1

CHAPTER I - INTRODUCTION

effect (Alternative Shell Report, 2004). The MOU resulted

in a minimal scale down of the depot and the

I.

commemoration of the adjacent park that simultaneously

HISTORICAL BACKGROUND

serves as a buffer zone. In 2002, the Asian branch of Time

Magazine cited Philippine intelligence officials recognizing

History of Environmental Hazards

the Pandacan oil depot as a target for terrorism after an

Although the oil depot was established in 1914,

explosion on a public transit system was traced to a South

shortly after the Spanish-American War, a series of recent

East Asian-based terrorist group, Jemaah Islamiah. During

events have struck the adjacent communities and the

the first bucket brigade in the Philippines and throughout

greater

Metro

Asia in 2003, United Front to Oust Oil Depots (UFO-OD) in

Manila area with a sense of urgency to reclaim their right

collaboration with Global Community Monitor conducted

to a safe and healthy environment. In 2001, Mayor Lito

air testing with household materials, such as buckets,

Atienza passed Manila City Ordinance 8027, reclassifying

throughout the communities that border the fences of oil

the depot zone from industrial to commercial, mandating

depots. Professional lab results found alarming levels of

the removal of the depots. Rather than relocating,

benzene in the air. University of the Philippines College of

Chevron, Petron and Shell came into a Memorandum of

Medicine (UP) also reported abnormal levels of lead in

Understanding (MOU) with the City of Manila. The MOU,

urine samples and diagnosed the majority of patients

signed by Mayor Atienza and the three oil companies,

tested with median neuropathy or nerve damage. The UP

legally surpassed Ordinance 8027. The oil companies

health study also shows a lower rate of neuropathy as the

additionally filed petitions with Manila Regional Trial Court

distance from the oil depot increases. Since the bucket

seeking injunctions to suspend the ordinance from taking

brigade in 2003, catastrophic spills and explosions have

2

alarmed the Pandacan community. In 2005, an estimated

stating that "the scaling down of the Pandacan oil depot

40,000 liters of diesel fuel overflowed from a Chevron-

terminals was the most viable and practicable option."

operated pipeline leading from Batangas to Pandacan. In

Mayor Atienza approved City Ordinance No. 8119 or the

2006, a single-hull vessel contracted by Petron Oil

Manila Comprehensive Land Use Plan and Zoning

Company, carrying 528,000 gallons of industrial bunker oil

ordinance of 2006 that reclassified the oil depot area into

sunk off of the west coast of Guimaras. The spill continues

a High Density Residential/Mixed Use Zone in 2006. In

to spread, contaminating hundreds of kilometers of

2007, The Supreme Court (SC), deciding on the petition

coastline with sticky oil in Guimaras, Iloilo and Negros

for mandamus filed by the Social Justice Society against

Occidental. 1

Mayor Atienza in December 2002, ruled that Atienza

should immediately enforce Ordinance No. 8027. The

Relocation Debacle
In 2001, the 3 oil companies and the Department of
Energy (DOE) entered into a memorandum of agreement
(MOA) providing for a formulation of a "master plan" for the
relocation of the Pandacan oil terminals. Then Manila
Mayor Lito Atienza approved City Ordinance No. 8027,
reclassifying the land use of the Pandacan oil depot area
from Industrial II to Commercial I. In 2002, with the 6month deadline looming, the city of Manila and the DOE
entered into a memorandum of understanding (MOU),

objective of the ordinance is to protect the residents of

Manila from the catastrophic devastation that will surely
occur in case of a terrorist attack on the Pandacan
Terminals. Later in 2008, The SC ruled that Ordinance No.
8027 was valid and constitutional, and there were no
impediments to enforce it. The court also said that
Ordinance No. 8119 did not repeal the first ordinance.
Mayor Alfredo Lim approved City Ordinance No. 8187,
which was filed months before the final SC decision. It
amended Ordinance No. 8119 and reclassified the
Pandacan oil depot into a heavy industrial zone, therefore

Activists Confront Oil Companies. www.resistinc.org. Accessed August 05,

2014

allowing the stay of the 3 oil companies there in 2009.

Petron, Shell and Caltex (now Chevron), and supplies the

Three years after, in 2012, the city council enacted City

fuel needs of Metro Manila and nearby provinces. Over the

Ordinance No. 8283, amending Ordinance No. 8187, and

years, the risk of road accidents, product spills, and threats

reverted

high-density

to security and health for the tankers and public have

commercial/mixed use zone classification. It also gave the

increased. Concerned people in the area have been

oil companies until January 2016 to relocate their

complaining about the intense and alarming odor emitted

Pandacan terminals. After a few months, Lim vetoed

by the giant oil depots that lie on the banks of Pasig River.

Ordinance No. 8283. The city council reversed Lim's veto,

Several incidents related to the oil depot have proven that

but the mayor vetoed it again in October, saying that the

the oil storage facilities adversely affect the environment

Pandacan oil depot played a critical role in the supply of

and pose a danger to the health and lives of Manila

petroleum products not only in Metro Manila but the entire

residents.

the

area

back

to

its

country as well. Finally, this April 2014, Mayor Estrada

chose to enforce Ordinance No. 8283, and reiterated the
Jan 31, 2016 deadline to the oil companies to relocate
from the Pandacan oil depot.2

In February 1997, two Shell oil tankers exploded

inside their premises of the oil depot complex. In 1999, a
pipeline leak was the source of fires in Muntinlupa City
with one fatality. In January 2008, a tanker burst into

A.

Background of the Problem

flames at the foot of the Nagtahan fly-over, killing one and

wounding another. Not too long ago, in July 2010, the

Pandacan Oil Depot is a 33-hectare industrial zone

which houses the so-called Big Three Oil Companies

FPIC underground pipeline leak caused panic and anxiety

among residents as water mixed with oil in the basement
of the West Tower Condominium in Barangay Bangkal,

TIMELINE: Pandacan oil depot relocation debacle. www.rappler.com.

Accessed August 05,2014

Makati.3

Several city ordinances are approved reclassifying

the area from industrial to commercial to mixed use zone.
Studies from the University of the Philippines

Manila found out that exposure to refined petroleum

products causes neurophysical effects amongst the
residents near the Pandacan Oil Depot. The number of
cases of neurophysical disorders in the area has been

Despite all of this, the oil storage facilities still did not
conform to the land use of the area. The inconformity to
the zoning and land use plan of the oil depot results to
numerous environmental hazards that pose threat to the
lives and health of the people and the community.

progressively increasing. In the same year, a health survey

proved that the air in and surrounding the oil depot contain

The local residents in the vicinity of the oil storage

high levels of Benzene. Benzene is known to increase the

facilities are very much dependent in the depot as most of

risk of cancer and wreaks havoc on the nervous,

the inhabitants are working there. The oil depot provides

respiratory, and immune systems.

many programs and benefits for the people. As the

relocation pursue, many people will be unemployed. The

The concern about the threat to human lives arose

due to the 9/11 terrorist attack on the World Trade Center
in New York.

The very close proximity of Malacaang in

welfare of the residents especially those who are

employed in the depot is one of the concerns that needs to
be addressed.

the depot invites possibility of terrorist attacks for the great

destruction it can cause.

B.

Background of the Study

On April 03, 2014 Manila Mayor Joseph Estrada

A CENTURY-OLD CHALLENGE. The oil depots in Pandacan.

Interkasyon.com. Accessed August 05, 2014
4 Planning Workshop for the Dismantling of the Oil Depot in Pandacan:
Enforcing Ordinance No. 8283. Summary of Workshop Output by NGO
Program Secretariat

gave the oil companies in the Pandacan oil depot until Jan
31, 2016 to shut down their oil storage facilities and
5

relocate to another area.5 Once the Big 3 oil companies

The redevelopment process includes revitalization

leave it in 2016, the 33-hectare area will be nothing but

of the area. Developers integrate cleanup and construction

brownfield. Expansion, redevelopment, or reuse of the oil

activities. Detailed plans are prepared for streamlining the

depot

of

process and ensuring all issues are resolved so that the

contamination. The owners of the oil storage facilities will

redevelopment process runs smoothly. Progressively,

have trouble selling the vacant sites, as potential liability

transformation of the area will be expected once

for cleanup costs and environmental contamination is

commercial and residential buildings rise on it as the

something to worry about. As a result, the site will end up

expected outcome of this study.

may

be

complicated

by

the

presence

being abandoned, decreasing the tax base of the area and

becoming the source of diseases in the community.

C.

Background of the Project

As the relocation of the 3 big oil companies pursue

The redevelopment of brownfields can provide

many benefits to the public, including an increased tax
base, the creation of new jobs, the utilization of existing
infrastructure, and the removal of blight.6 The potential for
harm, both to human beings and to the wider environment,
will have to be considered, especially if any contamination
is

to

be

left

on

the

site.

Through

Brownfield

Redevelopment, public health and environmental hazards

posed by the site will be reduced.
5

TIMELINE: A Pandacan Oil Depot Relocation debacle. www.rappler.com.

Accessed August 05, 2014
6 Brownfield Redevelopment. www.umich.edu. Accessed August 05, 2014

in 2016, many land developers will be eager in proposing

different projects for the transformation of Pandacan Oil
Depot. Thus, as the proponents of this study, a part of the
33-hectare area is to be developed into a Business Park
once the redevelopment of the brownfield land is deemed
to be successful. The objective of this project is
construction and rehabilitation of a part of the 33-hectare
area of Pandacan Oil Depot and to develop structures and
communities that have a combination of residential,
business and retail uses in the area.
6

Unfortunately, the uncertainty of rehabilitation costs

the community if left unresolved. Through brownfield

for contaminated sites intimidate potential developers and

redevelopment, a vast array of vacant, abandoned, and

investors,

and

underutilized property that, if properly managed for

redevelopment of the site. Several companies in the

environmental health and safety issues, can be very

Philippines offer brownfield management solutions to

desirable for redevelopment.7 One of the main issues

rejuvenate and reuse abandoned sites.

involving brownfield redevelopment is the concern over

hence

prolonging

the

cleanup

Once the cleanup and redevelopment process

progresses, the construction of the Business Park in the
area proceeds. The oil depot has an additional advantage

legal liability. The uncertainty of rehabilitation costs for

contaminated sites can frighten away many potential
developers and investors.8

residing beside the Pasig River. Commercial structures will

This study aims to create an architectural solution

benefit from this advantage having land and water

that will maximize the potentials of brownfields and at the

approaches which will encourage the transformation of the

same time introduce a new trend on sustainability which

area. This project will promote urban renewal which is

will give way to a development that will provide

what Manila needs nowadays and will open new

opportunities in enriching Pandacan and employment for

opportunities to the residents of Pandacan as they enjoy

the residents. Specifically, the proponents target to answer

the ease of proximity to so many options.

the following questions:

1. How can brownfield redevelopment and reuse help

II.

