Davao City

Due to Urbanization

PHP
Became a Gained an Influx of local and Had a significant amount of
Stable Platform For foreign Investors Economic Growth
Business
 But Also
Due to Urbanization
A

Increased Energy Air Unsustainable Sprawling

Traffic Waste Pollution Travelling Development
Congestion
 A

Increased Energy Air Unsustainable Sprawling

Traffic Waste Pollution Travelling Development
Congestion

If this continues..
Davao City
Becomes Unlivable
 A Proposed
Commercial Hub Module
“ A Study on the Theories of Smart Growth, Cognitive Mapping,
and Consumer Culture to Centralize Commerce and Retail as
means of Creating a Sustainable Commercial District.”
 Statement of the Problem
“Combating Urbanization and Achieving
Sustainability”
• What are the best practices in commercial
hub design?
• What are the benefits of centralization of
commerce and retail?
• What is the contribution of a Basic
Commercial Hub Module to Davao City?
• How will the Commercial Hub Module be
designed to promote Sustainability and
create a Sustainable Commercial District?

Source: Google Images

 Smart Growth

Cognitive Mapping

Consumer Culture

A Proposed
Commercial Hub Module
 Smart Growth Principles Focused on Proposal:
1. Land Use
Ten Principles of Smart Growth:
2. Building Compact Design
1. Land use
2. Building compact design
3. Pedestrianized Neighborhood
3. Creation of a range of housing units for selected 4. Renovation Management and Development based
households on existing areas
4. Creation of pedestrianized neighborhood 5. Production of distinct and attractive communities
that give the total sense of home
5. Production of distinct and attractive communities
that give the total sense of home 6. Multiple Modes of Transportation
6. Production of open areas for farmlands and 7. Use of Green Buildings and Infrastructures
critical natural areas
7. Renovation management and development based
on existing areas
8. Multiple modes of transportation
9. Encouragement of stakeholders and community
participation in making decisions
10. Usage of green buildings and infrastructures.

A Proposed
Commercial Hub Module Source: Google Images
 Cognitive Mapping Consumer Culture

Deals with mental map Consumer Satisfaction Deals with consumption

creation of a place due to
choices and behaviors of
orchestration of designer
target market

A Proposed
Commercial Hub Module
 Smart Growth

Sustainable Design

Cognitive Mapping Consumer Culture

A Proposed
Commercial Hub Module
 Ultimate Goal

Consumer
Cognitive Mapping
Culture
Smart Growth

Sustainable Design

CREATE A MODULE THAT CAN PROGRESS TOWARDS A SUSTAINABLE DISTRICT

A Proposed
Commercial Hub Module
 REDUCES VEHICULAR
DEPENDENCY THROUGH
P

Smart Growth PUTTING PEOPLE IN MIXING LAND USE PARKING

Principles Focused on Proposal: THE DEVELOPMENT MANAGEMENT
1. Land Use
2. Building Compact Design
3. Pedestrianized Neighborhood
4. Renovation Management and Development based NETWORK OF HIGH SAFETY AND
on existing areas RELEVANT STREETS ATTRACTIVENESS
5. Production of distinct and attractive communities = EASE OF ACCESS OF STREETS
that give the total sense of home
6. Multiple Modes of Transportation
7. Use of Green Buildings and Infrastructures
 Consumer Culture GENERAL RULE OF THUMB:
APATHETIC SHOPPERS FILIPINOS
CONVENIENCE SHOPPERS ARE HOME ORIENTED
ECONOMIC SHOPPERS PULL FACTORS:
ETHICAL SHOPPERS
RECREATIONAL SHOPPERS CONVENIENCE &
According to Interview: COMFORT
CAREFUL UNDERSTANDING FOR CAREFUL STUDY ON PEOPLE
CONSUMER CULTURE OF TARGET COMPETITIONS: ARE ATTRACTED TO:
MARKET: COMFORTABILITY &
ATTRACTIVENESS

MIDDLE-INCOME CLASS
Cognitive Mapping
According to Interview:
ROUTE-BASED STRATEGY
THEME
Route-Based Strategy is used for
SERVE AS NAVIGATIONAL FACTORS
backtracking movements through a building
e.g. Navigation Maps
CATER TO WHAT THE EYES CAN SEE

