

health.11

11 A Practical Guide to Brownfield Redevelopment in Ontario, p.7

Many of the soils located on the brownfield sites in

the study area have been labeled as contaminated and

investigations are being conducted by the storage facilities

itself to better assess the area. A similar study in the City

of Knoxville presented that contaminants such as

polychlorinated biphenyls (PCBs), polynuclear aromatic

hydrocarbons (PAHs), lead based paint, asbestos

containing buildings materials, industrial chemicals

including chlorinated solvents, creosote, and various

priority pollutant metals may be found in an oil storage

facility. Therefore it can be assumed that some of these

chemicals may be present in the depot. Some of these

chemicals can originate from materials found in buildings

(lead and asbestos mainly) and others can come from

machinery or similar items used for industrial practices.

These chemicals can have devastating effects in the air,

water and soil.

Parcels of land in the depot are believed to be

contaminated by petroleum hydrocarbons including

gasoline and diesel. These chemicals usually originate

from vehicular or heavy machinery used on site. Since this

47

area housed several factories and oil tanks that relied on

the railroad system to transport goods, it is safe to assume

that this is where the chemicals came from. Petroleum

spills can have devastating environmental effects if it gets

into the soil or water.

Pandacan Oil Depot as a brownfield site is plagued

with contaminants that are harmful to the environment and

the inhabitants that live in close range to them. For these

parcels of land to be reused they must be remediated. In

this investigation to achieve an architectural solution

through brownfield reclamation, the Shell perimeter in

Pandacan oil depot will be chosen as the site of this study.

The main concern of Barangay officials is the

welfare of the residents, particularly those who are

employed in the oil depot. The presence of the oil depot

provides programs for delinquent youths, skills

development, environment-based seminars, medical

services, and employment.12 Employment and livelihood of

the people directly affected by the relocation of the oil

12 Workshop Report (NGO Program Secretariat), p. 4

storage facilities is at risk. To address this problem, this

study will propose a development that will produce job

opportunities during and after the cleanup and remediation

process.

This redevelopment of such is not new anymore to

our country. Rockwell Centre in Makati which is also

located along the Pasig River banks is an old 15.5 –

hectare thermal power plant operated and owned by

Lopez Group of Companies. Rockwell Center began its

construction in 1998. The design of the centre was carried

out by international architectural firm Skidmore, Owings,

Merril under the direction of former design partner Larry

Oltmanns. The Rockwell Center includes high-rise office

buildings, condominium towers, a law and business

schools and a shopping mall.

Bonifacio Global City (BGC) in Taguig, an old

military camp was converted, in 2003 by Ayala Land, Inc.

and Evergreen Holdings, Inc. partnered with Bases

Conversion and Development Authority; into a

development where office buildings, residential

48

condominiums, mall and retails shops. This area that once

synonymous to war was turned into a world class business

and residential center today. BGC effectively links all this

developments by properly and intensively using not an

ordinary public parks and spaces.

BGC and Rockwell Center’s successful stories is an

epitome that Pandacan Oil Depot once vacated by the oil

companies; by proper execution of plans, and strict

administration will surely be another world-class

development in Manila and in the country.

The proposed business park will sit on an 11.5-

hectare land which is the present perimeter of Shell,

Philippines Inc. This will complement the rapid urban

growth of the city by incorporating multi-use development

components, environmental sustainability and riverfront

principles to achieve balance between the built and natural

environment. The proponents envision having a mall,

condominium units, BPO offices, parking building,

apartment building and lush landscaping and pedestrian

promenades that will create a relaxing foreground.

This proposal will be endorsed by the Philippine

Green Building Council which will promote green building

practices to the industry to ensure a sustainable

development. Having a foreign consultant to facilitate the

cleanup and remediation process, and the Ayala Land

Corporation, Megaworld, and other investors for financial

assistance, this study is deemed viable and this

development is a necessity of the community and the local

residents that will reduce life threatening contaminants in

the site, improve public safety, create a healthy and living

environment, generate income, and produce more jobs for

the people.

II. SITE UTILIZATION AND LAND-USE STUDIES

A. Soil Type

This soil map shows that there are different soil

types within the site boundaries. Understanding the soil

characteristics is important for this project in determining

the development potentials of the site

49

Source: Manila City Land Use Plan and Zoning Ordinance (2005-2020)

According to Manila City Land Use Plan and Zoning

Ordinance (2005-2020), the City of Manila consists of

Eutropepts and Dystropepts. Both belong to the order

Inceptisols. Eutropepts are most suitable for short

seasonal diversified and vegetable crops, while

Dystropepts have narrower adaptability for agricultural

lands. Since Manila is a developing city, urban land soils

are prominent here. Urban land soils have impervious

ground cover (concrete, asphalt, etc.) and structures on

top of it. Uses are usually limited to construction,

renovation, landscaping and building roads/streets.

B. Land Use

The land use map reveals that Pandacan Oil Depot is

industrial or manufacturing in use. This further insinuates

that these properties have contaminates in the soils due to

its use. In 2001, the actual land use of the depot area is

Heavy Industrial Zone and it is zoned as Light Commercial

zone. In 2006, the land use remained though it is again

reclassified as High Density Commercial and Light

Commercial/ Mixed-Use zone. But in 2009, the depot area

50

was reclassified as a Heavy Industrial Zone, thus making

the land use conforming. In 2012, the area was reverted

back to its High Density Commercial and Light Commercial

/ Mixed-Use zone giving the area until 2016 to relocate.

The proposed development in the study area is a Business

Park consisting of a Mall, BPO offices, parking building,

vertical housing and open spaces thus compliant to the

current zone of Pandacan Oil Depot.

Legend:

Residential

Commercial

Industrial

Institutional

C. Development Controls

The National Building Code of the Philippines with

its Revised Implementing Rules and Regulations has

provided development controls to determine the maximum

development potential of a lot.

1. Sizes and Dimensions of Courts

Minimum sizes of courts and yards and their least

dimensions shall be governed by the use, type of

construction, and height of the building as provided

hereunder, provided that the minimum horizontal

dimension of said courts and yards shall be not less than

2.00 meters. All inner courts shall be connected to a street

or yard, either by a passageway with a minimum width of

1.20 meters or by a door through a room or rooms.

The required open space shall be located totally or

distributed anywhere within the lot in such a manner as to

provide maximum light and ventilation into the building

R

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51

YARD – the required open space left between the

outermost face of the building/structure and the property

lines, e.g., front, rear, right and left side yards. The width of

the yard is the setback. Yards prescribed for Commercial,

Industrial, Institutional and Recreational Buildings are

shown in the table below.

YARD

Type of Residential Use/Occupancy

R -1

(m)

R – 2 R – 3 R – 4

(Indiv.

lot/unit)

(m)

R – 5

(m) Basic

(m)

Max

(m)

Basic

(m)

Max

(m)

Front 4.50 3.00 8.00 3.00 8.00 4.50 6.00

Side 2.00 2.00 2.00 -

2.00

(opti

onal)

2.00

(optional

)

3.00

Rear 2.00 2.00 2.00 - 2.00 2.00 3.00

Residential 5 (R – 5)/Condominiums which will be

developed in the proposed Business Park will conform to

the minimum dimensions of yards which is 6.00 meters in

front and 3.00 meters both in the sides and rear.