STATEMENT OF THE PROBLEM

Pandacan Oil Depot in eliminating the threat in the

Brownfield lands are contaminated lands that are

left abandoned and undeveloped, which pose a threat to

Michigan Brownfield Redevelopment Innovation: Two Decades of Success

(2010) p.1
8 Brownfield Redevelopment. www.umich.edu. Accessed August 05, 2014

health and lives of the people caused by the

and Natural Resources). Samples were collected from the

brownfield land?

surface soil, subsurface soil and groundwater of the site

2. Can Brownfield Redevelopment be helpful for these

communities?

and found that the content of water and soils includes

mineral oil, some chemical compounds; traces of metals:

3. What can the proposed Business Park offer to

encourage revitalization of the area?

barium and vanadium (possibly from the soil originally

used for reclaiming the site) and traces of pesticides

4. How can the proposed Business Park address the

including Organochlorines (Drins). These were the

existing problems of the local residents as the

hazards identified. These hazardous elements are threat

relocation of the oil storage facilities pursue?

in environment and human health.

When the oil storage facilities relocate, the site will

III.

SIGNIFICANCE OF THE STUDY

be a brownfield land. When abandoned brownfield lands

The residual levels are acceptable for an industrial

are left neglected, contaminants may migrate off-site,

site. However, standards for a mixed-used development

creating hazards on the nearby community. Therefore, in

are more stringent. The change of use triggered the

order for the site to be safe and at the same time be useful

intensified testing programs and research of the soil

for human habitation, a brownfield redevelopment will be

condition of Pandacan Oil depot.9

established.
Risk

Brownfield redevelopment seeks to environmentally

Assessment) of soil and water content of Pandacan oil

assess existing brownfield properties, prevent further

depot were conducted by DENR (Department Environment

contamination, safely cleanup polluted properties, and

Last

October

9,

2004

HRA

(Health

design plans for reuse. It promotes a sustainable

8
9

Pandacan Scale Down Project. p. 22

development for the proposed Business Park. By this

use can be made of existing municipal infrastructure

process, the site helps to improve the quality of the

and services such as transit

environment in the community and removes real and

perceived threats to health and safety.

resulting tax base, leading to increased revenue for

governments

Communities may experience many environmental,

social

and

economic

benefits

from

brownfield

redevelopment that:

Increases property assessment values and the

Reduces urban sprawl

Preserves greenfield land, which may be productive

farmland or environmentally significant land.10

Removes actual and potential sources of land,

water and air contamination

opportunities especially to those who will be greatly

growth through urban intensification

Removes or renovates abandoned and derelict

buildings, decreasing the risk of injury, vandalism
and arson

The proposed Business Park will provide many job

Recovers desirable locations, allowing for smarter

Preserves

historical

landmarks

and

heritage

architecture

Beautifies urban landscapes

Revives older urban communities and surrounding

affected by the relocation of the oil storage facilities. This

will be a waterfront development that offers various
activities and lifestyle choices, along with a majestic view
through the buildings oriented towards the Pasig River.
The local residents will be rest assured that their health
and security will no longer be in danger and a sustainable
and lively community will be developed.

areas

Locates new development in areas where better

10

Brownfield Redevelopment: What You Should Know. cielap.org. Accessed

August 05, 2014

IV.

GOALS AND OBJECTIVE OF THE STUDY

problems of the site and the local residents

The main goal of this proposal is to provide a

Justifying the proposed Business Park as the

subject of revitalization for the community of

solution that will transform the oil storage facilities into a

Pandacan.

development which will benefit the residents of Manila

particularly those in Pandacan, and at the same time will
generate income, through brownfield redevelopment.
While the objectives include:

This study is directed by the rules and regulations

Promoting brownfield redevelopment solution in

set by the PD 1096 also known as The National

reusing and revitalization of contaminated lands

Building Code of the Philippines , other laws

which supports sustainability

concerning and governing the proposal, also, by the

Informing

developers

on

the

benefits

of

parameters

given

by

the

local

government

redeveloping brownfields instead of greenfield.

standards and with the guidance of the local

Introducing a new trend in addressing the problem

government of the City of Manila.

For the present owners, this study is not intended to

redevelopment

forcedly relocate the existing structure or to give a

Developing and taking advantage of the potentials

bad impression to the function of the depot; it is only

of the site.

to empower and provide a solution to the problem

Educating people around the vicinity on what are

and not to impose the damages inflicted by the oil

the benefits of brownfield redevelopment that can

depot both to the residents and the environment.

help the environment and their way of living.

SCOPE AND LIMITATIONS OF THE STUDY

regarding environmental remediation that support

V.

Developing a Business Park that will address the

The study will focus on the process of brownfield

10

redevelopment and to the Business park which will

Circulation,

Site

Selection,

Inventory

be developed in the Shell perimeter of the chosen

Assessment, Land Use & Zoning)

&

lot and not the entire property of the Pandacan oil

o Design Synthesis (Architectural Design

depot.

This study excludes the fields of structural, sanitary,

mechanical, electrical, and electronics engineering.

This study is limited to the information, statistics and

literature obtained by the researchers up to their

The proposal is an income-generating development,

so the proposal will be concerned on the profit and
therefore

the

research

on

revenue

will

be

significant, as the return of venture for profitable

corresponding stretch.

Concept & Philosophy, Working Drawings)

facilities or structure are parts of the study. The

This study would deal with the following:

return of investment of the development will be

o

Design

feasibility

(Background,

observed and defended.

Significance & Related literature, Statement

of the Design Problem)
o Research (Deeper study on Brownfield
Redevelopment and the local availability of
the treatment needed)
o

Architectural

Analysis

(Space

Requirements, User and Vehicular Traffic

Circulation,

Design

Standards

and
11

VI.

CONCEPTUAL FRAMEWORK

12

VII.

DEFINITION OF TERMS

Brownfield redevelopment - cleaning up of sites that

help improve the quality of the environment in the

Benzene - found in the air from emissions from burning

community and removes real and perceived threats to

coal and oil, gasoline service stations, and motor vehicle

health and safety.

exhaust.
Community - a group of people who live in the same area
Blight - something that spoils or damages something, a
disease that affects plants, or a general state of neglect

Department of Environment and Natural Resources

and disrepair in an urban area.

(DENR) - the executive department of the Philippine

government responsible for governing and supervising the

Business Park - an area specially designated and

exploration, development, utilization, and conservation of

landscaped to accommodate business offices. All of the

the country's natural resources.

work that goes on here is commercial and can be

residential

Drins also called Organochlorine. Insecticides that are

among the oldest, most toxic, and most environmentally

Brownfield - According to the Small Business Liability

destructive synthetic pesticides. These chemicals were

Relief and Brownfields Revitalization Act of 2001, a

used extensively in agriculture, forestry, and in home pest.

brownfield is defined as a real property, the expansion,

They target the central nervous system, and many of them

redevelopment, or reuse of which may be complicated by

are suspected to cause cancer.

the presence or potential presence of a hazardous

substance, pollutant, or contaminant.

Greenfield - used in construction and development to

13

reference land that has never been used (e.g. green or

Ordinance No. 8283 - reclassifies the Pandacan oil depot

new), where there was no need to demolish or rebuild any

area from industrial to commercial, which will force the oil

existing structures.

companies to transfer their storage facilities.

Health Risk Assessment (HRA) - health questionnaire,

Petroleum - a kind of oil that comes from below the

used to provide individuals with an evaluation of their

ground and that is the source of gasoline and other

health risks and quality of life.

products

Mixed Use Development - development that blends

Revitalization - the process of making something grow,

residential, commercial, cultural, institutional, and where

develop, or become successful again.

appropriate, industrial uses.

Sustainability - to ensure that actions and decisions today

Neurophysical disorder - cerebral dysfunction from any

physical cause manifested by changes in mood, behavior,
perception,

memory,

cognition,

or

judgment

and/or

psychophysiology.

Oil Spill - an accidental release of oil into a body of water,

do not inhibit the opportunities of future generations. The

main

idea

of

sustainability

is

to

concentrate

on

environmental conditions to achieve a designed product

with maximum internal attributes of environment so that it
can

minimize

the

undesirable

aspects

of

these

constructions.

as from a tanker, offshore drilling rig, or underwater

Urban Sprawl - the unplanned, uncontrolled spreading of

pipeline, often presenting a hazard to marine life and the

urban development into areas adjoining the edge of a city.

environment.
14

15

16

CHAPTER II - REVIEW OF RELATED LITERATURE,

STUDIES AND STRUCTURES

consequence of the Second World War but revived soon

after.
The proponents found out in this article that

I.

LITERATURE

A.

Local

Pandacan Oil Depot is a 33-hectare compound that

houses the storage facilities and distribution terminals of
the so-called Big 3: Chevron, Petron, and Shell. The

A CENTURY-OLD CHALLENGE | The oil depots in

guarded and fenced facility is in the city of Manila, in close

Pandacan

proximity to densely populated areas Pandacan, Paco,

By: Mari-An C. Santos, InterAksyon.com

Sta. Mesa, and Sta. Ana. Along the same riverbank, less

This article introduces Pandacan as a neighborhood

than two kilometers away, lies the seat of the nations

rich in history. According to this article, the genesis of

power, Malacaang Palace. The First Philippine Industrial

Pandacan can be traced back to the year 1574. It was a

Corporation (FPIC) is in charge of the underground

home to one of the heroic Gomburza, Father Jacinto

pipeline system that runs from the oil refineries in

Zamora. Other prominent Pandacan residents include the

Batangas to the Pandacan oil depot

father of Philippine Opera Ladislao Bonus, pioneering

Filipina doctor Paz Mendoza Guazon, revolutionary leader
Apolinario Mabini, and sports celebrity Jacinto Ciria-Cruz.
What used to be a farming community became partly
industrial

during

the

American

occupation.