SURVEY-BASED STRATEGY

Survey-Based Strategy is based on a user’s

viewpoint-independent representation of
spatial relations which allow cognition about
relative orientation and distance.
e.g. Architectural Elements
METRO CENTRO PRINCIPLES
TO HELP REDUCE VEHICULAR DEPENDENCY IN COMMERCIAL AREAS
PEDESTRIANIZATION – PEDESTRIAN-FIRST DESIGN
WALKABILITY – ACCESS, SECURITY, AND WALK APPEAL
FOCAL POINTS – PROMINENT FOCAL DESIGN
SOCIAL ORIENTED – PSYCHOLOGICAL NEEDS
COMFORT ORIENTED – MAXIMAL COMFORT
NEIGHBORHOOD IMPACT – OVERALL IMPACT AND CONSIDERATIONS FOR SITE VICINITY
TARGET MARKET CULTURE – INDICATE TARGET MARKET AND COMPETITION BENCHMARKS
MOBILITY – PUBLIC TRANSIT ORIENTATION
SUSTAINABILITY – PASSIVE BEFORE ACTIVE PRINCIPLES
CONCENTRATION – ACTIVITY CONCENTRATION
THE SITE
THE SITE

LINE BEARING LENGTH(M)

1-2 S 40.5d E 228.43
2-3 S 8.3d W 29.03
3-4 S 42.5d W 238.06 TOPOGRAPHY
4-5 N 52.2d W 288.82 RELATIVELY FLAT
5-1 N 50.6d E 316.92
THE SITE

N
THE SITE
THE BUFFER ZONE AND PEDESTRIAN ZONE
THE TRANSITION ZONE
THE TRANSITION ZONE
THE CONSUMER ZONE
THE CONSUMER ZONE
THE SITE
THE PARK
THE SITE
SITE INVENTORY
Block 1 Total = 45 Block 2 Total = 51 Block 3 Total = 68 Block 4 Total = 34
Type
Food
Number PercentageType
7 15.56% Food
Number PercentageType
7 13.73% Food
Number PercentageType
10 14.71% Food
Number Percentage
17 50.00% Population
Health
Retail
7 15.56% Health
2 4.44% Retail
7 13.73% Health
1 1.96% Retail
7 10.29% Health
12 17.65% Retail
1 2.94%
4 11.76%
2015 : 1,629,045
Lifestyle 5 11.11% Lifestyle 19 37.25% Lifestyle 12 17.65% Lifestyle 5 14.71% Projection
Technology
Currency
3 6.67% Technology
10 22.22% Currency
3
1
5.88% Technology
1.96% Currency
5 7.35% Technology
9 13.24% Currency
0
0
0.00%
0.00%
2025 : 2,058,190
Financial 4 8.89% Financial 2 3.92% Financial 3 4.41% Financial 0 0.00%
Office
Commerce
3
3
6.67% Office
6.67% Commerce
6 11.76% Office
0 0.00% Commerce
1
0
1.47% Office
0.00% Commerce
2
0
5.88%
0.00%
Total number of stores:
Heritage 1 2.22% Heritage 0 0.00% Heritage 1 1.47% Heritage 0 0.00% 2015 : 196
Total = 45 100.00% Educational 2 3.92% Educational 2 2.94% Educational 0 0.00%
Currency Liquor 1 1.96% Liquor 2 2.94% Liquor 0 0.00% Ratio of population to store
Heritage 0 0.00% Heritage 1 1.47% Heritage 0 0.00% 8311.45 : 1
Residential 1 1.96% Religious 1 1.47% Residential 1 2.94%
Government 1 1.96% Convenience 1 1.47% Commerce and Retail
2 5.88% Projected total number of
Total= 51 100.00% Residential 1 1.47% Disposal 1 2.94% stores in 2025
Lifestyle Total= 68 100.00% Government 1 2.94%
Retail and Lifestyle Total = 34 100.00% 248
Food Section
THE BUILDING
TYPICAL STORE SPACE
58.44 SQM
5.844M X 10M
HOW IT WAS COMPUTED?
HOW OFTEN DO YOU GO TO MALLS IN A MONTH?
CHOICES FREQUENCY MIDPOINT
7 OR MORE 13 7 91
5 TO 6 18 5.5 99
3 TO 4 95 3.5 332.5
1 TO 2 148 1.5 222
STANDARD DEVIATION 744.5
SD = STANDARD DEVIATION SD SD/M
744.5 24.81667
M = AVERAGE NUMBER OF DAYS PER 25
MONTH
Retail Store Passage 20 sqm ACCORDING TO RRL:
Display Area 30 sqm
ANTHROPOMETRIC SCALE OF Dressing Room 2.6 8.44 sqm
AT LEAST 50SQM RETAIL
0.8SQM DIAMETER CIRCLE PER 58.44 sqm STORE SPACE
PERSON Anchor Store 116.88 sqm 58.44SQM>50SQM
THE BUILDING
TYPICAL ANCHOR SPACE
116.88 SQM
HOW IT WAS COMPUTED?
Derived from typical store space computations
HOW OFTEN DO YOU GO TO MALLS IN A MONTH?
CHOICES FREQUENCY MIDPOINT
7 OR MORE 13 7 91
5 TO 6 18 5.5 99
3 TO 4 95 3.5 332.5
1 TO 2 148 1.5 222
STANDARD DEVIATION 744.5
SD = STANDARD DEVIATION SD SD/M
744.5 24.81667
M = AVERAGE NUMBER OF DAYS PER 25
MONTH
Retail Store Passage 20 sqm
Display Area 30 sqm
ANTHROPOMETRIC SCALE OF Dressing Room 2.6 8.44 sqm
Anchor stores need to
0.8SQM DIAMETER CIRCLE PER 58.44 sqm show hierarchy
PERSON Anchor Store 116.88 sqm 58.44SQM*2 = 116.88sqm
THE BUILDING
TYPICAL ANCHOR AVAILMENT SAMPLE