2. Total Open Spaces within Lot (TOSL)

These are the courts, yards, gardens, light wells,

uncovered driveways, access roads and parking spaces,

which consist of two types:

Paved or tiled (hardscape area); sub-classification

of open space shall fall under Maximum Allowable

Impervious Surface Areas (ISA) within the Total Lot

Area (TLA) and

Unpaved areas within the lot that are with exposed

soil and planted (softscaped), i.e., the Unpaved

Surface Areas (USA); this sub-classification is the

true open space.

52

Building/Structure Use

or Occupancy

(or Land Use)

% of Total Lot Area (TLA)

Duly Approv

ed Zoning

Max Allowable PSO

Max Allowa-ble ISA (Paved Open

Spaces)

Min USA

(Unpa-ved

Open Space

s)

TOSL (ISA + USA)

Commercial

Commercial 3

(Comm – 3)

80 (without firewall)

15 5 20

90 (with

firewall) 5 5 10

The zoning of the study area as per approved by

the City Zoning Ordinance and its IRR is classified as

Comm – 3. Therefore the total open spaces within lot as

will be applied to the proposed Business Park is 20% of

the Total Lot Area. The Percentage of Site Occupancy

(PSO) plus the Total Open Spaces within Lot (TOSL) is

equal to the Total Lot Area (TLA).

3. Setbacks for Commercial, Industrial, Institutional

and Recreational Buildings

Road Right-of-Way

(RROW) Width (meters)

Front (meters)

Side (meters)

Rear (meters)

30.00 & above 8.00 5.00 5.00

25.00 to 29.00 6.00 3.00 3.00

20.00 to 24.00 5.00 3.00 3.00

10.00 to 19.00 5.00 2.00 2.00

Below 10.00 5.00 2.00 2.00

The study area which is the Shell perimeter is

bounded by a 8-m RROW, thus having the minimum

setbacks of 5.00 meters in front and 2.00 meters both in

the sides and the rear.

4. Building Height Limit

Building Height Limit (BHL) is the maximum height

to be allowed for buildings/ structures based on their

proposed use or occupancy. The BHL shall be generally

measured from the established grade line to the topmost

53

portion of the proposed building/structure. BHL excludes

the height of permitted/allowed projections above the roof

of the building/structure, e.g., signage, mast, antenna,

telecom tower, beacons and the like.

Character of Use or

Occupancy

Type of Building/ Structure

Building Height Limit (BHL)

Number of allowable

storeys/floors above

established grade

Meters above highest grade

Residential R – 5

Condominiums 12 – 18

36.00 – 54.00

Commercial C – 3

Commercial – 3 16 – 60

48.00 – 180.00

D. City Ordinance No. 8119

1. Zoning

The city ordinance no. 8119 is an ordinance

adopting the Manila Comprehensive Land Use Plan and

Zoning Regulations of 2006. Under this, the Pandacan Oil

Depot is classified under a C-3/MXD Zone. This ordinance

has provided Land Use Intensity Control that shall be

observed in the a C-3/MXD Zone.

(Source: PANDACAN PUD., CPDO)

54

Land Use Maximum

PLO Maximum

FAR

Commercial/Mixed Use High Intensity Commercial/Mixed

Use C3/MXD 0.80 7

PLO – Percentage of Land Occupancy

FAR – Floor Area Ratio

A C-3/MXD Zone shall be used primarily for high

intensity mixed use and commercial developments for

trade, business activities and service industries. The

service area covers a metropolitan to national scale of

operations. Enumerated below are the allowable uses:

1. All uses in C-2/MXD Zone provided that in case of a

residential building it shall have commercial

footprints

2. Manufacture of wood furniture including upholstered

3. Manufacture of rattan furniture including

upholstered

4. Manufacture of box beds and mattresses

5. Small-scale commercial warehousing activity

6. Large-scale commercial warehousing activity

(strictly located at District I)

7. Other commercial activities and those not

elsewhere classified

2. Height Regulations

Building height must conform to the height restrictions

and requirements of the Air Transportation Office (ATO),

as well as the requirements of the National Building Code,

the Structural Code, as well as all laws, ordinances, design

standards, rules and regulations related to land

development and building construction and the various

safety codes.

Public Open Space Zone

In Public Open Space Zone, no building or structure shall

be higher than ten (10) meters above the highest natural

grade line and provided it conforms with the zone’s

prescribed LUIC.

All Other Zones

There is no fixed building Height limit except those

prescribed by the Air Transportation Office (ATO) and

other government regulations. Within these zones, building

55

heights shall be based on the prescribed FLOOR Area

Ratio (FAR).

III. SITE DATA

A. Historical Background of the Site

Source: Social Justice Society vs. Atienza, G.R. No. 156052, 13

February 2008

The Pandacan Oil Depot, formerly largely

uninhabited, was ideal for various emerging industries as

the nearby river facilitated the transportation of goods and

products. In the 1920s, it was classified as an industrial

zone. Among its early industrial settlers were the oil

companies. Shell established its installation there on

January 30, 1914. Caltex (now Chevron) followed suit in

1917 when the company began marketing its products in

the country. In 1922, it built a warehouse depot which was

later converted into a key distribution terminal. The

corporate presence in the Philippines of Esso (Petron’s

predecessor) became more keenly felt when it won a

concession to build and operate a refinery in Bataan in

1957. It then went on to operate a state-of-the-art lube oil

blending plant in the Pandacan Terminals where it

manufactures lubes and greases.

On December 8, 1941, the Second World War

reached the shores of the Philippine Islands. Although

Manila was declared an open city, the Americans had no

interest in welcoming the Japanese. In fact, in their

zealous attempt to fend off the Japanese Imperial Army,

the United States Army took control of the Pandacan

Terminals and hastily made plans to destroy the storage

facilities to deprive the advancing Japanese Army of a

valuable logistics weapon. The U.S. Army burned unused

petroleum, causing a frightening fire. The fire consequently

destroyed the Pandacan Terminals and rendered its

network of depots and service stations inoperative.

After the war, the oil depots were

reconstructed. Pandacan changed as Manila rebuilt

itself. The three major oil companies resumed the

operation of their depots. But the district was no longer a

sparsely populated industrial zone; it had evolved into a

56

bustling, hodgepodge community. Today, Pandacan has

become a densely populated area inhabited by about

84,000 people, majority of whom are urban poor who call it

home. Aside from numerous industrial installations, there

are also small businesses, churches, restaurants, schools,

daycare centers and residences situated

there. Malacañang Palace, the official residence of the

President of the Philippines and the seat of governmental

power, is just two kilometers away. There is a private

school near the Petron depot. Along the walls of the Shell

facility are shanties of informal settlers. More than 15,000

students are enrolled in elementary and high schools

situated near these facilities. A university with a student

population of about 25,000 is located directly across the

depot on the banks of the Pasig river.

The 33-hectare Pandacan Terminals house the oil

companies’ distribution terminals and depot facilities. The

refineries of Chevron and Shell in Tabangao and Bauan,

both in Batangas, respectively, are connected to the

Pandacan Terminals through a 114-kilometer underground

pipeline system. Petron’s refinery in Limay, Bataan, on the

other hand, also services the depot. The terminals store

fuel and other petroleum products and supply 95% of the

fuel requirements of Metro Manila, 50% of Luzon’s

consumption and 35% nationwide. Fuel can also be

transported through barges along the Pasig River or tank

trucks via the South Luzon Expressway."

B. Annual Precipitation

According to Corona’s Classification (1920),

Manila’s climate belong to the 1st type in which has two

pronounced seasons – dry from November to April and

wet duringthe rest of the year.