Shell

established facilities in 1914, Caltex (now Chevron) in

1917, and Petron in 1922. The area was destroyed as a

This article explains the Ordinances approved

regarding the classification of Pandacan in terms of land
use. These are dependent on the administration governing
the City of Manila. Examples are Ordinance No. 8027 that
re-classified Pandacan from an industrial to commercial
area in 2001. In 2009, the area was re-classified as a
17

heavy indusrial zone under Ordinance No. 8187. In late

Whats a brownfield?

2012, Ordinance No. 8283 re-classified the area as a high-

Philippine Daily Inquirer

intensity commercial zone, thus giving the oil depot until

By Amado de Jesus

2016 to relocate.
Moreover, this article is indeed helpful for the
researchers as an overview of the history and problems
about Pandacan Oil Depot which will be the site for the

This editorial explains the importance of brownfields

in choosing a site for a building project and expounds the
challenges, planning process and remediation techniques
in brownfields.

proposed development. It has been very vocal about the

According to this article, reusing and rehabilitating

needs to remove and rehabilitate the area. Plans for the

damaged land instead of developing virgin land is a

area include not only removing hazardous facilities but

sustainable practice. It reduces pressure on undeveloped

also utilization of the area that will be vacated. Jobs will

land resource. In almost all countries there are many

surely increase when the large complex is opened up to

cases of prime development areas like riverfront sites,

businesses as well as sports complex, cultural venues,

industrial waste sites, abandoned warehouses and others

entertainment centers, parks, hospital, schools, and low-

with access to public transportation and inner-city core

cost housing. Not to mention, the unquantifiable benefits of

activity. These sites could be redeveloped into mixed

a cleaner environment

housing and commercial projects, or community gardens

and orchards, and many other land uses.
Moreover, the planning process includes visual
inspection of the current use of the land and a study of its
past use through documents and interviews. If the findings
18

show signs of possible toxic materials in the land like lead,

remaining soil is covered with several feet of clean fill.

arsenic or asbestos, the process becomes more intensive.

Sampling of the soil, soil gas, ground water, surface water
or sediment is made to determine the type and quantity of
contaminants. A work plan is then made on how the site
will be cleaned up for the intended use. Once the work
plan is approved, the developer may avail of tax credits,

To sum it up, brownfield redevelopment is very

much a part of the effort to reduce our ecological footprint,
which is the impact of human activity on the land and its
finite

resources.

The

most

important

consideration

however is public safety and health.

loans or grants. The cleanup of a particular site can be

monitored at the local level. New owners of brownfields
may not be liable for contaminants created in the past, but
they have to comply with certain requirements prescribed

REPUBLIC ACT No. 9593 otherwise known as

Tourism Act of 2009 and Its Implementing Rules and
Regulations

by law.
This particular section contributes on to how the
Furthermore, there are several ways to apply
remediation techniques in a contaminated brownfield
depending on the type and location of the contaminant.
Remediation techniques include removal of contaminants

proponents will consider the existing brownfields in the oil

depot to develop Tourism Enterprise Zones (TEZs) for the
purpose of developing the Philippine Tourism industry as
engine of socioeconomic growth.

from the site; others are treated on site, while others are
contained on site so as not to spread. In the case of
diesel-contaminated soil, some of the shallow soil is
excavated and aerated so that volatile hydrocarbons will
be released before the soil is removed from the site. The

This document includes pertinent information for

this study such as the following:
Tourism Enterprise zones (TEZs) are classified as
19

1. Greenfield Tourism Zones which are areas

extendible ITH if it undertakes extensive

with new or pioneer development, or

expansion or upgrade of facilities.

2. Brownfield Tourism Zones which are areas

Net operating losses for any taxable year

with existing infrastructures or development as

immediately preceding the current taxable

determined by the TIEZA (Tourism Infrastructure

year which had not been previously offset as

and Enterprise Zone Authority)

deduction from gross income, may be carried

over as deduction from gross income for the

Registered TEZ operators and enterprises are entitled to

next six (6) consecutive years immediately

the following fiscal and non-fiscal incentives.

following the year of the loss.

1. Income Tax Holiday (ITH)

New enterprises in Greenfield and Brownfield

Tourism Zones shall be entitled to six (6)

Foreign

years ITH from start of business operations,

Brownfields: A Comprehensive Guide to Redeveloping

which may be extended up to a maximum of

Contaminated Property, Third Edition

six (6)

by Todd S. Davis, Scott A. Sherman

years if the enterprise undertakes substantial

expansion or upgrade prior to the expiration
of its first six(6) years

B.

An existing enterprise in a Brownfield Zone

may avail of a maximum of six (6) years non-

This book provides a step-by-step, solution-oriented

look at the environmental and economic challenges of
redeveloping contaminated property. Beginning with a
thorough explanation that puts brownfields redevelopment
into a current context, this guide then focuses on the most
important legal, business, financial and political issues

20

associated with redeveloping contaminated real estate.

Brownfields provides an exceptional insights and

done

involved in risk-based science used to cost-

strategic advice from experts in various disciplines. It also

includes discussions about the basic science for dealing
with contaminated property effectively and it offers detailed

Understand basic science and emerging concepts

effectively address contaminated property

Gain insight into key issues from experts on

managing environmental liabilities

and current information about the important elements of

each state's voluntary cleanup program.
This book provides the detailed background necessary
to make informed decisions and offers practical advice for
implementing effective strategies for change. It helps the

Commercial and Mixed-Use Development: Code

Handbook
July 1, 2009 Oregon Transportation and Growth Management
Program

proponents:
This

code

handbook

provides

guidance

for

Find new funding sources to finance the brownfield

encouraging commercial and mixed-use development that

redevelopment

follows Smart Development principles through public policy

Interpret federal and state laws governing liability

and land use ordinances.

for the cleanup of brownfield sites

Evaluate

current

State

Voluntary

Programs, including financial and tax incentives,

eligible or excluded properties, cleanup standards,
and liability protections

According

Cleanup

Develop a strategy for getting the brownfields deal

development

is

to

this

handbook,

constantly

reinventing

commercial
itself.

After

relocating in strip-malls, commercial development is now

returning to Americas downtowns and main streets. These
areas

are

experiencing

renaissance,

as

people
21

seek more intimate and pedestrian-friendly shopping

experiences. Suburban commercial centers and corridors,
too,

are

being

brownfields

transformed.

into

urban

Cities

villages

are

with

converting

housing, retail,

make the most of our infrastructure investments.

Mixed Use. Mixed-use development brings compatible
land uses closer together.

entertainment, and civic uses, and e-commerce is

Transportation Options. Options should include walking,

spawning small businesses in old warehouses and along

bicycling, and public transit, where it is available or may be

main streets. All of these innovations pose opportunities

provided in the future.

and challenges for managing growth in our communities.

This

Handbook

smart commercial
through public
The guidance

policy
is

is

and
and
based

guide

to

mixed-use
land
on

use
the

Detailed,

HumanScaled

attractive

development

appropriate to community character and history.

following

Smart Development principles.

that

Smart

encouraging

ordinances.

design

Design.

design

is pedestrianfriendly

is
and

These principles are smart ways of building a

community, providing numerous benefits to all citizens.
They represent the wise use of resources (both financial

Efficient Use of Land Resources. Efficiency means urban

and natural resources), sound management of public

development is compact and uses only as much land as is

facilities, and the building of community. The principles are

necessary.

both financially successful and publicly responsible.

Full Utilization of Urban Services. Use existing service

This Handbook benefits the proponents because it

capacity where available. Size new facilities to meet

provides strategies, best practices, and model ordinances

planned needs. This principle recognizes that we must

for implementing Smart Development in commercial and

mixed use areas. Specifically, the Oregon Highway Plan

22

(OHP) and the OHPs Land Use and Transportation Policy

depressing was the incidence of fire; this was due to their

are referenced.

past experiences of residential fires. Attitudes towards

health

II.

STUDIES

A.

Local

and

safety

practices

were

divided

among

respondents. On the other hand, data on behavior

generally implied that residents adhere to these health and
safety practices. Findings revealed that respondents were

PANDACAN RESIDENTS PERCEPTION, ATTITUDE

knowledgeable on health and safety risks pertinent in their

AND BEHAVIOR TOWARDS HEALTH AND SAFETY

area; the information they get from various sources, with

RISKS

the local government unit (barangay) as the most cited and

Unpublished Thesis, University of the Philippines College of Mass

credible source. Risk perception was associated with

Communication

proximity to the location oil depots while familiarity did not

have a significant link with perception.

This

study,

perceptions,

which

attitudes

sought

and

to

behaviors

determine
of

the

Pandacan

residents toward health and safety risks, conducted a

survey and focus group discussions among Pandacan
residents. Attitudes were measured by the level of
agreement towards various health and safety practices
while behavior was measured by the adherence to these
practices.
considered

The
as

risk

which

alarming,

the

residents

dreadful,

generally

shocking

and

The presence of oil depots posed certain risks on

the residents particularly on health and safety. This study
determined several health risks such as respiratory
ailments, skin ailments, blood-related disorders, immune
and nervous system-related illness, cancer as well as
vomiting and headaches. Security threats such as terrorist
attacks, toxic chemicals and incidence of fire that may be
linked with the presence of oil depots were also given.
23

This thesis study is beneficial to the proponents

at least one of the land uses being regional in

because it has proven that Pandacan Oil Depot has been

posing a threat to the health, safety and security of the

nature

people since then. The said study verified that as for the
topic on safety and security, local residents indeed

The clustering of residential land uses providing

public and common open space

Increased administrative discretion to a local

recognized that there were risks tied with the presence of

professional planning staff while setting aside

oil depot particularly the possibility of explosions, fires and

present land use regulations and rigid plat approval

terrorist attacks.

processes

ADAPTIVE REUSE OF PANDACAN OIL DEPOT

by Michael T. Querido

The enhancement of the bargaining process

between

the

municipalities

developer
which

in

turn

and

government

strengthens

the

municipality's site plan review and control over

This study elaborates Planned Unit Development

development for potentially increased profits due to

(PUD) where everything is on one cluster as the most

land efficiency, multiple land uses, and increased

appropriate solution in transforming Pandacan Oil Depot

residential densities.

when the companies vacate the site.

