3.

1 Conceptual Framework

The conceptual framework illustrated in Figure 3.1 will be used as the guide

for this study.

Figure 3.1 Conceptual Framework in determining spatial drivers for mixed-use development (Adapted from Hernandez, et. Al.)

The theories and concepts presented in the literature review indicated that

facilities location straddles two types of environment: the macro (external) and the
micro (internal). The framework of this study establishes its base on that

assumption and develops a paradigm to which the answers to the research problem

will be drawn out.

The micro perspective, where this study will put particular focus on, has a

very specific viewpoint; in this case, it uses the viewpoint of the developers when

approaching large-scale developments. The private sector’s determining of its

facility locations and their overall processes stem from the methods and processes

discussed in the literature review, particularly the ideas presented by Hernandez, et.

Al. (1998). In their model, there are levels in retail location and these are in the

categories of decision-making, location management, and property portfolio. It is

similar to the case of large-scale developments like MXDs, where determinants are

largely decided by identifying locational priorities territorial coverage and the

strategy that will make those decisions happen. The activities in the decision-

making phase are pre-requisites to the creation of location management’s structure,

which in turn would be the basis for the developer’s property portfolio. Strategic

decision-making includes the generic and wider viewpoint in business development

such as locational priorities of a firm/developer on where they want to establish

their brand and value, thus the consideration of the depth of penetration in the

market. Central place and bid-rent theories discussed in the previous section

mentioned that part of the major consideration in any facilities location is having

correct/accurate territorial coverage, and that now becomes a part of the firm’s

strategic decision making. The location strategy that will be made from the strategic

decision-making will serve as drivers and determinants to the firm’s location and
land banking. Monadic level of decision-making on the other hand is more specific,

focusing on the physical aspects of the decision made. From the decided criteria of

what the MXD’s physical structure and configuration would be, a location mix will

be crafted to provide location options of which will undergo further deliberation

with consideration from a tactical degree of factors including day-to-day functions

of the development and marketing strategy considerations. From all these location

mixes will a specific site location be determined for the project. At the same time,

details on the development’s day-to-day functions, marketing and salability, and

even the pricing and promotional strategy that would deal with introducing the

development to the general public.

The macro environment at the same time functions on a larger perspective—

the urban ecological landscape. In this case, the LGU and the public sector uses this

lens as they are concerned not only with the effect of these large developments on

the locality’s economic growth but as well as its compatibility to the current built

landscape as well as its planned future development. In order to do this, the LGU

constantly monitors, evaluates, and further its development plans and as well as

update its policies. These development plans are multi-sectoral and also consider

this relationship between the spatial drivers from the private developers and the

government sector by establishing its correlation and relationships. Several factors

and phenomenon mentioned by location theories and methods discussed in the

literature review are acknowledged and anticipated by the study to be part of the

influences to the functions of both the LGU and the private sector. Although not
studied in full, the research will consider these influences in the analysis of the

results.