A climate station by the Philippine Atmospheric,

Geophysical and Astronomic Services (PAGASA) provide

daily monitoring of climate variables such as rainfall

depths. Air temperature, wind speeds and directions, dry

and wet bulb temperature, relative humidity, cloudiness

and barometric schedule (PAGASA 2002)

57

(Source: http://nababaha.com)

C. Flood Prone Areas

The illustration above shows that the project area is

a high flood hazard due to its close proximity to the Pasig

River and Estero de Pandacan where the water height

reaches up to 1.5 meters. A proposed solution to this

problem is to add drainage system within the vicinity and

to improve the pavement system of the roads.

D. Seismicity

The City of Manila is physically vulnerable to

earthquake related hazards such as liquifaction and

ground shaking. A vulnerability analysis of various areas in

Manila is shown below Geological risks of various of

Manila.

BUILDING VULNERABILITY ZONES

58

E. Waterways and Esteros

The study area is situated along the banks of Pasig

River. Within and beside this area resides the Estero de

Pandacan which is the longest estero with a total length of

about 4966 meters lying on the southern part of the Pasig

River. Waterfront development is strategized in the

proposed Business Park in which the development will be

oriented towards the water as the front door. At present,

the Pasig River is categorized as class C water or only for

navigation use. The riverfront will be enhanced with well-lit

outdoor commercial activities that will enhance its image.

This side of Manila will be developed as a city by the river

that will push away industrial activities at the outskirts of

the city and will encourage major activity places.

F. Vegetative Cover

The vast majority of the vegetative cover on site is

along its borders. The plants up against the perimeter of

the Shell terminals provide a decent air quality buffer and

noise barrier against the oil storage facilities. This

complements the site and attractive plant material should

be put in place to beautify the area.

G. Impervious surfaces

Impervious surfaces are abundant within the project

perimeter. This mainly consists of roads, withered concrete

foundations and asphalt parking lots. Implementing

pervious surfaces (once the soil condition becomes less of

a problem) will be implemented to promote sustainable

design and eliminate the amount of chemicals present in

the soil.

H. Existing Circulation

Currently there are no pedestrian friendly

thoroughfares that lead individuals to the site or that

encourage exploration through it. This will be enhanced to

inspirevisitors to use the space. While a major road pass

near the borders of the site, only two small, underutilized

roads goes through the area. This concern will be

addressed when pedestrian safety is considered.

59

BASED ON CADASTRAL MAP OF PANDACAN DISTRICT MANILA : DRAFTING AND SURVEYING DEPARTMENT iN MANILA CITY HALL www.googlemap.com

IV. SITE SELECTION

A. Site Description

The Pandacan Oil Depot is a 33-hectare compound in

Pandacan district in Manila, Philippines, that houses the

storage facilities and distribution terminals of three major

players in the country's petroleum industry, namely Caltex

(a petroleum brand name of Chevron Corporation), Petron,

and Shell. The oil depot takes its roots from separate

establishments by these oil companies.

On the Southwestern side of the facility are Barangays

833 and 834. Many of the residents within the area work at

the terminals of Shell, Caltex and Petron. Shell Pandacan

Installation is one of the major petroleum product

installations of Pilipinas Shell Petroleum Corporation. It

supplies about 50% of total demand for fuel, 90% lubricant

requirements, and 25% of chemical needs nationwide.

Because of this, there are numerous transactions daily and

tanker loading operations inside the installation. Pandacan

Installation is the distribution center of refined oil products

like lubricants, greases, weatherkotes, bitumen and

chemicals. It has facilities for receiving, storing, blending,

and packaging of petroleum products. The installation

stores a variety of petroleum products in tanks.

B. Phasing

60

PHASE I:

Pilipinas Shell Petroleum Corporation's

Pandacan Installation was established on January 30,

1914. It is situated on an 11.5 hectare low-lying flat land

located in Jesus Street, Pandacan, Manila

LOCATION: Part of

Pandacan Oil Depot,

Pandacan, Manila

LOT AREA: 11.5 has

LOT USER: Shell

Petroleum Corporation

BARANGAY NO.: 847

ZONE: 92

PRESENT LAND-

USE: Industrial

ADJACENT PUBLIC

ROAD: Jesus Street

SOCIAL AND LAND USE FACTORS:

CRITERIA: RATING:

Size of Site 3

Proximity to Population to be Served 3

Proximity to Future Expansion of Community

3

Proximity to Important Existing Facilities

2

Year-round Accessibility 3

Site Topography 3

Road Access 2

Visibility, Safety of Driveways 2

Driveway Conflicts and Internal Circulation

1

Safe Routes to School for Pedestrians and Bicycles

2

Roadway Capacity, Safety Needs 1

Aesthetic Value 3

Sun Orientation 3

Protection from Elements 3

Site Drainage 2

Proximity to Natural Hazards 3

Zoning/Land Use 1

Proximity to Fire Response 1

Equipment 2

Flooding 2

Existing Site Development 2

61

Flooding 2

Existing Site Development 2

Access to Outdoor 2

Noise 2

Potential for Hazardous Materials 2

TOTAL: 53

CONSTRUCTION COST FACTORS:

CRITERIA: RATING:

Soils/Foundation Conditions 3

Availability of Water Utilities 3

Availability of Sewer Utilities 3

Availability of Electric Power 3

Availability of Fuel 3

Storage/Distribution 2

Year-round Accessibility 3

Driveway Conflicts and Internal Circulation

1

Roadway Capacity, Safety Needs 1

Ease of Transporting Construction 2

Materials 2

Site Cost 3

Existing Site Development 3

TOTAL: 32

OPERATIONAL AND MAINTENANCE COST FACTORS:

CRITERIA: RATING:

Safe Routes to School for Pedestrians and Bicycles

2

Site Drainage 3

Flooding 1

Site Erosion 1

Sun Orientation 3

Protection from Elements 2

Proximity to Natural Hazards 2

Alternative Energy Sources 2

TOTAL: 16

PHASE II:

The Caltex Terminal is bounded by Estero De

Pandacan in the West, Pasig River in the North and Petron

in the South.

62

LOCATION: Part of Pandacan Oil Depot, Pandacan,

Manila

LOT AREA: - hectares

LOT USER : Chevron (CALTEX) Corporation

BARANGAY NO.: 833 and 834

ZONE: 91

PRESENT LAND-USE: Industrial

PUBLIC ROAD ADJACENT: none

SOCIAL AND LAND USE FACTORS:

CRITERIA: RATING:

Size of Site 1

Proximity to Population to be Served 2

Proximity to Future Expansion of Community

1

Proximity to Important Existing Facilities 1

Year-round Accessibility 3

Site Topography 3

Road Access 1

Visibility, Safety of Driveways 3

Driveway Conflicts and Internal Circulation

3

Safe Routes to School for Pedestrians and Bicycles

2

Roadway Capacity, Safety Needs 2

Aesthetic Value 3

Sun Orientation 3

Protection from Elements 3

Site Drainage 1

Proximity to Natural Hazards 1

Zoning/Land Use 3

Proximity to Fire Response 1

Equipment 1

63

Flooding 2

Existing Site Development 2

Access to Outdoor 1

Recreation/Learning 1

Noise 1

Wetlands 1

Potential for Hazardous Materials 1

TOTAL: 42

CONSTRUCTION COST FACTORS:

CRITERIA: RATING:

Soils/Foundation Conditions 3

Availability of Water Utilities 3

Availability of Sewer Utilities 3

Availability of Electric Power 3

Availability of Fuel 2

Storage/Distribution 2

Year-round Accessibility 3

Driveway Conflicts and Internal Circulation

1

Roadway Capacity, Safety Needs 1

Ease of Transporting Construction 1

Materials 1

Site Cost 3

Existing Site Development 3

TOTAL: 29

OPERATION AND MAINTENANCE COST FACTORS:

CRITERIA: RATING:

Safe Routes to School for Pedestrians and Bicycles

1

Site Drainage 2

Flooding 2

Site Erosion 2

Sun Orientation 2

Protection from Elements 1

Proximity to Natural Hazards 1

Alternative Energy Sources 1

TOTAL: 12

64

PHASE III:

Petron Corporation is the largest oil refining and

marketing company in the Philippines. Supplying nearly

40% of the country’s oil requirements, the company’s

world-class products and quality services fuel the lives of

millions of Filipinos. Petron’s vision is to be the leading

provider of total customer solutions in the energy sector

and its derivative businesses.

LOCATION: Part of Pandacan Oil Depot, Pandacan,

Manila

LOT AREA: - hectares

LOT USER: Petron Corporation

BARANGAY NO.: 833 and 834

ZONE: 91

PRESENT LAND-USE: Industrial

PUBLIC ROAD ADJACENT: Beata Street. And Jesus

Street

SOCIAL AND LAND USE FACTORS:

CRITERIA: RATING:

Size of Site 3

Proximity to Population to be Served 3

Proximity to Future Expansion of Community

3

Proximity to Important Existing Facilities

2

Year-round Accessibility 2

Site Topography 3

Road Access 2

Visibility, Safety of Driveways 2

Driveway Conflicts and Internal Circulation

2

65

Safe Routes to School for Pedestrians and Bicycles

1

Roadway Capacity, Safety Needs 1

Aesthetic Value 1

Sun Orientation 2

Protection from Elements 1

Site Drainage 2

Proximity to Natural Hazards 2

Zoning/Land Use 2

Proximity to Fire Response 2

Equipment 2

Flooding 2

Existing Site Development 1

Access to Outdoor 2

Recreation/Learning 1

Noise 2

Wetlands 1

Potential for Hazardous Materials 2

TOTAL: 49

CONSTRUCTION COST FACTORS:

CRITERIA: RATING:

Soils/Foundation Conditions 3

Availability of Water Utilities 3

Availability of Sewer Utilities 3

Availability of Electric Power 3

Availability of Fuel 2

Storage/Distribution 2

Year-round Accessibility 3

Driveway Conflicts and Internal Circulation 2

Roadway Capacity, Safety Needs 1

Ease of Transporting Construction 1

Materials 2

Site Cost 2

Existing Site Development 2

TOTAL: 29

OPERATION AND MAINTENANCE COST FACTORS:

CRITERIA: RATING:

Safe Routes to School for Pedestrians and Bicycles

2

Site Drainage 2

Flooding 2

Site Erosion 2

Sun Orientation 2

Protection from Elements 2

Proximity to Natural Hazards 2

Alternative Energy Sources 1

TOTAL: 15

66

C. Site Justification:

CRITERIA: S I T E

PHASE I

PHASE II

PHASE III

Social and Land Use Factors

53 49 49

Construction Cost Factors

32 29 29

Maintenance and Operating Cost Factors

16 12 15

TOTAL:

101 90 93

The given sites presented in the site selection table

are potential sites for the said proposal. But not all the

phases can be the desirable site for the development.

Phase I offers a very good location because of its

accessibility to the roads and proximity to other public

facilities. The area has an adjacent road that will serve as

the main entry for the business park development but is

not sufficient to cater the development. Some of other

ancillary facilities surround this phase. Also, Phase I can

provide options for future expansion. The only problem in

Phase I is that the existing bodies of water may be a threat

for the proposed business park, and a natural hazard may

occur. Phase II, on the other hand is not good for the

development because of the absence of access.

Accessibility for the public is important for this proposal.

Also, the lot area of Phase II is inadequate for this kind of

development. Phase III, the Petron Corporation perimeter

can also be a candidate for the development because it

also has an access to public roads and railroads. Aside

from that, Phase III has an adequate lot for the

development.

D. S.M.A.R.T Analysis

Specific:

The site is located in Barangay 834, Zone , one of the

zone belongs to District VI known as the Pandacan Area

Measurable:

Business park development is needed to have a large

scale of lot. The Shell Corporation acquires 11.5 hectares

67

of the perimeter in Pandacan oil depot that can provide

adequate spaces for the proposal and for the option of

future expansion.

Achievable:

With the help of Ayaland Corporation, the local

government unit (LGU) and the participation of the

residents of Pandacan Manila with the compliance to R.A

1096 or The National building Code of the Philippines and

local ordinances acting upon, the proposed project will be

achievable after 10 years or less.

Realistic:

Soil contaminated site of Pandacan oil depot would be a

threat for the environment and most importantly to human

health. The relocation of the depot will give the opportunity

for the developer to develop the site. The business park

proposal will be a great idea in planning to provide a

sustainable community. But like any other project the

success of this proposal is dependent to the developer and

to the acceptance of the public.

Time-Bound:

The process of Brownfield redevelopment treatment of the

site to become usable for human structures will take at

least 10years of curing. The proponents must have a plan

to the for it to generate income while still in the process of

treatment. For this reason, the investors will get their

financial investment while preparing for the business park

development construction. The project must be timely

observed.

E. S.W.O.T Analysis

Strength:

The site is relatively flat (according to NAMRIA :

Topographic and Mapping Survey Division)

Has an access to (traverse by) Philippine National

Railroad.

Accessible to Pasig River (Seat of Power).

The site is situated near residential, commercial and

institutional areas which can be a good option for

this kind of development.

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The strengths will be improved by the following

accordingly:

Considering as an asset of the site because of

being relatively flat. Proper planning of the

proposed business park shall be meticulously

observed.

Road widening can be an option in providing good

access for the expected volume of users.

Weaknesses:

The existing road is too narrow for this kind of

development.

Having an adjacency in bodies of water (Pasig

River, Estero de Pandacan) can also be a

weakness.

The public is not familiar to brownfield

redevelopment that will be using in treating the

contaminated soil of the site.

Informal settlers surrounded the site. It may

discourage the possible user of the development.

The site possesses columns and slabs because of

its previous use.

The site is contaminated with chemical materials

came from the oil storage.

The weaknesses will be obviated by the following:

Providing seawall in perimeter of the site to prevent

the risk flood from the river.

Brownfield redevelopment treatment can eradicate

soil contaminants present in the site.

Opportunities:

The project will provide opportunities primarily to the

Pandacan residents.

The proposal can uplift the land value of Pandacan

Oil Depot by the development of the proponents

(Comparison of the Taxes of oil depot to the

proposed business park will be observed).

The project will provide opportunity for the

community to live healthier and cleanlier

environment due to the sustainability of the

development compared to the industrial zone of the

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depot that emits chemical hazards.

Opportunities will be augmented by:

Prioritizing the residents of Pandacan, Manila to

acquire opportunities for the business park

development.

Threats:

The community may not accept the idea or process

of Brownfield Redevelopment.

The possible effect to the land value of Pandacan,

Manila while the brownfield redevelopment

treatment is ongoing.