This study will be useful for the proponents because
In this study, the researcher enumerates what

designating PUDs or offering them as a development

Planned Unit Development (PUD) controls and promotes.

option are good techniques to motivate redevelopment of

These are the following:

brownfields or vacant properties in urban centers. PUDs

A mixture of both land uses and dwelling types with

are generally directed at market rate developments, but

subsidized projects can locate in PUDs as well. Because

24

of the special nature of PUDs, and their potential to create

analyzing two successful Baltimore projects, the research

housing forms that differ from neighboring properties, cities

shows how the reuse of brownfields had a positive ripple-

often stipulate affordable housing as a PUD component

effect

through development agreements or in exchange for

investment and revitalization.

density bonuses. This can be particularly helpful for

growing, expensive housing markets and for ensuring that
affordable housing is developed as a part of new dense
and diverse development.
B.

that

helped

precipitate

neighborhood-level

This study examines two relatively early brownfields

remediation projects: a former Montgomery Wards retail
and distribution facility and a former Proctor and Gamble
soap manufacturing plant, both in Baltimore, Maryland.

Foreign

Much of the foundation for this study is based on the need

to further analyze the positive changes that take place

The Role of Brownfields Redevelopment in the

after the development project.

Rejuvenation of an Older Industrial City: A Case Study

of Two Successful Brownfields Reuse Projects in

In summary, this thesis demonstrates that the

Baltimore, Maryland

transformations of Montgomery Park and Tide Point were

Bachelors of Arts, University of Montana, Missoula, Montana, 1993

not chance occurrences. It took aggressive public policy to

by Gregory William Lewis

overcome the stigma associated with industrial properties

state

and today the sites fill the wants and needs of thousands

brownfields policies and reviews contemporary brownfields

of Marylanders. Not only have the sites become urban

literature and through a case study approach, it explains

workplaces, the redevelopment projects are saving

how state and federal policies created a climate conducive

valuable undeveloped lands and restoring prosperity to

to brownfields redevelopment in Baltimore, Maryland. By

Baltimore.

This

thesis

investigates

federal

and

25

Around Montgomery Park and Tide Point the blight

brownfield reclamation. From the late 19th century to the

and abandonment are gone and the neighborhoods are

early 20th century, the core of major cities in the United

being transformed and rejuvenated; these are two

States witnessed a tremendous growth in population size

examples of great restoration efforts in an aging industrial

and industrial infrastructure. After the Great Depression

city.

and
This thesis is beneficial to the proponents because

it explains insight on how best to utilize brownfields

redevelopment

to

curb

land-consumption.

suburbanization,

many

industrial

sites

were

abandoned and left to become undesirable locations.

Today these forgotten brownfield sites are a

better

handicap to the environment because they have been

understanding of how and why state and federal policies

ignored. Most of them are too hazardous to allow human

exist and highlighting significant economic benefits will

contact within certain vicinity. As the structures that once

help push reuse projects to the forefront of the countrys

housed workers and manufacturing products crumble to

need to address steady population growth and associated

the ground, more chemicals and pollutants seep into the

land development needs.

soil and local bodies of water. The quality and state of the
environment

degrades

in

the

process.

This

has

devastating effects on the health of local citizens,

SOCIO-ECONOMIC REVITALIZATION THROUGH
BROWNFIELD RECLAMATION

The design proposal offered in this text showcases

by Corrin James Breeding

many ways that the Phillips Metals and G-36 site can be

The purpose of this thesis is to investigate if socioeconomic

revitalization

ecosystems and neighborhoods if not rectified.

can

be

achieved

through

utilized for the socio-economic benefit of both the local

neighborhoods and entire city. First and foremost, a clean
26

and safer environment is created. Even if all that was done

could come into fruition. Children can even get involved to

to the site was eliminating the debris and contaminant

witness natural processes in their environment therefore

sources, it would still provide improvements to the area.

better connecting them to the natural world.

The soil would be more stable to sustain plant life and the
water that flows in 2nd Creek would become suitable to
support wildlife.

Placing new infrastructure (buildings, roads, etc.) on

a site usually requires manual labor. An intense amount of
effort would go into the construction and maintenance of

In this project bioremediation serves a dual

the proposed site which would generate several jobs in the

purpose. Since land farming is a form of bioremediation it

process. A task of this proportion would require skilled

can become a teaching tool to educate people in the

professionals such as landscape architects, engineers,

neighboring communities and throughout the city on

architects, chemists, horticulturalists, etc. to achieve the

farming techniques. Even though it is unlikely that this

goal of redeveloping on these brownfields. Once the

notion would motivate individuals to conduct farming on a

infrastructure is operating a new wave of economic

grand scale, it could inspire people to start small home

opportunities is presented

gardens or even community gardens. If these communities

were given further guidance on how to grow and maintain
crops it could promote scenarios where people could make
financial gains by selling their produce. These ideas could
potentially stimulate the community socially since it would
take a collective effort (communication amongst the
members) to take care of the gardens. A step further and
the idea of creating jobs and/or incentives for the citizens

In the proposed design, the implementation of

mixed-use buildings is a key component. This will create a
unique setting where affordable housing and commercial
units fuse into one festive market space that offers many
experiences. The affordable housing would allow residents
to save money while the owners of the businesses make
economic gains. The city would benefit from tax money
27

newly redeveloped land would generate. The current state

III.

of the property is actually costing the city environmentally

A.
Local
Rockwell Centre

and economically since it is not being used or maintained.

STRUCTURES

The final product provided by this thesis document

benefits the proponents because it presents viable
solutions to environmental, social and economic concerns.
With large amounts of brownfield land available to reclaim
it would benefit the city to not only expand the business
district areas but provide its citizens with a unique

Rockwell Centre in Makati which is also located

experience in the process. Taking into account the people

along the Pasig River banks is an old 15.5 hectare

living in disadvantaged neighborhoods, there are ways to

thermal power plant operated by Lopez owned Manila

involve them in the process. Their environment could

Electric Railroad and Light Company. Rockwell Center

potentially become a tool used to deliver them from all of

began its construction in 1998. The design of the centre

the harsh conditions.

was

carried

out

by

international

architectural

firm

Skidmore, Owings, Merril under the direction of former

design partner Larry Oltmanns.
Known to many as a 'city within a city', Rockwell
Center was envisioned as a mixed-use development to
fulfill the needs of a growing community of residents,
tenants and professionals who put their confidence in the
28

Rockwell brand of luxury and lifestyle. It was once a

brownfield left by its past use as a thermal power plant.
Through redevelopment of brownfield, the lands of
Meralcos former thermal plant site transformed into a
high-end living environment, now the Rockwell Center.
The Rockwell Center has been successfully developed
into a self-contained, mixed-use community consisting of
seven high-rise upscale residential towers, two office
buildings, a lifestyle shopping mall, a city club, and a

The RA 7227, otherwise known as the Bases

leading business graduate school.

Conversion & Development Act of 1992 gave birth to

Bonifacio Global City (BGC)

Bonifacio Global City. A total of 440 hectares of raw land

served as military base was converted into alternative

Bonifacio Global City was once called Fort McKinley when

productive use.

the United States government first acquired in 1902.

In 2003, Ayala Land, Inc. and Evergreen Holdings,
Three years after the Philippines gained independence
from the United States, Fort McKinley was turned over to
the Philippine government. In 1957, it was renamed Fort
Bonifacio after Andres Bonifacio the father of Philippine
Revolution.

Inc. entered into a landmark partnership with BCDA to help

reshape and redevelop Bonifacio Global City into a
development

where

office

buildings,

residential

condominiums, mall and retail shops. This area that once

synonymous to war was turned into a world class business
and residential centre today.
29

The development of the Bonifacio Global City is

controlled

through

the

Declaration

of

science and technology, are built, around which are a

Covenants,

man-made lagoon and natural landscaping to boost the

Conditions and Restrictions, Design Standards and

parks objectives of refreshing the body and invigorating

Guidelines and codes, rules and regulations relating to

the mind

land development, building construction, including the

Philippine Codes on environmental protection, structural,
electrical, mechanical, sanitation/plumbing, fire safety, as
well as statutes on enhanced mobility of disabled persons,
and any amending or new legislation.
UP-Ayala Land Technohub
A center retail area with a fountain plaza and

The U.P.Ayala Land TechnoHub is an information

technology hub jointly developed by the University of the

conical

towers

serves

as

convergence

point

and

emphasizes the technological focus. This environmentallyPhilippines Diliman and property developer Ayala
Land. It occupies 20 hectares within the 37.5 hectares of

sustainable park has systems for district cooling, water

recycling, and storm water management.

the U.P. North Science and Technology Park. The entire

development was listed as an approved IT Park by the
Philippine Economic Zone Authority (PEZA) and ideal for
Business Process Outsourcing firms. Fourteen low-rise

B.

Foreign

Flat Branch Park

Former Bulk Oil Terminal Returns as a Center of Community Activity

corporate buildings, designed for the development of

30

for an EPA Brownfields grant to assist with the cleanup.

The Cleanup grant was awarded in 2003. Throughout the
cleanup

process,

over

7,500

cubic

yards

of

oil-

contaminated soil were removed from the property, as well

as 12,000 gallons of contaminated water.

Key accomplishments:

Secured $200,000 in funding from EPA to assist

with the cleanup of 1.11 acres of contaminated
land, which was completed in less than a year.

