“In Mexico City, given its size and density, the permits required by the government must play a big role,” he
ARTZ PEDREGAL
says. “But unfortunately, developers are often faced with pressure and obligations that are not legally well-defined.” Before MRP purchased the terrain for its Patio Tlalpan
Artz is designed to be the heart of the south and
project, it was the first psychiatric hospital in Mexico,
the new Antara. This 50,500m 2 mixed-use project
the San Rafael Clinic, which holds historical value to the
is located in the heart of one of Mexico’s most
community. There was debate about whether developers
expensive housing areas in the south of Mexico,
should be allowed to construct there. With INAH or
Pedregal. Its dream-like location has access to
INBA involved, there were inevitable delays due to the
Periferico, surrounded by hundreds of potential
intricacies of developing on or near a historical landmark.
customers and passersby. It is located only 4km
On top of the various land and construction permits that
away from Perisur which is one of the most popular
developers have to have to build a commercial center.
and oldest malls in the south. In its 500m2 radius, it will impact more than 4,329 people, 1,449 homes,
Another issue developers face is the continuity across
and 212 businesses. For Grupo Sordo Madaleno,
different levels of government, that can often impose
the main challenge that it encountered was the
different requirements. “Having to make agreements
reception of the surrounding neighborhoods in
with different municipalities or government agencies can
terms of mobility and lack of infrastructure.
increase uncertainty in the project,” says Güemez. “If a developer has the right permits and is respecting the use of the land stated by the government, developments should
their house,” says Güemez. “It is important to consult
be respected.” Transparency plays a key role in ensuring
with neighbors and have as many people on board as
that the land is being used in the most efficient way
possible but these types of things could also open doors
possible to benefit the communities. These blurred lines
to excessive demands from the community.”
create room for interpretation and misconception, which is why it is important to improve license and permit processes. A common concern of neighborhoods is that the mega developments will monopolize the energy and water supply, withholding it from the residential areas. This was the case with GSM’s Artz project in the south of Mexico City. “Artz is a project that by nature transformed it into a controversial topic, not for what it represents but
ICSC estimates that by 2025 Mexico will have more than 107 million people living in urban areas and approximately 760 shopping centers
because of where it is located and because sometimes people are not well-informed about a project,” says
GOVERNMENT TAKING ACTION
Director of Architecture, Javier Sordo Madaleno de
But in the midst of the uncertainty, the government is
Haro. GSM invested more than MX$200 million (US$11
stepping in. Laboratorio para la Ciudad is an experimental
million) on public infrastructure around the commercial
division of the Government of Mexico City. The laboratory
development, including installing U-turns, bypasses
is a space where global specialists pose new ways of
and tunnels to ensure to the community that mobility
approaching issues relevant to the city, incubate pilot
would not be a problem. For Artz, GSM also allocated
projects and promote multidisciplinary meetings around
50 percent of the rentable space, which was more than
civic innovation and urban creativity. Through the
20,000m2, to green areas for the community.
Laboratorio, the Mexico City government has already carried out some interesting projects to bridge the gap
For both the Artz and Patio Tlalpan projects, the main
between developers and citizens. “The Cooperative Action
fear from neighbors was that it would add to the mobility
System (SAC) is a program in which a percentage of the
problems the delegations already experience. This is the
funds developers invest in the city are used for projects
most common worry whenever there is a new shopping
that benefit the surrounding communities,” explains
center because more people will be attracted to the
Gabriella Gómez-Mont, the Laboratory’s Director General.
area. This is why developers must adapt the surrounding
“There have also been public consultations regarding
infrastructure the best they can to ensure that the mall
the use of these funds, meaning the communities have
does not add to the problem. “The problems that arise
an input into the use of the money. Government, local
with neighborhoods is that everybody wants to have
communities and companies invested in the area can sit
a supermarket nearby but nobody wants it next to
side by side and make the decisions.”
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