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CHAPTER 4: DATA PRESENTATION AND ANALYSIS

4.1 SITE INVENTORY

4.1.1.1. SITE SELECTION CRITERIA

Site pre-selection is recommended based on a set of criteria to maximize the impact of the project.

This is to ensure that the proposed development may be able to economically maximize the given lot.

Moreover, this is to prove that the site to be chosen is favorable for the nature of the proposed project. The

researcher laid out a set of criteria, mainly divided into two categorized as the major and minor site criteria.

The major site criteria consists criterions based on the pertaining laws on the proposed development.

These criteria were the ones which considered site values that are highly compatible with the requirements

and specific needs of a high rise mixed-used development.

Major Site Selection Criteria take on a higher percentage with a total value of 60%. The minor

criteria were the ones that refer to the factors that are usually considered and are generally applicable to

most type of projects rather than high rise developments. Minor Site Selection Criteria take on the

remaining 40% the site selection process.

4.1.1.1.1 MAJOR CRITERIA

• Availability of Basic needs – Necessary amenities for the proposed high rise mixed-use

development shall be preferably available within reasonable distance from the project site. If

such requirements are not available, the same shall be provided for by the developer.

• Zoning/ Land Use Plan of the City – Generally, mixed-use projects should conform to the

zoning ordinance of the city/municipality where they are to be located thus shall be in

suitable sites for mixed-use developments.

• Physical Suitability – A potential site must have characteristics assuring business

opportunities, safety and environmentally sound community life. It shall be stable enough to

accommodate foundation load without excessive site works. Critical areas such as those

which are subject to calamities and other dangerous effects must be avoided.

• Accessibility – The site must be served by a road that is readily accessible to public

transportation lines. The said access road shall conform to the standards set in pertaining

rules to accommodate expected demand caused by the incoming development of the area.

4.1.1.1.2 MINOR CRITERIA

• Presence of Utilities - This criterion is needed because it makes the site be an efficient

one as it has the presence of potable and tap water supply, electric connection, and an

efficient drainage system. It also justifies how the users will be able to maximize the given

site, if the presence of the utility system is there.

• Orientation – The site must have a good site orientation as this factor provide a significant

impact on the proposed development and program of the site. Efficient orientation of the site

will allow the users to utilize the existing environment in terms of solar and wind energy.

• Size/ Shape – The site configuration and area allow the maximum spaces given in the

layout which can be developed for the project. The site must be able to provide ample space

for the parking lots, parks, and other usable spaces without sacrificing required setbacks and

walkways for the development.

SITE SELECTION CRITERIA

PERCENTAGE SUMMARY

MAJOR CRITERIA (60%) PERCENTAGE

1. Availability of Basic Needs 20%

2. Zoning/ Land Use Plan 15%

3. Accessibility 15%

4. Physical Suitability 10%

MINOR CRITERIA (40%) PERCENTAGE

1. Presence of Utilities 20%

2. Orientation 10%

3. Size/ Shape 10%

The table shown above has a total of 100% suitable site result if all the requirements will be achieved. This

criterion must be followed for the proposed project development to be more effective moreover, to function

well on its existing community and environment.

SITE SELECTION

o SITE 1: Site near UP Town Center

o The first proposed site is in UP Town Center located along Katipunan Avenue, Quezon

City. UP Town Center is a mixed-use development project between University of the

Philippines Diliman and Ayala Land.It sits on land formerly occupied by the UP Integrated

School (UPIS). Strategically located, it offers different opportunities in rentals, commercial

and business activities because of the many benefits of the UP Town Center.The site is

near the UP Diliman, Ateneo and Miriam College Campuses. It is also accessible to

Katipunan LRT Station, and other public transportations. The site has a vibrant vibe

because it sits in a mixed use development. The users, primarily students will be able to

engage to different social activities while living near their respective campuses.

Map of Site near UP Town Center

o SITE 2: Site near Trinoma Mall

The second proposed site is located near the Trinoma Mall along Edsa, Quezon City. A

busy place with Trinoma, SM North, Eton Centris near the site offers a great place for

building a high rise office tower. Accessibility to commercial and business areas offers

great economic opportunities.