In the early nineteenth century, the property served

as the market square for the City of Columbia. From 1908-

Leveraged $427,352 in local funding; $321,587 in

1968, it was utilized as a bulk oil terminal for the Missouri,

donations; and a $149,850 Land and Water

Kansas and Texas Railroad (MKT). In 1977, the MKT

Conservation

abandoned the section of track and the City of Columbia

approximately $900,000.

converted the land into a hiking, biking, and fitness trail

with a National Rails-to-Trails Conversion grantone of

the first awarded in the United States. In 1997, the city

Fund

Grant

for

total

of

Removed 7,500 cubic yards of contaminated soil

and 12,000 gallons of contaminated water.

Revitalized an area in the heart of the business

received a $40,000 grant from the Missouri Department of

district that serves as an example of how public and

Natural Resources to remove a dilapidated building on the

private funding can result in success.

property. After demolition of the abandoned petroleum

facility, soil contamination was found and the city applied

Honored

by

International

the

Midwestern

Society

of

chapter

Arboriculture

of

the

for

the
31

projects landscaping and tree planting.

Outcome:
Flat Branch Park now serves as a center of

Robertson On The River

Former Textile Mill Cleaned Up and Transformed into Affordable
Housing

community activity with a playground, spray grounds,

Constructed in 1890, the Robertson Mill operated

benches, a storm water rain garden, an amphitheater,

as a mill for yarn production and various other textile

sculptures by a local artist and a gazebo that may be

products until it was closed in the early 1990s. The

reserved for special events. The landscaping at the park

property remained vacant until the Weir Corporation

received the Gold Leaf Award from the Midwestern

purchased it in 2003 from Combined Realty Trust. The mill

Chapter of the International Society of Arborculture (ISA).

was a blight and safety concern for the historic Weir

This award is given annually to an individual or community

Village community due to the soil contaminated with

that has used landscaping to enhance environmental

polyaromatic hydrocarbons (PAH) and lead from the

protection, conservation and beautification. In June 2008,

railroad easements that serviced the mill, and asbestos.

the park hosted the Twilight Festival and offered a variety

of activities for families and kids each Thursday night. In
addition to the activities, the park serves as a trailhead for
the MKT Nature and Fitness Trail which extends over eight
miles and connects many of Columbias parks. The trail is
also part of the American Discovery Trail which extends
from Delaware to California and passes through towns and
cities, highlighting cultures, heritages and landscapes.
32

complex. Less than a year later, on October 31, 2005, a

Key accomplishments:

grand opening ceremony was held for the complex, which

More than $15 million in redevelopment funding

has 20 one-bedroom, 34 two-bedroom, and 10 three-

leveraged from local, state, and public entities

bedroom apartments and offers affordable rent to

6.5 acres cleaned up and 40 redevelopment jobs

households earning between 30 and 60 percent of the

leveraged.

median income. Currently, 63 of the 64 apartments are

Soil excavation, lead and asbestos removal, and

occupied with over 120 people living at Robertson on the

removal of Underground Storage Tanks (USTs) was

River and two new businesses are located on the first

funded by a $140,000 Brownfields RLF Loan and a

floor.

$148,000 Brownfields RLF subgrant from the City of

Taunton

Outcome:
EPA awarded a $52,000 cleanup grant to the nonprofit Weir Corporation for the redevelopment of the
140,000-square-foot historic Robertson

Mill

with

its

partner, Combined Realty Trust, into 64 units of affordable

rental housing, 18,000 square feet of commercial space, a
community meeting room, and a 100-foot wide Riverfront
Park. On November 16, 2004, groundbreaking ceremonies
were held for the Robertson on the River apartment
33

34

CHAPTER III REASEARCH DESIGN AND

located. The hypothesis is that areas adjacent to

METHODOLOGY

brownfields will exhibit higher minority and lower income

In this thesis proposal, the methodology is divided into

two phases, the first phase is the cross sectional approach
which examines the issues concerning the brownfield
redevelopment, its impact and significance to the city. The
second phase uses longitudinal approach in determining
the feasibility of the process of brownfield redevelopment
in Pandacan Oil depot and the Business Park that will be
constructed to improve the socio-economic status of
Pandacan, Manila.
I.

CROSS

SECTIONAL

residents compared to the average of the city in which the

brownfield located.
II.

STUDY AREA
This particular project will utilize a part of Pandacan

oil depot as the site for the study. Identifying the proper
site within the depot is important since the aim is to
provide a better environment for the local residents and
the community as well. Facts gathered form different
government agencies and departments that includes data

AND

LONGITUDINAL

APPROACH
A cross-sectional study is based on observations of
phenomena at a single point in time, while the longitudinal
study involves analyzing data at different points in time
(Babbie 2010). In this study, the cross-sectional analysis

and maps of Pandacan oil depot, the history and

speculated site contaminants, will help in identifying the
specific site the proponents will work on. This study will
conduct a site selection within the perimeters of Pandacan
oil depot. The criteria for site selection in this study will be
discussed.

will determine whether or not areas adjacent to brownfields

A. Site Selection Analysis

exhibit a significantly different socio-economic composition

Site selection indicates the practice of new facility

when compared to the whole city where the brownfield is

location, both for business and government. Site selection

35

involves measuring the needs of a new project against the

Step 2: Develop the Work Plan. Creating and using Wok

merits of potential locations.

Plan establishes a framework for organizing and leading

1.

Steps in Site Selection

the site selection effort.

Step 3: Conduct Search for Sites. The search for the

The site selection process involves a series of data

potential site requires an understanding regarding to

collection and evaluation activities that become specific in

property acquisition, as well as the familiarity with real

each subsequent step of the process. Each step evaluates

estates and the development activities in the local

the suitability of the criteria. The evaluation move in a

community.

methodical manner, addressing the more detailed criteria

as the process proceeds.

Step 4: Evaluate a Long List. Site selection parameters are

needed. Typically, the most suitable area will be chosen

The following steps were established by the

and another analysis for that chosen area will be

proponents of this thesis relying on the same foreign

conducted. In this study, the proponents used a Phasing

studies.

method to determine the boundaries to be developed.

Step 1: Confirm Readiness. The purpose of readiness

Step 5: Evaluate Recommended Site. The purpose of this

review is to assess when to begin the formal and informal

step is to assess the site chosen for the study. The

site selection activities, to determine whether there are any

inherent pressures and conflicts will be considered in the

significant changes in the assumption of the Feasibility

completion of analysis and evaluation.

Study and Site and Design Prospectus and to identify the

emerging issues and information that can have impact on
site selection.
36

which have high cost impacts in more than one subcategory) it does not prescribe the importance of most
selection elements but rather, incorporates a weighting
system whereby a district or community can assign a
range of importance to each element. It is recognized that
information for all the elements cannot always be
determined nor are all elements applicable to every site.
However, detail and rigor in addressing the elements is
important for an effective evaluation.
The selection elements are as follows:
a)

Social and Land Use Factors

Site Surveying
The geological and hydrological structure of the site is
indeed important in determining what kind of development
2.

Site Selection Elements

is suitable for the site.

This study establishes a set of basic site selection

Accessibility to the site

elements and offers suggested evaluation criteria for rating

The main entrances and the main road abutting the site

the elements. Although this study incorporates an internal

also have to be noted. Easy accessibility to the site is very

weighting factor (a list of few key ranking criteria elements

important for any kind of project.

37

Material Efficiency

Major Landmarks
After spotting the major landmarks, analyze the integrity of
their existence in close proximity to the site. It is essential
to know as to what kind of impact these structures would

Site Services
Study of services on site is also very important. The major
site services include:

have on a site.
Proximity to other facilities

Water Supply

Electricity Lines

Drainage Lines

Accessibility for the facilities such as Fire Control

Department,

b)

Construction Cost Factors

Police Assistance Unit, Local Barangay Hall(s), Health

Socio-Economic Characteristics

Services and the like shall be observed and analyzed.

The community should be able to accept the construction

Orientation of the site

Orientation of site will help in orienting the structure
correctly in the process of designing.
Sustainability Factors
It is important to satisfy three important principles of Green
Architecture which aims at Sustainability:

Energy Efficiency

Water Efficiency

of the site. Readily available market and buy back centers

is good to be near the location of the site. Public
acceptance of the treatment must be observed.
Economic feasibility
The site location and detailed site analysis will give an idea
of the economic feasibility of the project. It means that the
type of building or construction you are looking forward to
proposing a site would be a successful venture or not
depending on the conditions of the site.

38

4.
c)

Applying Ranking Criteria

Operation and Maintenance Cost Factors

After the absolute study of the site, one can

Following the assignment of the weighting factors,

each

selection

element

is

evaluated

according

to

conclude the kind of project to be executed, its feasibility

established criteria and ranked on the simple five point

and also its sensitivity to be shown towards designing the

scale from 0 to 4. The table below gives a suggested

structure and the site as well.

definition of each ranking score:

3. Weighing Factor
Social and Land Use Factors
Assigning weighing factors to the analysis is an

CRITERIA:

RATING:

opportunity to apply its values to the evaluation process so

that the final scores for each site reflect issues involved at
the local level. This is often accomplished through
community surveys, public meetings and other forums for
developing consensus among the parties affected by the
school project. A suggested scale of weighting factors is
shown below.

Size of Site
Proximity to Population to be Served
Proximity to Future Expansion of
Community
Proximity to
Important
Existing
Facilities
Year-round Accessibility
Site Topography

Weighting Factors

Road Access

1 = undesirable

Visibility, Safety of Driveways

Driveway Conflicts and Internal
Circulation

2 = desirable
3 = highly desirable

39

Safe Routes to School for Pedestrians

and Bicycles
Roadway Capacity, Safety Needs

Construction Cost Factors

CRITERIA:

RATING:

Aesthetic Value
Sun Orientation

Soils/Foundation Conditions

Site Drainage

Availability of Water Utilities

Proximity to Natural Hazards

Availability of Sewer Utilities

Zoning/Land Use

Availability of Electric Power

Proximity to Fire Response

Availability of Fuel

Equipment

Storage/Distribution

Flooding

Year-round Accessibility

Existing Site Development

Driveway Conflicts and Internal Circulation

Access to Outdoor

Roadway Capacity, Safety Needs

Recreation/Learning
Noise

Ease of Transporting Construction

Wetlands

Materials

Potential for Hazardous Materials

Site Cost
Existing Site Development

TOTAL:

40

Operational and Maintenance Cost Factors

After the specific site is selected, a site inventory
CRITERIA:

RATING:

will be put together to gain more knowledge on the present

state as well as how it influenced the adjacent community.