The possible high tides because of the adjacency to

Pasig River can give destructions for the business

park development.

The threats will be obviated by the following:

The proponents must discuss well the process

of brownfield in order to understand and accept

it by the user and the developer.

F. Site Pictures

The following pictures show the existing facilities in

the vicinity of the study area. Actual pictures of the site

were not accessed by the proponents due to confidentiality

issues of the management of Pilipinas Shell Petroleum

Corporation.

Existing road in the vicinity Existing condition of

Pandacan de Estero

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V. PLANNING CONSIDERATIONS AND DESIGN

STANDARDS

A cleanup and remediation process should take place

in treating the contaminated land of the depot. Cleaning

the site will remove the toxic wastes present which pose a

danger to the health of the existing and potential users.

After this process, the development of the proposed

Business Park follows. The Business Park will consist of a

Mall, BPO offices, condominium, parking building, vertical

housing, open spaces and parks. The location of the site

should take advantage of its adjacency to the Pasig River.

A waterfront development should be implemented for the

enhancement of the city image. The roads for circulation

and access are a major problem in the site. Road widening

is proposed to address this problem. Open spaces, parks

and gardens will be incorporated so as to develop a

peaceful and relaxing environment. The existing plants will

be retained and additional native plants will be added for

aesthetic purposes and to serve as noise buffers up

against the adjacent residential area.

The view of Pasig River outside the

guarded fence of the oil depot

Adjacent Carlos P. Garcia

High School

Residential areas in the vicinity of

the depot. Some of which are

informal settlements

The dirty and unsanitized estero

beside the study area.

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A. General Guidelines

1. Each proposed building should have a distinct

architectural concept that is consistent in theme but

rich in subtle variation.

2. Buildings within Business Park should be designed

to provide a clear, unified, and easily identifiable

image. Methods to achieve this include using similar

architectural styles and materials, complementary

roof forms, signs, colors, and decorative pavement.

3. All buildings should relate visually to one another,

be compatible with adjacent buildings, and not

obscure desirable views, such as the Pasig River,

from nearby proposed buildings.

4. Encouraged architectural qualities and design

elements for business park buildings are:

a. Building modulation indentations and

architectural details;

b. Building entry accentuation;

c. Screening of equipment and storage areas; and

d. Landscaping to soften building exteriors and

buffer between uses.

B. Height and Mass

The height and mass of business park buildings

should consider the visual and physical relationship to

adjacent uses. A structure that dominates its environment

by its relativesize is strongly discouraged.

1. The mass of a larger building should be broken

down into a group of buildings clustered into

traditional building compounds or a campus setting

to create a sense of community and shelter.

2. Building design should employ clean, simple,

geometric forms and coordinated massing to

produce overall unity, scale, and interest.

3. Varying building heights/massing and setbacks to

define different functions such as offices and

warehousing is encouraged.

C. Building Design

1. Variety in building forms should be employed to

create visual character and interest.

2. Facades with a high level of visual interest from

both vehicular and pedestrian viewpoints are

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encouraged. The exterior character of all buildings

should enhance pedestrian activity in their

immediate vicinities.

3. Long unbroken building facades should be broken

up with architectural details. Facades with varied

front setbacks are encouraged to provide visual

interest.

4. Rear and side wall elevations should provide

building offsets and architectural details similar to

the front facade.

5. Entrances to individual buildings should be readily

identifiable to visitors through the use of recesses or

pop-outs, roof elements, columns, or other

architectural elements.

D. Roofs

1. Roofs should be integral to the architectural theme

of business park buildings and contribute to the

visual continuity. Rooflines of business park

buildings should include variations to avoid long,

continuous planes.

2. Rooftops should be considered as design elements

from various viewpoints: at ground level, from other

buildings, and from adjacent perimeter roadways.

Mixing roof forms on buildings creates variety in the

“roofscape.” Roofs should also be interesting when

seen from above in higher buildings.

3. Rooftop equipment should be screened from view

on all four sides by architectural features integrated

with the design of the building.

4. Roof design shall allow solar panels to be

integrated into the roof design, flush with the roof

slope. Building orientation and shading design

should minimize solar gain and maximize daylight

harvesting.

E. Materials and Color

1. Roof design shall allow solar panels to be

integrated into the roof design, flush with the roof

slope. Building orientation and shading design

should minimize solar gain and maximize daylight

harvesting.

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2. Materials should be chosen to withstand abuse by

vandals or accidental damage by machinery. False

facades and other simulated materials and

ornamentation are discouraged.

3. Clear or lightly tinted low-e glass (glazing) should

be used, particularly at pedestrian levels where

transparency between indoor and outdoor spaces is

desirable.

4. The uses of various siding material (i.e. masonry,

concrete texturing, cement, or plaster to produce

effects of texture and relief that provide architectural

interest) are encouraged.

5. Storage containers or accessory structures shall be

architecturally treated on all four exterior sides of

the building.

6. Storage containers or accessory structures shall be

architecturally treated on all four exterior sides of

the building.

7. The use of compatible colors in a single facade or

composition is required. Compatible colors add

interest and variety while reducing building scale

and breaking up plain walls.

8. A color palette should be used on business park

buildings to help reduce their perceived size.

Contrasting trim and color bands that help break up

the vertical monotony of flat walls are encouraged.

9. Brightly colored and highly reflective roof surfaces,

including unpainted galvanized metal roofing and

illuminated roofing, are prohibited.

F. Parking and Circulation

A fundamental development objective for all sites is the

safe and efficient movement of vehicles and pedestrians

with the least amount of impact to the surrounding

properties.

1. Sufficient paved, off-street parking shall be provided

onsite with assigned spaces that are compliant with

the National Building Code of the Philippines. No

required parking shall be permitted on any public

street or access road or at any place other than the

paved parking spaces provided.

2. Parking shall be designed to minimize conflicts

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between automobiles and pedestrians and create a

clearly organized system of entrances, driveways,

and parking lots, while still providing adequate and

convenient parking spaces.

3. Vehicular access to any site shall be designed to

encourage an efficient, smooth flow of traffic in

relationship to other driveways, street curvature,

site distances, median cuts, and other common

traffic engineering criteria. Paved areas and curb

cuts should be minimized.

4. Parking lots and driveways shall be designed for

sufficient movement to avoid conflict with vehicular

traffic in the street.

5. “Gated parking” is discouraged but if required shall

be designed to prevent traffic queuing onto a public

street.

6. Access for each site shall be determined in concert

with the business park’s overall traffic circulation,

capacity needs, and requirements. Full movement

access points on arterial streets shall be located a

minimum of 800 feet from a signalized intersection.

7. Pedestrian circulation should be physically

separated from vehicular circulation as much as

possible to reduce traffic hazards and make the

pedestrian system safer, more efficient, and visually

attractive.

8. Intersections where pedestrian routes cross

vehicular traffic are critical areas and should be

clearly marked for visual identification by both

motorists and pedestrians.

9. At least one sidewalk connection between the

building and the perimeter street is required. Large

parking areas shall have sidewalk connections to

the building entries or ground plaza areas.

10. Commuter bicycle accessibility to and within the

business park is encouraged. Bicycle storage

facilities should be provided.

11. Parking structures should be designed as integral

components of the overall design of the specific

project with related materials and forms

incorporated in both the parking structure and the

buildings served.

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12. Adjacent properties should be adequately screened

from the parking structures and lots.