Map of site near Trinoma Mall

After discussing all the possible sites, the researcher came up with a tabulation of ratings with its

corresponding ranking system for the Site Selection Criteria. The table below will give the summary on

which site will be chosen for the proposed development.

Rating Guide:

5 - Highly Preferable/ Desirable

4 - Very Preferable/ Desirable

3 - Preferable/ Desirable

2 - Satisfactory/ Fair

1 - Poor

CRITERIA WEIGHT

Site 1

(Near U.P Town Center)

Site 2

(Near Trinoma Quezon City)

Ratings Points Ratings Points

Major Criteria 60%

1. Availability of Needs 20% 5 1 3 0.75

2. Zoning/ Land Use Plan 15% 4 0.6 3 0.45

3. Accessibility 15% 5 0.75 4 0.4

4. Physical Suitability 10% 4 0.4 4 0.4

Minor Criteria 40%

5. Presence of Utilities 20% 4 0.8 3 0.6

6. Orientation 10% 4 0.8 3 0.3

7. Size/ Shape 10% 3 0.3 3 0.3

TOTAL

c. FUNCTIONAL SITE SELECTION

4.1.1.2 SITE JUSTIFICATION

The proposed site is 3000 sq. m. in terms of total land area. It is owned by private company

named Ayala Land allotted for a high rise mixed used development.

The site has conformed to the major criteria for site selection of a mix used high rise such as:

Availability of utilities and basic services

Conformity with the Zoning Ordinance or Land Use Plan of the City/Municipality

Physical Suitability and Accessibility

Proximity to the economic opportunities

4.1.2 SITE DATA

4.1.2.1 MACRO SITE DATA

1.2.1.2 Climatological Condition

1.2.1.3 The climate in Quezon City is typical of Metro Manila’s, which has a distinct dry

season from December to April and wet season from May to November. The

normal annual rainfall total is 2,532.3 mm with the maximum mean monthly total

rains being experienced in August with 526.8 mm and the minimum in February

with 8.9 mm. The maximum number of 24-rainy days occurs in August while the

minimum of two-rainy days occurs in February. The annual total number of rainy

days is 153 while the average temperature is lowest at 20.4° C in January and

highest at 34.9°C in April

Precipitation Data

(Source: http://www.worldweatheronline.com/Quezon-City-15day-weather-chart/Quezon-City/PH.aspx)

Temperature Chart

Figure 1: Quezon City Temperature data tabulated showing high and low annually.

(Source: http://www.worldweatheronline.com/Quezon-City-15day-weather-chart/Quezon-

City/PH.aspx)Wind Speed

WIND SPEED

(Source: http://www.worldweatheronline.com/Quezon-City-15day-weather-chart/Quezon-City/PH.aspx

Pressure Chart

(Source: http://www.worldweatheronline.com/Quezon-City-15day-weather-chart/Quezon-City/PH.aspx)

1.2.1.2 Socio Economic Profile of Quezon City

1.2.1.3 Land Area

With an area of 16,112.58 hectares, Quezon City is

the largest city of Metropolitan Manila, which is an

urban agglomeration of 16 cities and 1 municipality

that constitute the political, economic, social, cultural

and educational center of the Philippines. Quezon

City is more than four times the size of Manila, nearly six times the expanse of

Makati, and more than 14 times bigger than Mandaluyong.

Population Size

Official census results of the National Statistics Office

(NSO) in 2007 show that the city has a population of

2,679,450, an increase of 505,619 persons or

23.26% over the 2000 population of 2,173,831. The

city’s population is the largest comprising nearly one-

fourth (23.19%) of Metro Manila’s population of

11,553,427. This is followed by the City of Manila

(1.65M) and Caloocan City with 1.38M. Quezon City contributes 3.03% of the 88.5M Philippine population.

The city also ranks third among the cities with the largest population in the country.

4.2.1.4.2. Geological Data

Quezon City is situated on the northeast portion of Metro Manila. It is bounded on the north by Caloocan

City and San Jose del Monte City in Bulacan Province, on the east by San Mateo and Marikina, on the

south by Pasig and Mandaluyong, San Juan and Manila, and on the west by Valenzuela, Caloocan and

Manila. Its northeastern and eastern boundaries are defined by the Novaliches Watershed and the Marikina

River. It is close to the region’s major activity centers like Binondo, Ayala, Monumento, Ortigas, the Ninoy

Aquino International Airport (NAIA), the North and South Harbor as well as the newly developed Fort

Bonifacio Global City. With an area of 16,112.58 hectares (based on 1995 GIS graphical plot), it is the

largest among the sixteen (16) cities and one (1) municipality in the region and is almost one-fourth the size

of Metro Manila.