Safe Routes to School for Pedestrians and

Bicycles
Site Drainage
Flooding
Site Erosion
Sun Orientation
Protection from Elements
Proximity to Natural Hazards
Alternative Energy Sources

Site visits, collecting vast amounts of inventory, photo

documentation, more literature reviews and interviewing
local residents will be carried out to successfully achieve
the goal.
Comprehensive analysis was the next step in the
process. The site selected will undergo a thorough study.
The potential contaminants will be identified on the site.
The potential user groups will be observed and the needs

Site Evaluation Summary Table

of the community will be taken into account. For a solution

to be put together, more literature reviews and case
SITE

CRITERIA:
Social and Land Use
Factors
Construction Cost Factors
Maintenance
and
Operating Cost Factors

PHASE
I

PHASE
II

studies will be completed to identify what development

PHASE
III

best fit the chosen site. The analysis will be diagrammed in

a way that viewers could comprehend the information
relevant to this thesis.
Once the analysis is complete and the proper
solutions for this brownfield site along with the neighboring
41

communities are identified, detailed drawings were used

Mapua Institue of Technology Library

as

De La Salle University Library

method

of

design

investigation

and

design

communication.
Government Data

B.

III.

SOURCES OF DATA

Statistical data, census, laws and the like coming from

The main nutrient of a research is the data. It must be

the government research associated to the Pandacan oil

gathered meticulously and analyzed well to know how

depot will be part of this thesis. All information is to be

relevant it is for the project. The following are the sources

gathered for examining and counterchecking the data

of data collected.

presented. The following will be the government agencies

to be visited:

A.

Library

The library is the oldest and most widely used in

Department of Environment and Natural Resources

(Environmental Management Bureau)

researching. This facility will provide a wide range of

Department of Agriculture (Bureau of Soils)

sources readily available for use. The proponents will

City Planning and Development Office Manila City

mostly be dependent on libraries because brownfield

Hall

redevelopment has no standards yet in the country so, the

NGO Program Secretariat

proponents

Manila District Traffic and Parking Bureau

Drafting and Surveying Department Manila City

will

introduce

this

process

for

public

acceptance. The following will be the libraries to be visited:

Pamantasan ng Lungsod ng Maynila Library

PLM College of Architecture and Urban Planning

CAD Room

Hall
42

C.

Interviews
Several people are known to be experts of the area of

Frujan Gabican Villareal (MDTPB)

Zaldy Magdaleno (Barangay 847 Secretary)

study. The researchers are in need of firsthand information

from these people and this information will surely be

D.

relevant to the proposal. Some interviewees are the

operational

staff

of

the

company

specialized

in

Surveys
Surveys are significant to this study. Areas near

Pandacan oil depot are to be surveyed to know how the

redeveloping brownfields. The proponents also need to

public

interview the lot owners of Pandacan oil depot, barangay

redevelopment and the proposed Business Park if it is

chairman, residents near the vicinity of the depot and other

brought up to construction. Surveys will give a clear view

people who are very much concerned about the relocation

of the data. This will also play as evidence to strengthen

of the oil storage facilities. The following will be the set of

this study.

would

accept

the

process

of

brownfield

interviewees relevant to this proposal:

The following will be the sample survey to be

Arch. Marlou B. Campaner (CPDO, Manila City

disseminated to the local residents in the vicinity of the

Hall)

study area.

Engr.

Gil

F.

Ferareza

Sr.

(Environmental

Management Specialist, EMB NCR)

Atty. Donna Gasgonia (Board Regent of UDM,

Legal Aid, M.O.)

Von Francis C. Mesina (Executive Director, NGO

Program Secretariat)
43

o
o
o
o
o
o
o
o
o
o

Listed below is a set of questions to be answered by the

residents, barangay officers and other persons involved in
the vicinity of Pandacan Oil Depot.
1. Are you aware of the upcoming relocation of
Pandacan Oil Depot in Batangas this 2016?
2. Are you familiar in the process of Brownfield
Redevelopment or Land Remediation?
3. Are you in favor of the relocation? If yes,
4. What is/are the reason/s that made you agree in the
relocation?
a) Risk for human health
b) Unpleasant smell of gasoline
c) It destroys the environment because of
pollutant
emission

E.

School
Commercial Mall
Hotel
Condominium
BPO Office Building
Hospital
Wet and dry market
Commercial Stall/s
Parking Building
Museum or Exhibit Gallery

Ocular Inspection
Site inspection will give on-hand data on the

existing condition of the Pandacan oil depot. Since the soil

condition is important in this study, several data would be
gathered through inspection.

d) Can cause fire and other massive accidents

e) All of listed above
f) Others: Please specify:
____________________________________
____________________________________
____
5. What structure or development do you prefer in
replace to the oil storage facilities?
Please check at least three (3).

44

45

CHAPTER IV - THEORETICAL FRAMEWORK

AND ARCHITECTURAL PROGRAMMING

Many of the soils located on the brownfield sites in

the study area have been labeled as contaminated and
investigations are being conducted by the storage facilities

I.

FEASIBILITY STUDY

itself to better assess the area. A similar study in the City

of

that

Knoxville

presented

that

contaminants such

as

This study aims to provide an architectural solution

polychlorinated biphenyls (PCBs), polynuclear aromatic

would

hydrocarbons

aid

the

existing

and

future

problems

(PAHs),

lead

based

paint,

asbestos

encountered by the community of Pandacan due to the

containing

contaminated site that will be left by the oil storage facility

including chlorinated solvents, creosote, and various

when the 3 big oil companies leave it on 2016. This

priority pollutant metals may be found in an oil storage

proposal intends to promote brownfield redevelopment

facility. Therefore it can be assumed that some of these

solution in reusing and revitalization of contaminated lands

chemicals may be present in the depot. Some of these

which supports sustainability. While brownfield properties

chemicals can originate from materials found in buildings

are more complex to develop than traditional greenfield

(lead and asbestos mainly) and others can come from

properties (properties which have never been previously

machinery or similar items used for industrial practices.

developed), the benefits of redevelopment far outweigh the

These chemicals can have devastating effects in the air,

costs. In fact, in many cases, leaving these properties idle

water and soil.

buildings

materials,

industrial

chemicals

presents liability risks and financial losses, not to mention

the potential impacts to the environment and human
health.11

Parcels of land in the depot are believed to be

contaminated

by

petroleum

hydrocarbons

including

gasoline and diesel. These chemicals usually originate

from vehicular or heavy machinery used on site. Since this
11

A Practical Guide to Brownfield Redevelopment in Ontario, p.7

46

area housed several factories and oil tanks that relied on

storage facilities is at risk. To address this problem, this

the railroad system to transport goods, it is safe to assume

study will propose a development that will produce job

that this is where the chemicals came from. Petroleum

opportunities during and after the cleanup and remediation

spills can have devastating environmental effects if it gets

process.

into the soil or water.

This redevelopment of such is not new anymore to

Pandacan Oil Depot as a brownfield site is plagued

our country. Rockwell Centre in Makati which is also

with contaminants that are harmful to the environment and

located along the Pasig River banks is an old 15.5

the inhabitants that live in close range to them. For these

hectare thermal power plant operated and owned by

parcels of land to be reused they must be remediated. In

Lopez Group of Companies. Rockwell Center began its

this investigation to achieve an architectural solution

construction in 1998. The design of the centre was carried

through brownfield reclamation, the Shell perimeter in

out by international architectural firm Skidmore, Owings,

Pandacan oil depot will be chosen as the site of this study.

Merril under the direction of former design partner Larry

The main concern of Barangay officials is the

welfare of the residents, particularly those who are
employed in the oil depot. The presence of the oil depot
provides

programs

delinquent

schools and a shopping mall.

Bonifacio Global City (BGC) in Taguig, an old

medical

military camp was converted, in 2003 by Ayala Land, Inc.

services, and employment.12 Employment and livelihood of

and Evergreen Holdings, Inc. partnered with Bases

the people directly affected by the relocation of the oil

Conversion

environment-based

youths,

buildings, condominium towers, a law and business

skills

development,

for

Oltmanns. The Rockwell Center includes high-rise office

seminars,

development
12

Workshop Report (NGO Program Secretariat), p. 4

and

Development

where

office

Authority;
buildings,

into

residential
47

condominiums, mall and retails shops. This area that once

This proposal will be endorsed by the Philippine

synonymous to war was turned into a world class business

Green Building Council which will promote green building

and residential center today. BGC effectively links all this

practices to the industry to ensure a sustainable

developments by properly and intensively using not an

development. Having a foreign consultant to facilitate the

ordinary public parks and spaces.

cleanup and remediation process, and the Ayala Land

BGC and Rockwell Centers successful stories is an

epitome that Pandacan Oil Depot once vacated by the oil
companies; by proper execution of plans, and strict
administration

will

surely

be

another

world-class

development in Manila and in the country.

Corporation, Megaworld, and other investors for financial

assistance, this study is deemed viable and this
development is a necessity of the community and the local
residents that will reduce life threatening contaminants in
the site, improve public safety, create a healthy and living
environment, generate income, and produce more jobs for

The proposed business park will sit on an 11.5-

the people.

hectare land which is the present perimeter of Shell,

Philippines Inc. This will complement the rapid urban

II.

SITE UTILIZATION AND LAND-USE STUDIES

growth of the city by incorporating multi-use development

components, environmental sustainability and riverfront
principles to achieve balance between the built and natural
environment. The proponents envision having a mall,
condominium

units,

BPO

offices,

parking

building,

apartment building and lush landscaping and pedestrian

A. Soil Type
This soil map shows that there are different soil
types within the site boundaries. Understanding the soil
characteristics is important for this project in determining
the development potentials of the site

promenades that will create a relaxing foreground.

