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Mharlo A.

Abuan

Kimmy Gold Sadangsal

BSA 01 SET 02

University of Saint Louis,

Tuguegarao City, Cagayan


RSW-FINAL-EXAM

Five Storey Mixed Use Building


Introduction :
WHAT IS A MIXED USE BUILDING?

Mixed-use developments are not a new concept, but some projects continue to redefine the
term in local real estate

Mixed-use developments are disrupting the urban landscape. These pedestrian-friendly


developments combine two or more uses, including residential, commercial, and even
institutional, cultural, and industrial uses.

Such examples include vertical and horizontal mixed-use development properties, as well
as mixed-use walkable areas. Vertical mixed-use development offers public and private
uses combined within one building, while horizontal often consists of single-use buildings in
a walkable area within the project. The mixed-use walkable areas combine the best of both
worlds, blending both vertical and horizontal developments.

Why is this type of community so popular? There are many reasons, but mainly this is
because it is highly convenient for both its residents as well as the property managers.
Mixed-use developments blend the best of several types of real-estate, allowing easier
management, improved support, and better processes. In addition, residents (both owners
and renters) have access to basically almost everything they need within walking distance.
Especially in a country with severe transportation problems still being addressed, walkability
within a community or an easy drive to necessary places like schools and hospitals are a
major selling point.

Mixed-use is one of the latest crazes in real estate today. A mixed-use development is
an urban development that combines residential, commercial, industrial and cultural
establishments together in one space. They can be found in highly urbanized areas
such as Makati and Taguig are considered to be a mixed-use development.
Promising the best possible work/life balance, this type of property makes life easier
for its busy body citizens. Below are some of the other advantages of a mixed-use
development.

Stops residents from wasting time


Time is money and unfortunately it’s easy to waste with the horrendous traffic that we
have to endure every day. Mixed-use developments help with time management by
having all the necessary establishments in just one area.

Help the environment

Mixed-use developments also lessen the dependency residents have for cars. This
means congestion and pollution are reduced since residents are able to drive less.

Provide excitement

Millennials now have the power to buy properties. They are also very keen on what
they want to see on their investment. Younger generations are drawn towards
properties that are exciting. Living in a place that combines fun and work provides the
excitement millennials are looking for.

Promotes efficient use of land

Mixed-use developments help in maximizing the use of land. It also gives


opportunities for nearby provinces to shine. Provinces like Bulacan,
Pampanga, Batangas, and Cavite are now building business districts that have their
own residential lots. This can help in deceasing the population in Metro Manila and
put more jobs and opportunities in the rural areas.

Encourages a sense of community

Living in a mixed-use development can help in forming a sense of community, a new


and improved sense of bayanihan, a Filipino term for coming together. For example,
mixed-use developments in Bonifacio Global City in Taguig promote work matched
with arts. The same goes to the new business districts in Bulacanthat heavily
champions the values if family and unity. Living in a mixed-use development can
nurture a sense of unity that we could all use today.
BACKGROUND OF THE STUDY

A PROPOSED 5 STOREY MIXED USE BUILDING

The client wants to utilize a parcel of land he acquired to build a five-storey (5)
residential building with commercial spaces and open parking area where his target
market is the young workforce, and students from various universities in the
province. He also plans to put in the same development his coffee shop business.
As an entrepreneur, the client envisions this development to be an innovative
project that can cater the needs of students, fellow entrepreneurs, and contribute to
the economic development of the city in a relatively flat project site approximately
One Thousand Four Hundred Fifty square-meter (1,400 sq.m) in area is a corner lot
located along Mabini St. Cor. Aguinaldo St., Ugac Sur, Tuguegarao City, Cagayan.
Bounded by Aguinaldo St., in the North, Mabini St., in the West, and residential
properties in the Eastern, and Southern portion of the lot.

 HISTORY

An Early Example of a Mixed Use Community

The medieval village is a perfect example of a functional, productive community,


incorporating all of the rules community of mixed Use development. As cities
sprouted from medieval villages, they adopted many of the principles common to a
mixed use community.

As the populations of early American cities swelled to dangerous levels, local


governments began to mandate segregation of uses. For the health and welfare of
its citizens.

Zoning was first used as a method for local government to control development in
New York City, in 1916.

The Concept of Zoning


Local government has the right to regulate how a private property can be
developed under the police powers be granted to government. Ambler v. Village of
Euclid, Ohio

The Village of Euclid, Ohio, zoned a parcel of ground owned by the Ambler
Realty Company from industrial, which was valued at the time at $10,000 per was
valued at the time at $10,000 per acre, to residential,

Ambler sued, and in 1926, the U.S.