4.2.1.4.3 Topography

Situated on the Guadalupe Plateau, the City’s topography is largely rolling with alternating ridges and

lowlands. The southern part of the City has a low grade terrain while the northern half is undulating that

culminates at the Novaliches Reservoir or La Mesa Dam where the water supply for most of the region is

impounded.

4.2.1.4.4 Slope

The city’s slope is generally

undulating to rolling. Most of

these parts are of Novaliches

Clay which is further categorize

as follows; The Urban Land

Complex (NvucC/D) with 5-15

percent slope covering an area of

7,598.62 hectares 47.16%. The

Novaliches Urban Land Complex (NvucB) with 2-5 percent slope and an area of 1,169.20 hectares or

7.26%. The Novaliches Clay (NvC1) with 5-8 percent slope, slightly eroded has an area of 1,758.52

hectares or 10.91% and the Novaliches Clay (NvD1) with 5-8 percent slope and an area of 242.41 hectares

or 1.50%. The San Luis Clay described as the undulating basaltic plateau with 2-5 percent slope, slightly

eroded covers an area of 1,486.98 hectares or 9.23%. The San Manuel Clay the minor alluvial plain is also

classified into two (2) namely; the San Manuel Clay Loam (SmA) with 2-5 percent slope covers an area of

136.22 hectares or .85% and San Manuel clay loam (SmAf1) with 0-2 percent slope, slightly flooded areas

covers an area of 108.34 hectares or .67%. The Burgos Clay, the alluvial fan terraces with 2-5percent slope

covers an area of 557.95 hectares or 3.46%. Other areas are identified as Escarpment and Built up Areas

covers an area of 619.88 hectares or 3.85% and 102.36 hectares or .63% respectively.

4.2.1.4.5 Flood Prone Map

(Source:http://www.worldweatheronline.com/Quezon-City-15day-weather-chart/Quezon-City/PH.aspx)

4.2.1.4.6 PHYSICAL PROFILE

Figure2: Topographical feature of Quezon City

(Source:http://www.worldweatheronline.com/Quezon-City-15day-weather-chart/Quezon-City/PH.aspx)

4.2.1.4.7 SOIL

A survey by the Bureau of Soils and Water Management (BSWM) showed that Quezon City has five (5) soil

types, namely; the Novaliches Loam Series, San Luis Clay, San Manuel Clay, Burgos Clay and

Escapment. The Novaliches Loam series is the predominant soil type commonly called “adobe” it is mainly

characterized as hard and compact. It covers an area of 13,100.86 hectares or 81.31%. The San Luis Clay

is a type of soil which is deep, well drained occurring on undulating plateau derived mainly from weathered

product of basalt and andesite. It covers an area of 1,486.98 hectares or 9.23%. The San Manuel Clay

Loam is type of soil which is also deep, well drained occurring on nearly to gently sloping (0-5% slope) river

terraces or leeves minor alluvial plain. This type of soil covers an area 244.55 hectares or 1.52%. The

Burgos Clay on the other hand which covers an area of 557.95 hectares or 3.46% are soils which are

moderately deep to deep, moderately well drained occurring nearly level to gently sloping or undulating (2-

5% slopes) on fan terraces developed from collu-alluvial deposits. The Built up Area (BU) are generally

mixed alluvial sediments for sand , silt, peaty and mucky materials overlain by filled up materials of mixed

volcanic and marine sediments suitable for urban development. This covers 102.36 hectares or .63%. The

Escarpment zone comprises mainly of rolling to steep side slopes and scarps along periphery of

Novaliches towards Muntinlupa or along Marikina fault, the soils are shallow to moderately deep with

scattered stones and boulders. This covers an area of 102.36 hectares or .63%

4.2.1.4.8 DRAINAGE

The City is drained thru four (4) principal river basins namely: the San Juan-San

Francisco River, Marikina River, Tullahan River and Meycauayan River. The San Juan River which

traverses the central and southern sections of the city, and the Marikina River which traverses along the

eastern boundary discharge to the Pasig River. The Tullahan River traversing the Novaliches area

discharges to Tenejeros River in Malabon. The creeks at the northwestern most portion drain to the

Meycauayan River. The ultimate drainage outfall of these river systems is the Manila Bay.