13. The design of surface parking lot lighting fixtures

shall be compatible with the architecture used in the

development and not be on poles over 25 feet high.

14. In public parking lots, a higher foot-candle level

should be provided at vehicle driveways, entry

throats, pedestrian paths, plaza areas, and other

activity areas.

15. Parking and security lights will not be obtrusive to

neighboring residential properties.

16. Parking and security lights will not be obtrusive to

neighboring residential properties.

G. Landscaping

1. Landscaping shall preserve and protect the special

attributes of the area and minimize adverse effects

on the natural environment to the greatest extent

possible. Regionally appropriate landscape

treatments are encouraged to create a continuous

landscape character throughout the business park.

2. Landscaping should be in scale with adjacent

buildings and be of an appropriate size at maturity

to accomplish its intended purpose.

3. Elements such as trellises, arcades, terraces, and

patios should be utilized to provide transitional

spaces between the interior and exterior of

buildings. These elements should utilize colors and

materials that unify architectural themes

4. Landscaping should be used to define areas such

as entrances to buildings and parking lots, provide

transition between neighboring properties

(buffering), and provide screening for outdoor

storage, loading and equipment areas.

5. A minimum of 50% of the area should have shade

coverage at tree maturity. Maintenance trimming

must comply with these requirements.

6. Landscaping within courtyards and patios should

include a balance of hardscape and softscape

materials.

7. All metal planters or accessory features shall be

powder-coated galvanized metal.

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8. Landscaping around the entire base of the building

softens the edge between the parking lot and

building and is encouraged.

9. Pedestrian areas shall be identified and

accentuated by incorporating distinct paving

materials, canopied trees, and extensive

groundcover plantings.

10. A 6-foot or larger landscape strip should be

provided between parking areas and the office

(front) portion of a structure, including a 6” curb.

The use of drought-tolerant trees, shrubs, and

groundcovers is encouraged.

11. A minimum 24” box tree shall be planted

throughout, to establish a mature look at initial

planting, except at entries and accent points where

a minimum 48” box tree shall be used.

12. Trees in paved areas should be provided with “deep

root” barriers, deep root automatic irrigation, and

expandable metal tree grates of adequate size.

Root barriers shall be of a material specifically

designed for containing tree roots. Irrigation shall be

adapted for deep watering.

13. Use of landscape elements adjacent to walls is

encouraged in business park areas to reduce their

visual impact and opportunities for graffiti.

14. Landscaping should be protected from vehicular

encroachment by raised planting surfaces or the

use of curbs.

15. Parking areas should be well-lit and well

landscaped to create the appearance of “cars in a

forest” rather than trees in a parking lot.

16. Continuous planting strips should be provided

between every other row of parking. The strip

should be a minimum of 5’ wide not including a 6”

high curb with a 12” wide concrete strip on both

sides (8’ gross width).

17. Surface parking areas adjacent to primary

circulation corridors shall be screened and/or

buffered with a combination of landscape planting,

berms, and fencing.

18. Landscaped areas should provide sufficient

clearance to fire protection features (i.e.

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connections, hydrants, and backflow preventers). In

hydrant locations, the canopy height of trees should

be a minimum 6 feet and the clearance radius

around the hydrant should be a minimum of 3 feet.

New planting around fire hydrants shall provide a

minimum of seven feet clearance to allow for plant

growth.

H. Lighting

Landscaped areas should provide sufficient

clearance to fire protection features (i.e. connections,

hydrants, and backflow preventers). In hydrant locations,

the canopy height of trees should be a minimum 6 feet and

the clearance radius around the hydrant should be a

minimum of 3 feet. New planting around fire hydrants shall

provide a minimum of seven feet clearance to allow for

plant growth.

1. The visual impact and amount of spillover light

should be minimized for surrounding uses. High-

mounted, widely spaced pole fixtures that illuminate

large areas from a single source are prohibited.

2. Lighting fixture placement should provide the

appropriate illumination for outdoor areas such as

parking, shipping and receiving, pedestrian

walkways, and work areas.

3. If business park activities and operations occur

during the night, low-level lighting versus high mast

lighting should be provided at driveway entrances.

4. Light spread should be confined to site boundaries.

VI. ARCHITECTURAL PROGRAMMING

A. User Analysis

1. Existing User

a. Community of Pandacan:

- These are the existing people using the site

to be studied. These are the ones to be

served by the development primarily, the

residents of Pandacan, Manila. The

development and the people are dependent

to each other in a way that the development

will provide an opportunity in ensuring that

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the community will have a cleaner

environment because of the sustainability

advocacy of the proposal. On the other hand

the community fully cooperates with the

development by supporting the advocacy.

2. Potential Users

a. The Developer:

- These users will be in charge of the

development phase of the project. These

people include the companies who will

facilitate the brownfield redevelopment, the

development of the Business Park and the

company for financial support. Also, the

workers for the construction phase are

involved here.

b. The Owner:

- The owner is the one who will finance the

proposal. Adequate space for the owner

should be considered.

c. The Facilitator:

- Since the proposal is a complex

development, the facilitator will be the head

that will implement the proposal for the whole

development.

d. Person with Disability (PWD)

- The proponents must consider the space

allocation for the PWDs. Standard sizes of

each facility must be observed. (see B.P 344

Accessibility Law).

e. Consumers

- These are the people who will purchase the

services of the proposed Business Park.

These are the ones who will serve as the

market of the business area which will make

the project feasible

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B. Space Analysis

1. Mall

Access Requirements – The proposed mall shall be

designed to accommodate the type and volume of

vehicular traffic anticipated. Site should have controlled

exit and entry points to control the ingress and egress of

potential users at site and vehicular movements.

Building Entrances – The proposed mall should have

clearly defined, highly visible customer entrances with

features such as canopies or porticos, arches, wing walls

and integral planters. It should front the roads on which

they are located, wherever possible.

Seating areas - Seating should be provided at the lobby,

atriums, along corridors or at a designated area.

Designated sitting areas should be easily accessible and

visually linked to the main circulation pathways. For safety

reasons, seats should be placed away from railings

overlooking a void.

Staircases - one of the most important means of travelling

between different levels. Appropriate dimension, materials

and detailing of treads and risers are important for a

comfortable and safe transition between levels in both

directions. Escape staircases are vital in the case of any

emergency for occupants to evacuate. The design of

escape staircases should aim to provide all occupants with

a safe and efficient

Toilets - The toilet is a necessary provision that should be

included as part of the facilities in the mall. It is important

to place them discreetly and yet easily identified and

accessible.

Commercial stalls - Malls tend to be crowded and

cluttered, as such, the narrow lanes may become barriers

to some. It is good practice to ensure that the design of

commercial stalls cater to the convenience of all users

through well designed routes and signage as well as

thoughtful arrangements and layouts.

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Food Courts and Cafés - It is important to ensure that all

food and beverage places are accessible easily by all

through the provision of appropriate furniture, amenities

and clear circulation paths

Service entrances, loading facilities and storage – These

shall be located at the rear of buildings. They should be

screened from view from residential properties and along

sidewalks and roadways through the use of masonry walls

and landscaping to achieve an opaque screen

Outdoor seating areas – These shall be well landscaped

and incorporated into the overall site design. Outdoor

seating areas should be set back and screened from

parking areas and driving aisles.