48

According to Manila City Land Use Plan and Zoning

Ordinance (2005-2020), the City of Manila consists of
Eutropepts and Dystropepts. Both belong to the order
Inceptisols. Eutropepts are most suitable for short
seasonal

diversified

and

vegetable

crops,

while

Dystropepts have narrower adaptability for agricultural

lands. Since Manila is a developing city, urban land soils
are prominent here. Urban land soils have impervious
ground cover (concrete, asphalt, etc.) and structures on
top of it. Uses are usually limited to construction,
renovation, landscaping and building roads/streets.
B. Land Use
The land use map reveals that Pandacan Oil Depot is
industrial or manufacturing in use. This further insinuates
that these properties have contaminates in the soils due to
its use. In 2001, the actual land use of the depot area is
Heavy Industrial Zone and it is zoned as Light Commercial
Source: Manila City Land Use Plan
and Zoning Ordinance (2005-2020)

zone. In 2006, the land use remained though it is again

reclassified as High Density Commercial and Light
Commercial/ Mixed-Use zone. But in 2009, the depot area
49

was reclassified as a Heavy Industrial Zone, thus making

C. Development Controls

the land use conforming. In 2012, the area was reverted

back to its High Density Commercial and Light Commercial
/ Mixed-Use zone giving the area until 2016 to relocate.
The proposed development in the study area is a Business
Park consisting of a Mall, BPO offices, parking building,
vertical housing and open spaces thus compliant to the
current zone of Pandacan Oil Depot.

The National Building Code of the Philippines with

its Revised Implementing Rules and Regulations has
provided development controls to determine the maximum
development potential of a lot.
1.

Sizes and Dimensions of Courts

Minimum sizes of courts and yards and their least

dimensions shall be governed by the use, type of

construction, and height of the building as provided
hereunder,
Legend:
Residential
Commercial
R Industrial
Institutional
e
R
R
se
R
ise
e
si
d
se
i
d
in
d
e
d
e
tn
e
itn
n
a
it
tla
i
ila
a
l
l

provided

that

the

minimum

horizontal

dimension of said courts and yards shall be not less than

2.00 meters. All inner courts shall be connected to a street
or yard, either by a passageway with a minimum width of
1.20 meters or by a door through a room or rooms.
The required open space shall be located totally or
distributed anywhere within the lot in such a manner as to
provide maximum light and ventilation into the building

50

the minimum dimensions of yards which is 6.00 meters in

YARD the required open space left between the

front and 3.00 meters both in the sides and rear.

outermost face of the building/structure and the property

lines, e.g., front, rear, right and left side yards. The width of
the yard is the setback. Yards prescribed for Commercial,

2.

Total Open Spaces within Lot (TOSL)

These are the courts, yards, gardens, light wells,

Industrial, Institutional and Recreational Buildings are

uncovered driveways, access roads and parking spaces,

shown in the table below.

which consist of two types:

Type of Residential Use/Occupancy
R2
YARD

R -1
(m)

Front

Side

Rear

4.50

2.00

2.00

R3

R5

of open space shall fall under Maximum Allowable

lot/unit)

(m)

Impervious Surface Areas (ISA) within the Total Lot

Max

Basic

Max

(m)

(m)

(m)

(m)

3.00

8.00

3.00

8.00

4.50

2.00

2.00

(opti

(optional

onal)

2.00

2.00

2.00

2.00

2.00

Paved or tiled (hardscape area); sub-classification

(Indiv.

Basic

2.00

R4

Area (TLA) and

(m)
6.00

Unpaved areas within the lot that are with exposed

soil and planted (softscaped), i.e., the Unpaved

3.00

Surface Areas (USA); this sub-classification is the

true open space.

3.00

Residential 5 (R 5)/Condominiums which will be

developed in the proposed Business Park will conform to

51

3. Setbacks for Commercial, Industrial, Institutional

Building/Str
ucture Use
or
Occupancy
(or Land
Use)

Duly
Approv
ed
Zoning

Comme
rcial 3
Commercial
(Comm
3)

% of Total Lot Area (TLA)

Min
Max
USA
AllowaMax
(Unpable ISA
Allowabl
ved
(Paved
e PSO
Open
Open
Space
Spaces)
s)
80
(without
15
5
firewall)
90
(with
5
5
firewall)

and Recreational Buildings

TOSL
(ISA +
USA)

20

Road Right-ofWay
(RROW) Width
(meters)
30.00 & above
25.00 to 29.00
20.00 to 24.00
10.00 to 19.00
Below 10.00

Front
(meters)

Side
(meters)

Rear
(meters)

8.00
6.00
5.00
5.00
5.00

5.00
3.00
3.00
2.00
2.00

5.00
3.00
3.00
2.00
2.00

10
The study area which is the Shell perimeter is
bounded by a 8-m RROW, thus having the minimum

The zoning of the study area as per approved by

the City Zoning Ordinance and its IRR is classified as
Comm 3. Therefore the total open spaces within lot as
will be applied to the proposed Business Park is 20% of

setbacks of 5.00 meters in front and 2.00 meters both in

the sides and the rear.
4.

Building Height Limit

the Total Lot Area. The Percentage of Site Occupancy

(PSO) plus the Total Open Spaces within Lot (TOSL) is
equal to the Total Lot Area (TLA).

Building Height Limit (BHL) is the maximum height

to be allowed for buildings/ structures based on their
proposed use or occupancy. The BHL shall be generally
measured from the established grade line to the topmost
52

portion of the proposed building/structure. BHL excludes

has provided Land Use Intensity Control that shall be

the height of permitted/allowed projections above the roof

observed in the a C-3/MXD Zone.

of the building/structure, e.g., signage, mast, antenna,

telecom tower, beacons and the like.

Character of
Use or
Occupancy

Residential
Commercial

Type of
Building/
Structure

R5
Condominiums
C3
Commercial 3

Building Height Limit

(BHL)
Number of
allowable
Meters
storeys/floors
above
above
highest
established
grade
grade
36.00
12 18
54.00
48.00
16 60
180.00

D. City Ordinance No. 8119

1. Zoning
The city ordinance no. 8119 is an ordinance

(Source: PANDACAN PUD., CPDO)

adopting the Manila Comprehensive Land Use Plan and

Zoning Regulations of 2006. Under this, the Pandacan Oil
Depot is classified under a C-3/MXD Zone. This ordinance
53

(strictly located at District I)

Maximum Maximum
PLO
FAR

Land Use

7. Other

commercial

activities

and

those

not

elsewhere classified

Commercial/Mixed Use
High Intensity Commercial/Mixed
Use C3/MXD

0.80

7
2. Height Regulations

Building height must conform to the height restrictions

PLO Percentage of Land Occupancy

and requirements of the Air Transportation Office (ATO),

FAR Floor Area Ratio

as well as the requirements of the National Building Code,

A C-3/MXD Zone shall be used primarily for high

the Structural Code, as well as all laws, ordinances, design

intensity mixed use and commercial developments for

standards,

trade, business activities and service industries. The

development and building construction and the various

service area covers a metropolitan to national scale of

safety codes.

operations. Enumerated below are the allowable uses:

1. All uses in C-2/MXD Zone provided that in case of a
residential

building

it

shall

have

commercial

footprints

and

regulations

related

to

land

Public Open Space Zone

In Public Open Space Zone, no building or structure shall

be higher than ten (10) meters above the highest natural
grade line and provided it conforms with the zones

2. Manufacture of wood furniture including upholstered

3. Manufacture

rules

of

rattan

furniture

including

upholstered

prescribed LUIC.

All Other Zones

There is no fixed building Height limit except those

4. Manufacture of box beds and mattresses

prescribed by the Air Transportation Office (ATO) and

5. Small-scale commercial warehousing activity

other government regulations. Within these zones, building

6. Large-scale

commercial

warehousing

activity

54

heights shall be based on the prescribed FLOOR Area

1957. It then went on to operate a state-of-the-art lube oil

Ratio (FAR).

blending plant in the Pandacan Terminals where it

manufactures lubes and greases.

III.

SITE DATA

On December 8, 1941, the Second World War

A. Historical Background of the Site

reached the shores of the Philippine Islands. Although

Source: Social Justice Society vs. Atienza, G.R. No. 156052, 13

Manila was declared an open city, the Americans had no

February 2008

interest in welcoming the Japanese. In fact, in their

The

Pandacan

Oil

Depot,

formerly

largely

uninhabited, was ideal for various emerging industries as

the nearby river facilitated the transportation of goods and
products. In the 1920s, it was classified as an industrial
zone. Among its early industrial settlers were the oil
companies. Shell established its installation there on
January 30, 1914. Caltex (now Chevron) followed suit in
1917 when the company began marketing its products in

zealous attempt to fend off the Japanese Imperial Army,

the United States Army took control of the Pandacan
Terminals and hastily made plans to destroy the storage
facilities to deprive the advancing Japanese Army of a
valuable logistics weapon. The U.S. Army burned unused
petroleum, causing a frightening fire. The fire consequently
destroyed the Pandacan Terminals and rendered its
network of depots and service stations inoperative.

the country. In 1922, it built a warehouse depot which was

After

the

war,

the

oil

depots

were

later converted into a key distribution terminal. The

reconstructed.

corporate presence in the Philippines of Esso (Petrons

itself.

predecessor) became more keenly felt when it won a

operation of their depots. But the district was no longer a

concession to build and operate a refinery in Bataan in

sparsely populated industrial zone; it had evolved into a

Pandacan changed as Manila rebuilt

The three major oil companies resumed the

55

bustling, hodgepodge community. Today, Pandacan has

other hand, also services the depot. The terminals store

become a densely populated area inhabited by about

fuel and other petroleum products and supply 95% of the

84,000 people, majority of whom are urban poor who call it

fuel requirements of Metro Manila, 50% of Luzons

home. Aside from numerous industrial installations, there

consumption and 35% nationwide. Fuel can also be

are also small businesses, churches, restaurants, schools,

transported through barges along the Pasig River or tank

daycare

trucks via the South Luzon Expressway."

centers

and

residences

situated

there. Malacaang Palace, the official residence of the

President of the Philippines and the seat of governmental
power, is just two kilometers away. There is a private

B. Annual Precipitation
According

to

Coronas

Classification

(1920),

school near the Petron depot. Along the walls of the Shell

Manilas climate belong to the 1st type in which has two

facility are shanties of informal settlers. More than 15,000

pronounced seasons dry from November to April and

students are enrolled in elementary and high schools

wet duringthe rest of the year.

situated near these facilities. A university with a student

population of about 25,000 is located directly across the
depot on the banks of the Pasig river.