AVAILMENT SAMPLE A AVAILMENT SAMPLE b

THE BUILDING
TYPICAL ANCHOR AVAILMENT SAMPLE

TYPICAL STORE AVAILMENT

THE BUILDING
 THE SITE
RETURN OF INVESTMENT
P
A
Contractor's Y TOTAL REVENUE PER
Labor fee Maintenance Contingency Taxes Total Cost TOTAL COST
profit B YEAR
A
Should Be C
Rent Final Rent K
TYPE SIZE (SQM) COST/SQM COST Desired Return #Of Spaces TOTAL REVENUE IN 15 YEARS

15% 10% 10% 5% 30% VARIABLE

MONTH HR MONTH HR FIXED
Educational and Offices Sector
38149.7 158.957 ₱ ₱
Anchor Store Only 110.82 27000 2992140 448821 299214 299214 149607 897642 5086638 9 4 40,000.00 ₱ 6,866,961.30 6₱ 30,519,828.00 2,880,000.00 ₱ 43,200,000.00
20117.9 83.8248 ₱ ₱
Typical Store 58.44 27000 1577880 236682 157788 157788 78894 473364 2682396 7 8 21,000.00 ₱ 3,621,234.60 142 ₱ 380,900,232.00 35,784,000.00 ₱ 536,760,000.00
₱
1ST PHASE ₱ 411,420,060.00 38,664,000.00 ₱ 579,960,000.00
Retail and Lifestyle Sector
38149.7 158.957 ₱ ₱
Anchor Store Only 110.82 27000 2992140 448821 299214 299214 149607 897642 5086638 9 4 40,000.00 ₱ 6,866,961.30 5₱ 25,433,190.00 2,400,000.00 ₱ 36,000,000.00
40277.2 167.821 ₱ ₱
Anchor Store Variation 117 27000 3159000 473850 315900 315900 157950 947700 5370300 5 9 40,500.00 ₱ 7,249,905.00 2₱ 10,740,600.00 972,000.00 ₱ 14,580,000.00
20117.9 83.8248 ₱ ₱
Typical Store 58.44 27000 1577880 236682 157788 157788 78894 473364 2682396 7 8 21,000.00 ₱ 3,621,234.60 92 ₱ 246,780,432.00 23,184,000.00 ₱ 347,760,000.00
207238. 863.493 ₱ ₱
Gym 602 27000 16254000 2438100 1625400 1625400 812700 4876200 27631800 5 8 210,000.00 ₱ 37,302,930.00 1₱ 27,631,800.00 2,520,000.00 ₱ 37,800,000.00
₱ ₱
Cinema 600 27000 16200000 2430000 1620000 1620000 810000 4860000 27540000 206550 860.625 210,000.00 ₱ 37,179,000.00 4₱ 110,160,000.00 10,080,000.00 ₱ 151,200,000.00
₱
2ND PHASE ₱ 420,746,022.00 39,156,000.00 ₱ 587,340,000.00
CUMULATIVE TOTAL ₱
Night Market COST ₱ 832,166,082.00 77,820,000.00 ₱ 1,167,300,000.00
₱ ₱
Stall 6 10000 60000 9000 6000 6000 3000 18000 102000 765 3.1875 750.00 ₱ 137,700.00 433 ₱ 44,166,000.00 3,897,000.00 ₱ 58,455,000.00
₱
TOTAL ₱ 876,332,082.00 81,717,000.00 ₱ 1,182,555,000.00

TOTAL PROFIT IN 15 YEARS ₱ 306,222,918.00

RETURN OF INVESTMENT 34.94%
PAYBACK PERIOD 11 YEARS

ANCHOR STORE RENTAL – PHP 40,000 /MONTH 1ST PHASE TOTAL COST – PHP 411,420,060.00 PAYBACK PERIOD = 11 YEARS
TYPICAL STORE RENTAL – PHP 21,000 /MONTH 2ND PHASE TOTAL COST – PHP 420,746,022.00
TOTAL PROFIT IN 15 YEARS = PHP 306,222,918.00
RETURN OF INVESTMENT = 34.94%
 A Proposed
Commercial Hub Module
“ A Study on the Theories of Smart Growth, Cognitive Mapping,
and Consumer Culture to Centralize Commerce and Retail as
means of Creating a Sustainable Commercial District.”