3.2 Analytical Framework

The following table 3.1 shows a summary of the parameters and variables

used to determine the answers to the research objectives, alongside the data

gathering tools and analytical methods and tools to be used for the acquired data.
 RESEARCH RESEARCH PARAMETERS VARIABLES DATA ANALYTICAL EXPECTED
PROBLEM OBJECTIVES GATHERING TOOLS OUTPUT
TOOLS
What are the Characterize Physical Profile MXD profile Key Content Map Overlay
typical planning and describe Socio-Economic Population Informant/Pers Analysis Result & Analysis
and design the physical Existing Land Use on Interview
factors of mixed- characteristics Environmental FGD Map Analysis Site development
use of mixed use characteristics Secondary analysis
developments in development Local Access Data: Map, Two-Way
the Philippines Patterns National Table Identification of
Statistics planning and
design factors of
MXDs
What are the Identify Spatial Extent of Distance to HHS Map Overlay Establishment of
commonalities common the Market established CBD or Secondary relationship of
and differences determinants Legal city center Data: Association MXD features and
in the features of from these General HH Income Maps, Tests site selection
existing mixed mixed-use Land Use Categories Population, drivers
use developments & Regulations Legislation, Two-way table
developments in Size of Development Land Use Plan,
the Philippines? Zoning Content
KPI Analysis
How do these Compare and Socio-Economic Planning Guidelines KPI Association Analysis and
features establish the Zoning FGD Tests comparison of
compare with relationships Physical Profile Literature spatial drivers and
the standard between the Common Factors and Review Two Way its relationship
planning and common Determinants among Table Analysis with each other
design determinants case studies
characteristics of identified in the Content
a mixed-use previous Analysis
development? objective to the
existing
standard
definition of
MXD
What are the Compare and Capacity to Pay Family Income Household Measures of Decision drivers
similarities contrast the Survey Dispersion of consumers in
between the established Spatial Extent of No. of HH as a (ANP/AHP Qs, choosing location
public’s determinants the Market function of distance Profile Survey) Non-linear for MXDs
impressions and from the private Place Factors of FGD ratio method
viewpoints on sector to the Attractiveness Attractiveness Secondary Independent Priority list in
the spatial viewpoints Housing Price Trend Data: Sample T-Test consumer
determinants of from the public Location Choice Population, Chi Square preference for
mixed-use sector; Process Preference in Income Henry Garret’s MXD location
developments enumerate choosing location for profile/bracketi Ranking
and that of the which of these home, work & leisure ng Analysis
private determinants
developers? and factors are
considered to
be a priority
How do these Identify the Design Common [from previous Henry Garret’s Priority/ranking
planning and gaps between Consideration Factor/Determinants analysis Ranking list of each sector
design factors the private (Private Sect.) from Multi- Case results] Analysis
from both the sector’s location Studies Consolidated
private factors and the Spearman’s ranking of spatial
developers and public sector’s, Planning Common drivers for Rank location driver
the private and form Consideration plan development Correlation
sector be possible ways (LGU) WRT large scale Coefficient
integrated into to bridge these dev’t
project planning gaps in order to Multi-way
guidelines and serve as basis to Location & High ranking factors frequency
standards that a possible Dev’t and preferences of table analyses
can be used by strengthening Preferences general public
both the public of the linkage (Public/Consum Content
and private between the ers) Analysis
sector? two sectors.

Table 3.1 Analytical Framework to identify common factors and determinants for MXDs in relation to the government, private sector, and general public
 CHAPTER IV: RESEARCH DESIGN AND METHODOLOGY

4.1 Study Site Selection

The research will be done to three large-scale mixed-use developments in an urban

setting. The choice of these mixed-use developments is based on the following considerations,

based on the definition of MXDs in existing literature:

 Developments with three or more revenue generating land uses

 Spatial scale – the study area must be large enough to cover a minimum of four

hectares

 Operation – these developments are considered complete in its construction wherein

components are in use and already revenue-generating

 Integration – all the developments’ components are integrated and linked by any form

of linkage (pedestrian or vehicular transport system)

 Generalization – the study sites can be used as representative of MXDs and its

development trends in the country; its prominence

 Accessibility – the study sites are easily accessible by all modes of transport and

pedestrian

 Availability of secondary information and maps – the study sites have information

readily available for the use of the research, including but not limited to historical

data, physical profile, as well as the information and maps of the municipality in

belongs to.

With all these consdierations, the three proposed selected sites are Filinvest City in

Alabang, Muntilupa; McKinley Hill in Taguig City, and Nuvali in Sta. Rosa, Laguna. The

municipalities covered in this research are all highly urbanized cities with a vast and diverse
socio-economic profile. A brief description of the profile of these sites will be discussed on the

subsequent chapter.

4.2 Methods of Data Collection

The data collection methods used in this study are described briefly below.

4.2.1 Secondary Data and Maps Collection

Documentation of land use plans, development plans, and maps regarding the

study sites will be acquired and reviewed. A list of data sets with corresponding sources

and specific type of data can be found in table 4.1 below.

Table 4.1 Data and Map Requirements for all study sites

Parameters Data Requirements Map Requirements

Geography Total land area of municipality Topographic Map

Relative location of MXD,
business districts to each other Provincial Map
Relative location of
MXD/business districts of one Administrative Map
municipality to the other
Land Classification Types of land classification Land Classification Map
and regulatory status
Total land area of A&D of the Regulatory Status Map
municipality
Land Use Existing land use categories Land Use Map