2. BPO Office Building

An office building must have flexible and

technologically-advanced working environments that are

safe, healthy, comfortable, durable, aesthetically-pleasing,

and accessible. It must be able to accommodate the

specific space and equipment needs of the tenant. Special

attention should be made to the selection of interior

finishes and art installations, particularly in entry spaces,

conference rooms and other areas with public access.

Workstations –shall be properly equipped with minimum

office equipment.

Meeting Spaces - rooms are developed on a module,

allowing flexibility in space planning: the area of two

medium meeting rooms equals that of one large meeting

room; a medium meeting room can be divided into two

small meeting rooms. If a medium meeting room is under-

utilized, then its space can be converted to two small

meeting rooms or as a small meeting room and an office

or other function.

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Quiet Rooms - are intended to serve as unscheduled

meeting or workspaces, accommodating private telephone

calls or teleconferences.

Beverage Counters, Kitchenettes - increase the area

allocation for this function in order to incorporate a code

requirement for a double sink as well as space for a

refrigerator, microwave enclosure, water cooler, and

refuge/recycle containers. In many offices, the beverage

counter function has evolved into an informal meeting

place where staff exchange information and generate

ideas.

Equipment/Work Centre - recommended size is 13.9 m²

(1500 mm x 1500 mm grid) to a 14.9 m² (600 mm x 1200

mm grid) module for equipment/work centres. A smaller

workgroup is allotted half of this area.

Storage - An allocation for storage space needed to

accommodate stationery, forms, IT equipment, and

general bulk storage is incorporated into the planning

template. Space for either a free-standing or an enclosed

closet also is provided for visitor coat storage.

Reception Areas - All stand-alone office suites require an

entry and reception function. The planning template

includes a selection of open-area reception facilities:

small (4.2 m²), seating 1 to 2 persons;

medium (8.6 m²), seating 3 to 4 persons; and

large (13.4 m²), seating 5 to 6 persons.

3. Condominium

Space allocations shall provide areas for living,

dining, kitchen, sleeping, toilet and bath, laundry/ drying

area and storage -the minimum sizes of which shall be in

accordance with the requirements of the National Building

Code of the Philippines and its Implementing Rules and

Regulations/referral codes.

Dwelling units - Single occupancy units shall have a

minimum floor area of 18 square meters, however, a net

floor area of 12 square meters may be allowed. The

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minimum floor area of family condominium units shall be

36 square meters and 22 square meters for open market

and medium cost condominium project respectively.

Parks/Playground (exclusive of easements, access roads,

driveways, parking space) - The minimum area for a single

park/playground shall be 50 square meters. Increments of

3.00 square meters for every additional family dwelling

type in excess of 10 units shall be added.

Parking Space Requirement - The parking slot

requirement for residential and commercial condominium

project snail be in accordance with the provisions of the

National Building Code of the Philippines.

Access Roads - Roads shall serve every building, parking

space, park/playground and service points (e.g. garbage

collection points). Minimum roads or right-of-way shall be 8

meters, 6 meters thereof shall be the carriageway and the

remaining 2 meters shall be developed as

sidewalk/planting strip.

Service Area (Laundry/Drying Area) - Adequate laundry

and drying areas shall be provided.

Reservoir/Water Tank - If the height of the building

requires water pressure in excess of that in the main water

line, a water tank shall be provided.

Mechanical Equipment and Service Areas - Provision of

elevators shall conform to the plans and specifications of

the duly licensed architect/engineer who shall determine

the requirement for elevators including the number of cars,

capacity, safety features and standards, elevator type,

speed and location in relation to the over-all design and

use of the building

Refuse Collection/Disposal - Centralized garbage

depository area and efficient refuse collection and disposal

services shall be provided whether independently or in

conjunction with the city or municipality garbage collection

and disposal services

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4. Parking Building

Parking Space - Typical parking stall dimensions vary with

the angle at which the stall is arranged in relation to the

aisle. Stall widths (measured perpendicular to the vehicle

when parked) range from 8-1/2 to 9-1/2 feet. The minimum

width for public use parking spaces is 9 feet by 19 feet.

Elevators - shall be located where the door and open cab

are visible to the public using the facility. The shaft and

elevator cab should have glass facing the public view. Any

glass tinting should be minimal to ensure daytime and

nighttime visibility.

Stairwells - must be integrated into the design and footprint

of the parking structure and shall be more than just open

air railings attached to the exterior of the structure.

Office Spaces – These areas are for the administration

staff of the parking building. Minimum size requirements

shall be in accordance to the national building code.

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C. Site Inventory

85

D. Site Analysis

TOPOGRAPHICAL SETTING:

The site’s topography is relatively flat with some portions

below sea level. During high tide, the sea water goes

about two kilometers inland along the Pasig river towards

its source, the Laguna de Bay a fresh water lake.

HYDROLOGICAL SETTING:

Natural Drainage:

The existing river in the site is the Pasig River. The river

provides main drainage that links to Manila de Bay and

Laguna de Bay.

Existing Waterways and Esteros:

The existing esteros that is near to the site is the Estero de

Pandacan. A waterfront development is desired to take

advantage its proximity to existing waterways and esteros.

SOIL CONDITION:

The major soil in the mapping unit consists of Eutropepts

and Dystropepts. Both belong to the order of inceptisols.

These soil have narrower adaptability for agriculttural

crops and is more desirable for construction purposes.

ANNUAL PRECIPITATION:

According to theCorona’s Classification (1920), Manila’s

climate belong to the 1st type of which has two pronounced

seasons – dry from November to April and wet duringthe

rest of the year.

SEISMICITY:

Pandacan is classified in low risk zone meaning, the

stability of the structures and development is not delicate

in this area.

BUFFER ZONE:

Buffer Elements:

Applying landscape elements such as trees and shrub in

the border near to the Pasig River will serve as a buffer to

the unpleasant odor of Pasig River . On active area buffer

is also needed as the proponents advise.

Prevailing Winds:

Prevailing winds shall be consider in planning a business

park. The buildings should be orientaed as where the

circulation of wind is more prominent for natural ventilation.

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E. Bubble Space and Matrix Diagrams

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89

90

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VII. DESIGN CONCEPT AND PHILOSOPHY

A. Design Philosophy

Humanity has the ability to make development sustainable to ensure that it meets the needs of the present without compromising the ability of the future generation to meet their own needs.

- World Commission Environment and Development

B. Design Concept

Green + Sustainable Design

The concept of the whole development revolves

around Green Architecture and Sustainable Design. The

primary principle of the green concept is that the buildings

in the development serve to reduce many of the harmful

impacts they have on the environment and its inhabitants.

Generally, it revolves around the following issues:

Designing for energy efficiency including the use of

renewal energy sources such as wind, geothermal,

and solar.

Creating a healthy indoor air environment with

adequate ventilation and making material choices

that minimize volatile organic compound (VOC’s)

outgassing within the home.

Providing for the efficient use of water via

appliance, faucet, and shower head choices and in

arid climates by xeriscaping and recycling grey

water and capturing rain water for landscaping and

other non-potable uses.

Sustainable design ensures that the development does

not cause irreversible damage to ecosystem’s health and

does not inhibit the opportunities of future generation.

Applying these concepts to the proposed Business Park, a

healthy and lively community might be developed thus

ensuring to reduce life threatening contaminants in the

site, improve public safety, generate income, and produce

more jobs for the people.

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VIII. CONCEPTUAL PERSPECTIVES

93

94

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IX. COST ANALYSIS

A. Rough Estimate Of The Proposed Business Park

The data presented for the rough estimate of the

business park is only a basis for cost estimate per square

meter of the total construction cost of each structure.