The San Juan-San Francisco River Basin covers the largest area of 80 sq. km.

extending from the city’s southern limits up to San Bartolome in Novaliches and from Quirino Highway

towards Marikina Valley ridge in the east, except for La Loma and Galas which slope down directly to the

Pasig River. Meanwhile, the Marikina River Basin, comprising 26 sq. km, is the outfall of marginal areas

east of Marikina Ridge from Don Jose Subdivision near Fairview down to Corinthian Gardens at Ortigas

Avenue. The Tullahan River basin with an approximate drainage area of 28.94 sq. km. serves most of the

Novaliches District from Batasan at the east towards Caloocan City at the west, including Fairview and

Lagro and across Novaliches proper up to DamongMaliit Road in NagkaisangNayon. The remaining areas

at the northwestern peripheries drain to Meycauayan River. The Novaliches Watershed with an area of

2,574 hectares serves exclusively the La Mesa Reservation Area.

4.1.2.2 MICRO SITE DATA

1.2.1.2 GENERAL DATA OF BARANGAY

1.2.1.2.1 TRANSPORTATION

The transportation system is predominantly land based of which the main

transport mode is road based.

1.2.1.2.2 WATER SUPPLY

MWCI – Water supply

1.2.1.2.3 HEALTH AND SOCIAL SERVICES

Quirino Memorial Medical Center located in Katipunan Road corner J.P.

Rizal Street, Project 4, Quezon City is the nearest medical center in the site

which is just a few minutes away.

1.2.1.2.4 RELIGION

The majority of the population is Roman Catholic, though the Iglesia ni Cristo

are also within the area.

1.2.1.2.5 TECHNICAL DESCRIPTIONS

Lot area: 41, 763.6 sq.m

1.2.1.2.6 LOCATION/VICINITY MAP

2.

4.2.1 SITE ANALYSIS

The site analyzation is based through the sites characteristics and its adjacent sites considering all the

factoras natural or manmade that affects the site, as well as the proposed structure. The environment

around the site could also take place in considering the traffic flow as well as the

pedestrians/passersby; this factor can be used in different aspects especially for promoting the

structure.

Sun and Wind Path Diagram

http://www.foreclosurephilippines.com/up-town-center-katipunan-quezon-city/

Site Contour Map

The site’s highest point of elevation is 7m followed by 5m, 3.3m, 1.5m. Most of the surfaces

are relatively flat which is necessary for the proposed development.

Slope Profile

Front Elevation

Rear Elevation

Right Elevation

Left Elevation

Vegetation Map

4.2.1 SWOT Analysis

The site is along Katipunan Avenue, a major road in Quezon City. It is located at a

new landmark owned by the University of the Philippines Diliman and Ayala Land. The site sits in a mixed

use development thus offering great opportunities for the proposed high rise structure. Proximity to

universities, government offices, institutional buildings, commercial centers and open spaces are the best

features of the site. It is also accessible because of the availability of all modes of road based

transportation.

Adjacent to

residential areas, the

site is prone to

pollution such as

noise and other

factors that can

affect the

environment within

the site

Located within a

landmark, the UP

Town Center, the site

can be easily seen,

advertised and

commercialized.

The property poses

great leasing

potentials due to its

proximity to a major

shopping center, UP

Town Center and

proximity to means

of transportation

Nearby

filtration

building

Competition

with nearby

condominiums

(SM Berkley

Residences)

Proximity to schools

provides the option to

rent out units to students

or professionals working

in the immediate area

(ADMU, UP, MIRIAM

COLLEGE)

Leading universities,

key businesses and

commercial center,

even institutional

buildings are all

within easy drive or

commute

Site is

accessed

through a

major

road

Transit oriented

development is possible

because all kinds of

transportation are

present- Light Rail

Transit(LRT), buses,

jeepneys taxi cabs, etc.

4.2.2 PANORAMIC VIEW