Supreme Court validated the concept of zoning.

After the case was upheld in court, the concept of Euclidian Zoning wherein land
use is segregated into separate distinct areas became the dictate by local
governments when deciding how and where when their town should grow.

Three or More Uses Means Three or More Uses Means Larger Scale Though it is
possible to develop a Though it is possible to develop a Small scale mixed use
project, the typical mixed typical mixed use project often use project often exceeds
100,000 SF. A mixed use project can even be as use large as several million SF.

Mixed-use Development MUST use Development MUST Exhibit the Following


Attributes: Exhibit the Following Attributes:

Be a development project in conformance Be a development project in


conformance with a coherent plan. with a coherent plan.

Mixed-use components should be significant for example, more than site for
example, serving convenience facilities.

Be pedestrian friendly.

West Edmonton Mall West Edmonton Mall in Alberta, Canada Over six million SF
that is home to 800+ stores and services, including a cinema stores , multiplex,
nightclubs, an indoor lake with
sea lion habitat, the world’s largest indoors water park, a NHL regulation
sized ice rink, a hotel, parking for 20,000 vehicles, and a a hotel, and a full size
indoor amusement park.
Physical and Functional Integration

A vertical mixing of project components into a single mega structure, often


occupying only a single city block. Interconnection of project components through
pedestrian friendly connections, such as sidewalks along streets, walkways,
enclosed corridors, underground concourses, retail plazas and mall areas,
escalators, and bridges between buildings.

Parking

Integrated shared parking is a component, improving land use efficiencies and


reducing costs.

Successful Mixed use Pedestrian friendly

The second criterion distinguishing mixed use developments from other real estate
projects is pedestrian circulation and orientation. How a pedestrian is invited into
the space and is then able to freely move to product type is key to a successful
mixed use project.

A Tidbit of Wisdom

When discussing mixed use development, stop thinking of development buildings


as buildings and thinking of buildings as communities.

Another Tidbit of Wisdom

Mixed use projects experience the greatest economic trouble when of the
components is developed at a scale, quality, or cost level that requires other
components to subsidize it.

A final Tidbit Wisdom

We cannot FORCE mixed use development the property and market the property
and market have to be right. If local government mandates percentages, rather than
allowing the developer and its team of experts developer and the project will
probably fail decide, miserably.
 TRENDS

The proposed 2 storey mixed use building must be sustainable inspired by the combination of a
contemporary and organic architecture known as a symbiotic/symbiosis architecture that aims to
provide a natural world that connects the nature into our living. It respect the way of nature and
high potential to maintain every living habitat that is beneficial into the foundation of the site and
the building itself.

We know that our environments affect our moods, and that buildings play a
major role in that, but how can we change the way we build our homes to help
improve our sense of well-being?

There is growing evidence that suggests being cooped up in buildings is bad


for our health and that having connections to the exterior environment has
positive health outcomes. Studies have found that views of nature from the
home provide a significant improvement in general well-being.

Improving the connection between the interior and the exterior of a building is
the driving force behind the organic architecture movement started by Frank
Lloyd Wright in the early 1900s. And that connection is integral to designs by
contemporary organic architects. Take a closer look at how this style of
architecture might work.

It's all in the geometry.

Organic architecture is almost always governed by a strict set of geometric patterns


consistent in every scale of the building, from the overall plan down to the cabinetry
and door handles.

Patterns help us understand the world.

They allow us to predict the weather, anticipate a valley over a mountain and know
when the next train is to arrive. People understand their environment when it is
governed by patterns. A home built on patterns will be comprehensible and
comfortable.

Materials from nature.


To blend an interior space with the external environment, organic architecture utilizes
local natural materials to finish the home. Organic homes usually incorporate local stone
and timber. Where large, artificially smooth surfaces are used, they are usually broken
up with patterns to introduce textures that give the building a natural feel.

Harmonizing the masses.

Organic architecture usually incorporates a combination of heavy, massive objects and


more ephemeral, lightweight structures. The mass objects are used to tie a building to
its site like a trunk does for a tree, while a lightweight canopy often provides shelter that
does not feel constrained by massive walls and is free and open.

Using glass for flow.

Glass is a critical medium for organic architecture. Carefully designed windows allow
interior and external spaces to flow freely between one another, with the enclosure of the
space being prominent. To achieve this, organic architects usually ensure that window
frames are hidden and that materials run unhindered through the glass.

