ARCDES4 RESEARCH_LUNA & SATUR

Mixed Use Development Luna • Satur

Image Source: Brena, 2018

Mixed-use development is known for its pedestrian-friendly development that merges two or more residential, commercial, cultural, institutional and/or industrial uses. It seeks to foster community design and development that benefit the economy, community, public health, and the environment.

Contrary to popular belief, mixed-use development is not just simply a multi-story commercial and residential building. According to the Urban Land Institute's Mixed-Use Development Handbook, it is characterized as one that 1) has three or more revenueproducing uses i.e. retail/entertainment, office, residential, hotel, and/or civic/cultural/recreation; 2) promotes integration, density, and compatibility of land uses; 3) prioritizes a walkable community with uninterrupted pedestrian connections.

The variety of programs make for a one-stop space to live, work, play, and shop.

Mixed-use development can look different depending on the available space. Commercial, residential, and even in some instances, light industrial are put together to help create a harmonious built environment where residents can live, work, and play in the same area.

According to an article published in the University of Delaware (n.d), it can be categorized in two ways:

1) Vertical Mixed-Use Development A variety of uses within the same building.

Lower floors are for public commercial use i.e. retail shops, restaurants, etc.

2) Horizontal Mixed-Use Development Single-use buildings within a mixed-use zone that is centered on pedestrian mobility .

Local Example

McKinley Hill, Fort Bonifacio, Taguig The McKinley Hill is an area designed with the live-workplay-learn principle in mind. The 50-hectare land offers shopping area alongside a professional hub that entice local and foreign investors.

It is a combination of residential towers, offices, foreign embassies, international schools, and shopping complexes (Lamudi, 2018).

International Example City Center DC

The City Center DC is a mixed-used development located in Washington, D.C. consisting of two condominium buildings, two rental apartment buildings, two office buildings, a hotel, and a public park. It is the largest 21stcentury downtown project in the United States and the largest urban development on the East Coast of the United States.

National Building Codes to Consider Zoning The structure will be considered as a Residential Maximum R-3, which is a medium-rise multi-level building/ structure of from 6 up to 12 storeys in height and for use as multiple family.

Maximum Allowable PSO 70%

Maximum Allowable Paved Open Spaces

Minimum Unpaved Open Spaces

20%

10%

Building Height The number of allowable storey/floors above-established grade shall be at 12 storeys high and 36 meters above the highest grade.

Setbacks The setbacks for a maximum R-3 residential shall be 8 meters in the front 2 meters at the sides and 2 meters at the rear.

National Building Codes to Consider Parking Units with a lot measuring 32.00 to 72.00 sq. meters and/or with a dwelling unit having a gross floor area of from 18.00 to 22.00 sq. meters shall have a minimum of 1 pooled off-street cum onsite parking slot for every 6 lots or lots with dwelling units

Units with a lot measuring 50.00 to 96.00 sq. meters and/or with a dwelling unit having a gross floor area of from 30.00 to 42.00 sq. meters - a minimum of 1 pooled off-street cum onsite parking slot for every 4 lots or lots with dwelling units;

Unit with a lot measuring 100.00 to 120.00 sq. meters and/or with a dwelling unit having a minimum gross floor area of from 30.00 to 42.00 sq. meters - a minimum of 1 off-street cum on-site parking slot for each lot or lot with dwelling unit.

Unit with a lot measuring more than 120.00 sq. meters and/or with a dwelling unit having a minimum gross floor area of more than 42.00 sq. meters - minimum of 1 offstreet cum on site parking slot* for each lot or lot with dwelling unit.

Maginhawa is a place with a thousand faces and many destinations that converge in one.

The restaurants that stretch throughout the street have established a strong eclectic food culture in a city charged with historical significance and cultural diversity. Its identity as a fun buzz amidst a stoic and formal environment got its city council to acknowledge the vicinity as a potential top art and gastronomic destination and declare it as Maginhawa Art and Food Hub (Philippine Daily Inquirer, 2019; Sebastian, 2014).

Design Statement

The mixed-use building that will be built on the site wants to reinterpret the commercial/residential typology that aligns with the street’s identity. This will be done through pockets of green open spaces that encourage social interaction and community-desired programs like skateparks and a courtyard for exhibits/events among the normal amenities. The design will also reflect a contemporary renewal that speaks of the researchers’ “refreshing” take on a typical urban typology by incorporating fluid elements that break away from the normal box-type building.

Fluid elements

Green spaces

Skatepark

Green courtyard

Mixed-use building

References:

3XNArchitects. (n.d.). Forsaken [Image]. Estilopropio. Retrieved from https://revistaestilopropio.com/obra/3xn-seleccionado-para-disenar-forskarenun-nuevo-centro-de-innovacion-en-ciencias-de-la-salud-y-la-vida-enestocolmo-forskaren/ Brena, M. (2016). Camera con vista [Image]. Behance. Retrieved from https://www.behance.net/gallery/42783423/Camera-con-vista Builtscape. (2012). Builtscape: Lanscape Architecture Projects [Image]. Tumblr.

Retrieved from https://builtscape.tumblr.com/post/16015367655/tianjinbridged-gardens-by-turenscape-designers Castro-Penalva, R. (2015). Archive https://rodrigotesla.tumblr.com/

[Image].

Tumblr.

Retrieved

from

Damian, H. (2015). The Oliv | Balmoral Road, Singapore [Image]. WLA. Retrieved from https://worldlandscapearchitect.com/the-oliv-balmoral-road-singaporeicn-design/ Korody, N. (2021). 'Ethical Dwellings for Generation Y' explores new forms of living and owning in a changing London [Image]. Archinect. Retrieved from https://archinect.com/features/article/149962603/ethical-dwellings-forgeneration-y-explores-new-forms-of-living-and-owning-in-a-changing-london Lamudi. (2018). Getting to Know Some of the Top Mixed-Use Developments in Luzon, Retrieved from https://www.lamudi.com.ph/journal/getting-to-knowsome-of-the-top-mixed-use-developments-in-luzon/ Laylin, T. (2015). Wooden Orchids reimagines the shopping mall as a living, breathing ecotopia [Image].

Inhabitat.

Retrieved from https://inhabitat.com/wooden-orchids-takes-the-guesswork-out-ofresponsible-consumerism-in-china/vincent-callebaut-wooden-orchids-3/ National Building Code of the Philippines, Presidential Decree No. 1096, (Phil.)

Retrieved from http://www.iibh.org/kijun/pdf/ Philippine Daily Inquirer. (2019). Finding comfort in Maginhawa. Retrieved from https://business.inquirer.net/266816/finding-comfort-in-maginhawa

References:

Pieranska, A & Perry, J. (2016). Urbanism and Societal Change Masters - KADK [Image].

Tumbler.

Retrieved from https://architecturalreview.tumblr.com/post/142507219818/anna-pieranska-jack-perry-urbanismand Sebastian, I. (2014). History, culture, food: For gems in plain sight, revisit Quezon City.

Rappler.

Retrieved from https://www.rappler.com/life-andstyle/travel/tour-quezon-city-museums-restaurants Surf Today. (n.d.). The World Skatepark Map [Image]. Retrieved from https://www.surfertoday.com/skatepark-map University of Delaware. (n.d.). Mixed-use Development. Retrieved from https://www.completecommunitiesde.org/planning/landuse/mixed-usedevelopment/