1. Commercial mall: approximately 13,000-15,000Php

per square meter

Cost Breakdown:

o Foundation and Slab Cost

o Roofing Materials

o Finishes

- Exterior Finishes

- Interior Finishes

- Flooring Finishes

o Plumbing Fixtures and Fit-outs

o HVAC System

- would include heaters and cooling

ducts along with all required

equipment.

o Security System

- would be in place including smoke

and heat detectors along with motion

systems.

o Telecommunication System

o Mechanical System

- Elevators, escalators and stairwells

o Doors and Partitions Materials

o Acoustics Materials

- For ceilings and walls (soundproofing)

o Labor Cost

o Machine and Equipment Cost

Note: The data above is only an approximation of the

Construction Cost per square meter of a Commercial Mall

based on:

o Davis and Langdon Seah Construction Handbook of

the Philippines 2012

o Constructiont Cost Estimate per square meter of

Fisher Mall, Quezon City

Source: Arch. Vavic dela Pasion,uap , designer of

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the Fisher Mall from, Palafox Associates.

2. BPO Office: approximately 8,000 – 10,000Php per square

meter.

Cost Breakdown:

o Foundation and Slab Cost

o Roofing Materials

o Finishes

- Exterior Finishes

- Interior Finishes

- Flooring Finishes

o Plumbing Fixtures and Fit-outs

o HVAC System

- would include heaters and cooling

ducts along with all required

equipment.

o Security System

- would be in place including smoke

and heat detectors along with motion

systems.

o Telecommunication System

o Mechanical System

- Elevators, escalators and stairwells

o Doors and Partitions Materials

o Acoustics Materials

- For ceilings and walls (soundproofing)

o Labor Cost

o Machine and Equipment Cost

Note: The data above is only an approximation of the

Construction Cost per square meter of a BPO Office based

on:

o Davis and Langdon Seah Construction Handbook of

the Philippines 2012

3. Multi-Storey Parking Building: approximately 6,000 –

12,000Php per square meter.

Cost Breakdown:

o Foundation and Slab Cost

o Roofing Materials

o Finishes

- Exterior Finishes

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- Interior Finishes

- Flooring Finishes

o Plumbing Fixtures and Fit-outs

o HVAC System (optional)

- would include heaters and cooling

ducts (for admin’s office) along with all

required equipment. (passive cooling

is greatly advised)

o Security System

- would be in place including smoke

and heat detectors along with motion

systems.

o Mechanical System

- Elevators, escalators and stairwells

o Labor Cost

o Machine and Equipment Cost

Note: The data above is only an approximation of the

Construction Cost per square meter of a Multi-Storey

Parking Building based on:

o Davis and Langdon Seah Construction Handbook of

the Philippines 2012

o

4. Condominium: approximately 5,500 - 6,500Php per

square meter.

Cost Breakdown:

o Bath fixtures

o Built In Appliances

o Cabinets

o Carpeting

o Countertops

o Doors

o Excavation

o Exterior Finish

o Exterior Trim

o Final Cleanup

o Finish Carpentry

o Finish Hardware

o Flooring

o Foundation, Piers, Flatwork

o Heating and Cooling Systems

98

o Insulation

o Interior Wall Finish

o Lighting Fixtures

o Painting

o Plumbing Fixtures

o Plumbing Rough-in and Connection

o Roofing, Flashing, Fascia

o Rough Carpentry

o Rough Hardware

o Unit Heating and Cooling

o Windows

o Wiring

Note: The data above is only an approximation of the

Construction Cost per square meter of a Condominium

based on:

o Davis and Langdon Seah Construction Handbook of

the Philippines 2012.

5. Roads and Pathways:

This analysis assumes that the current status of the

site has an inadequate right of way for the expected

volume of users.

Additionally, right of way for Pandacan Oil depot is

8.00 meters wide; it is the only public road that has an

access to the development and to the public. It is critical

information to be able to provide adequate space for traffic

circulation immediately around and to the proposed site.

It is anticipated that semi-trucks and other large

delivery vehicles will be a necessary part of the daily traffic

at the site. With this in mind, care will need to be taken to

ensure that turning radii are adequate to allow for these

types of vehicles.

The cost estimate can be broken down into the

following elements:

o Concrete separated interior sidewalks (1.80 meter

width) – Assumes approximately 2,550Php linear

meter of sidewalk throughout the interior. Cost

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includes excavation and grading for approximately

17,200,000Php

o Paved exterior pathway system along the site–

Assumes approximately 1,080 linear meters. Cost

includes excavation and grading for approximately

47,300,000 Php

o Paved interior streets (6.00 meter wide interior

streets, no curb and gutter) – Assumes 1,275 linear

meter of street, including excavation and grading for

approximately 30,100,000Php

o Intersection Options:

Signalized Intersection – This option

assumes a signal and widening of lanes as

identified above for approximately

15,050,000Php.

The total estimate for this component of the site is

approximately 110,295,000Php for the roundabout option.

Note: The data above is only an approximation of the

Construction Cost of Roads and Pathways based on:

o Davis and Langdon Seah Construction Handbook of

the Philippines 2012

o P.D 957 THE SUBDIVISION AND CONDOMINIUM

BUYERS' PROTECTIVE DECREE.

6. Cost of Brownfield Redevelopment Treatment

Application On The Site:

Based on EPA (Environment Protection Agency) of

United States of America the approximate cost of

brownfield redevelopment treatment per square meter

converted to the local currency is ranging around 5,500 –

6,000Php.

Applying Brownfield Redevelopment treatment on to

the site which is a 11.5 hectare area lot property of Shell

Corporation would have a total cost of 690,000,000Php.

Note: The data above is only an approximation of the Cost

of Brownfield redevelopment treatment applying on the site

based on:

o Laws and Statutes of Brownfield and Land

100

revitalization of EPA (Environment Protection

Agency) of United States of America.

o Project Comparison Analysis to a foreign projects

(The Port of Portland: A Brownfield Remediation of

Industrial Lands)

7. Summary of Cost Analysis

X. GOVERNING LAWS

The proposed Business Park will be designed in

accordance and conformity to the following laws and

Ordinance:

Presidential Decree No. 1096 or the National

Building Code of the Philippines

City Ordinance No. 8119

Batas Pambansa Blg. 344 or The Law to Enhance

Mobility of Disabled Persons

Republic Act No. 1185 also known as The Fire

Code of the Philippines

Presidential Decree No. 957 or Subdivision and

Condominium buyer's Protective Decree

Republic Act No. 4726 or The Condominium Act

Republic Act No. 9593 otherwise known as

Tourism Act of 2009 and Its Implementing Rules

and Regulations

Commercial Mall (approx. 37 000 sq. m.)

37 000 x 13 000 Php = 481 000 000.00Php

BPO Office (approx. 1 700 sq.m.)

1 700 x 8 000 Php = 13 600 000.00Php

Parking Building (approx. 2 700 sq. m.)

2 700 x 6 000 Php = 16 200 000.00Php

Apartment Building (approx. 2 100 sq.m.)

2 100 x 5 500 Php = 11 550 000.00Php

Condominium (approx. 2 000 sq. m.)

2 000 x 5 500 Php = 11 000 000.00Php

Roads and Pathways 110 295 000.00Php

Brownfield Redevelopment 690 000 000.00Php

TOTAL: 1 333 645 000.00Php