Working within the site.

Tying a building to its site is critical in ensuring that it belongs in its location. Frank Lloyd
Wright said that a building should be "of the hill and not on the hill," and so organic
architecture should appear to grow from its site. When the distinction between the site
and the building is eliminated, the outdoor environment is invited into the home

By following the concepts developed by organic architects, contemporary designers are


developing homes that allow their inhabitants to connect with the environment around
them. In an increasingly urbanized world, and one with challenges to well-being and
mental health, organic architecture provides a road map for healthier buildings.

CASE STUDIES

TRAFFIC AND CIRCULATION


LOCATION AND ORIENTATION

The site approximately One Thousand Four Hundred Fifty square-meter (1,400
sq.m) in area is a corner lot located along Mabini St. Cor. Aguinaldo St., Ugac Sur,
Tuguegarao City, Cagayan. Bounded by Aguinaldo St., in the North, Mabini St., in
the West, and residential properties in the Eastern, and Southern portion of the lot.

CLIMATE

The climate is tropical in Tuguegarao. When compared with winter, the summers have
much more rainfall. This location is classified as Aw by Köppen and Geiger. The
average temperature in Tuguegarao is 27.2 °C. About 1756 mm of precipitation falls
annually.

WEATHER BY MONTH // WEATHER AVERAGES TUGUEGARAO

The driest month is February. There is 22 mm of precipitation in February. In November,


the precipitation reaches its peak, with an average of 290 mm.
AVERAGE TEMPERATURE TUGUEGARAO
With an average of 29.2 °C, May is the warmest month. At 24.2 °C on average, January
is the coldest month of the year.

WEATHER BY MONTH // WEATHER AVERAGES


TUGUEGARAO

Avg. Avg.

Temperature Temperature Precipitation /

(°C) (°F) Rainfall (mm)

January 24.2 75.6 37

February 25.1 77.2 22

March 26.8 80.2 35

April 28.2 82.8 46

May 29.2 84.6 112

June 29.2 84.6 163


Avg. Avg.

Temperature Temperature Precipitation /

(°C) (°F) Rainfall (mm)

July 28.6 83.5 201

August 28.4 83.1 237

September 28.1 82.6 209

October 27.5 81.5 282

November 26 78.8 290

December 24.7 76.5 122

The precipitation varies 268 mm between the driest month and the wettest month. The
variation in annual temperature is around 5.0 °C.

OTHERS

We inspired to franklin Lloyd Wright works, on how he fits the natural aspect of nature

Wright's principles of organic architecture are as follows:


Shelter:
Buildings must serve to protect their inhabitants' safety and privacy.
Space:
The interior of a building is as much a part of its decor and aesthetic as the furnishings.
Spaces should flow naturally from one area to the next without formidable separation,
yet no room or space should be completely visible from any angle. The use of alcoves
and other elements will create a constant sense of discovery as one moves through the
space.
Nature:
Inspiration should be drawn from the natural surroundings, not in imitation of them, but
as guides to selecting materials, textures, and colors.
Peacefulness:
The design should avoid jarring contrasts with the landscape while providing
inhabitants with a sense of openness free of clutter and offering a sense of tranquility.
Language:
Wright saw the patterns and forms of a building's designs as elements of grammar in
the building's language. When put together the design speaks, but each construction
much have its own unique voice.
Ornamentation:
If ornamentation is to be used on a building, it must not appear as if it was a decorative
afterthought. Rather, it must be an integral part of the structure, seamlessly joining with
the overall form.
Simplicity:
Designs must be clear with a uniform scheme.
Mechanical components and furniture:
Whenever possible, furniture should be a built-in part of the space in order to integrate
the unity of design. Mechanical components, like light fixtures, appliances, furnaces,
and plumbing should be considered as part of the space itself, not overly obvious, but
not a disjointed or hidden aspect.

CONCEPTUAL ANALYSIS

The concept is an inspiration to the contemporary organic architecture


References:

https://www.google.com/amp/s/architizer.com/blog/inspiration/collections/tropical-
modernism/amp/

http://www.urban-hub.com/buildings/mixed-use-buildings-for-diversified-sustainable-sites/

http://www.howarchitectworks.com/mixed-use-design-concepts-by-itpi-philippines/

https://www.buildings.com/article-details/articleid/9004/title/the-challenges-and-benefits-of-
mixed-use-facilities

https://study.com/academy/lesson/organic-architecture-definition-architects.html