A climate station by the Philippine Atmospheric,

Geophysical and Astronomic Services (PAGASA) provide
daily monitoring of climate variables such as rainfall

The 33-hectare Pandacan Terminals house the oil

companies distribution terminals and depot facilities. The
refineries of Chevron and Shell in Tabangao and Bauan,

depths. Air temperature, wind speeds and directions, dry

and wet bulb temperature, relative humidity, cloudiness
and barometric schedule (PAGASA 2002)

both in Batangas, respectively, are connected to the

Pandacan Terminals through a 114-kilometer underground
pipeline system. Petrons refinery in Limay, Bataan, on the

56

to improve the pavement system of the roads.

D. Seismicity
The City of Manila is physically vulnerable to
earthquake related hazards such as liquifaction and
ground shaking. A vulnerability analysis of various areas in
C. Flood Prone Areas

Manila is shown below Geological risks of various of

Manila.
BUILDING VULNERABILITY ZONES

(Source: http://nababaha.com)

The illustration above shows that the project area is

a high flood hazard due to its close proximity to the Pasig
River and Estero de Pandacan where the water height
reaches up to 1.5 meters. A proposed solution to this
problem is to add drainage system within the vicinity and
57

E. Waterways and Esteros

The study area is situated along the banks of Pasig

be put in place to beautify the area.

G. Impervious surfaces

River. Within and beside this area resides the Estero de

Impervious surfaces are abundant within the project

Pandacan which is the longest estero with a total length of

perimeter. This mainly consists of roads, withered concrete

about 4966 meters lying on the southern part of the Pasig

foundations and asphalt parking lots. Implementing

River. Waterfront development is strategized in the

pervious surfaces (once the soil condition becomes less of

proposed Business Park in which the development will be

a problem) will be implemented to promote sustainable

oriented towards the water as the front door. At present,

design and eliminate the amount of chemicals present in

the Pasig River is categorized as class C water or only for

the soil.

navigation use. The riverfront will be enhanced with well-lit

outdoor commercial activities that will enhance its image.
This side of Manila will be developed as a city by the river
that will push away industrial activities at the outskirts of
the city and will encourage major activity places.
F. Vegetative Cover
The vast majority of the vegetative cover on site is
along its borders. The plants up against the perimeter of
the Shell terminals provide a decent air quality buffer and

H. Existing Circulation
Currently

there

are

no

pedestrian

friendly

thoroughfares that lead individuals to the site or that

encourage exploration through it. This will be enhanced to
inspirevisitors to use the space. While a major road pass
near the borders of the site, only two small, underutilized
roads goes through the area. This concern will be
addressed when pedestrian safety is considered.

noise barrier against the oil storage facilities. This

complements the site and attractive plant material should

58

IV. SITE SELECTION

A. Site Description
The Pandacan Oil Depot is a 33-hectare compound in

chemicals. It has facilities for receiving, storing, blending,

and packaging of petroleum products. The installation
stores a variety of petroleum products in tanks.

Pandacan district in Manila, Philippines, that houses the

storage facilities and distribution terminals of three major
players in the country's petroleum industry, namely Caltex

B. Phasing

(a petroleum brand name of Chevron Corporation), Petron,

and Shell. The oil depot takes its roots from separate
establishments by these oil companies.
On the Southwestern side of the facility are Barangays
833 and 834. Many of the residents within the area work at
the terminals of Shell, Caltex and Petron. Shell Pandacan
Installation is one of the major petroleum product
installations of Pilipinas Shell Petroleum Corporation. It
supplies about 50% of total demand for fuel, 90% lubricant
requirements, and 25% of chemical needs nationwide.
Because of this, there are numerous transactions daily and
tanker loading operations inside the installation. Pandacan

BASED ON CADASTRAL MAP OF PANDACAN DISTRICT MANILA :

DRAFTING AND SURVEYING DEPARTMENT iN MANILA CITY HALL
www.googlemap.com

Installation is the distribution center of refined oil products

like lubricants, greases, weatherkotes, bitumen and
59

SOCIAL AND LAND USE FACTORS:

PHASE I:
Pilipinas

Shell

Petroleum

Corporation's

Pandacan Installation was established on January 30,

1914. It is situated on an 11.5 hectare low-lying flat land
located in Jesus Street, Pandacan, Manila
LOCATION:

Part of

Pandacan Oil Depot,

Pandacan, Manila
LOT AREA: 11.5 has
LOT

USER:

Shell

Petroleum Corporation
BARANGAY NO.: 847
ZONE: 92
PRESENT

LAND-

USE: Industrial
ADJACENT

PUBLIC

ROAD: Jesus Street

CRITERIA:

RATING:

Size of Site
Proximity to Population to be Served
Proximity to Future Expansion of
Community
Proximity to Important Existing
Facilities
Year-round Accessibility
Site Topography
Road Access
Visibility, Safety of Driveways
Driveway Conflicts and Internal
Circulation
Safe Routes to School for Pedestrians
and Bicycles
Roadway Capacity, Safety Needs
Aesthetic Value
Sun Orientation
Protection from Elements
Site Drainage
Proximity to Natural Hazards
Zoning/Land Use
Proximity to Fire Response
Equipment
Flooding
Existing Site Development

3
3
3
2
3
3
2
2
1
2
1
3
3
3
2
3
1
1
2
2
2
60

Flooding
Existing Site Development
Access to Outdoor
Noise
Potential for Hazardous Materials
TOTAL:

2
2
2
2
2
53

CONSTRUCTION COST FACTORS:

CRITERIA:

RATING:

Soils/Foundation Conditions
Availability of Water Utilities
Availability of Sewer Utilities
Availability of Electric Power
Availability of Fuel
Storage/Distribution
Year-round Accessibility
Driveway Conflicts and Internal
Circulation
Roadway Capacity, Safety Needs
Ease of Transporting Construction
Materials
Site Cost
Existing Site Development
TOTAL:

3
3
3
3
3
2
3

OPERATIONAL AND MAINTENANCE COST FACTORS:

CRITERIA:

RATING:

Safe Routes to School for

Pedestrians and Bicycles
Site Drainage
Flooding
Site Erosion
Sun Orientation
Protection from Elements
Proximity to Natural Hazards
Alternative Energy Sources

TOTAL:

3
1
1
3
2
2
2
16

PHASE II:
The Caltex Terminal is bounded by Estero De

Pandacan in the West, Pasig River in the North and Petron

1
2
2
3
3
32

in the South.

61

SOCIAL AND LAND USE FACTORS:

CRITERIA:

LOCATION: Part of Pandacan Oil Depot, Pandacan,

Manila
LOT AREA: - hectares
LOT USER : Chevron (CALTEX) Corporation
BARANGAY NO.: 833 and 834
ZONE: 91

Size of Site
Proximity to Population to be Served
Proximity to Future Expansion of
Community
Proximity to Important Existing Facilities
Year-round Accessibility
Site Topography
Road Access
Visibility, Safety of Driveways
Driveway Conflicts and Internal
Circulation
Safe Routes to School for Pedestrians
and Bicycles
Roadway Capacity, Safety Needs
Aesthetic Value
Sun Orientation
Protection from Elements
Site Drainage
Proximity to Natural Hazards
Zoning/Land Use
Proximity to Fire Response
Equipment

RATING:
1
2
1
1
3
3
1
3
3
2
2
3
3
3
1
1
3
1
1

PRESENT LAND-USE: Industrial

PUBLIC ROAD ADJACENT: none
62

Flooding
Existing Site Development
Access to Outdoor
Recreation/Learning
Noise
Wetlands
Potential for Hazardous Materials
TOTAL:

2
2
1
1
1
1
1
42

Ease of Transporting Construction

Materials
Site Cost
Existing Site Development
TOTAL:

1
1
3
3
29

OPERATION AND MAINTENANCE COST FACTORS:

CONSTRUCTION COST FACTORS:
CRITERIA:
CRITERIA:
Soils/Foundation Conditions
Availability of Water Utilities
Availability of Sewer Utilities
Availability of Electric Power
Availability of Fuel
Storage/Distribution
Year-round Accessibility
Driveway Conflicts and Internal
Circulation
Roadway Capacity, Safety Needs

RATING:

RATING:
3
3
3
3
2
2
3
1
1

Safe Routes to School for Pedestrians and

Bicycles
Site Drainage
Flooding
Site Erosion
Sun Orientation
Protection from Elements
Proximity to Natural Hazards
Alternative Energy Sources
TOTAL:

1
2
2
2
2
1
1
1
12

63

PHASE III:
Petron Corporation is the largest oil refining and
marketing company in the Philippines. Supplying nearly
40% of the countrys oil requirements, the companys
world-class products and quality services fuel the lives of
millions of Filipinos. Petrons vision is to be the leading
provider of total customer solutions in the energy sector
and its derivative businesses.

LOCATION: Part of Pandacan Oil Depot, Pandacan,

Manila
LOT AREA: - hectares
LOT USER: Petron Corporation
BARANGAY NO.: 833 and 834
ZONE: 91
PRESENT LAND-USE: Industrial
PUBLIC ROAD ADJACENT: Beata Street. And Jesus
Street

SOCIAL AND LAND USE FACTORS:

CRITERIA:
Size of Site
Proximity to Population to be Served
Proximity to Future Expansion of
Community
Proximity to Important Existing
Facilities
Year-round Accessibility
Site Topography
Road Access
Visibility, Safety of Driveways
Driveway Conflicts and Internal
Circulation

RATING:
3
3
3
2
2
3
2
2
2

64

Safe Routes to School for Pedestrians

and Bicycles
Roadway Capacity, Safety Needs
Aesthetic Value
Sun Orientation
Protection from Elements
Site Drainage
Proximity to Natural Hazards
Zoning/Land Use
Proximity to Fire Response
Equipment
Flooding
Existing Site Development
Access to Outdoor
Recreation/Learning
Noise
Wetlands
Potential for Hazardous Materials
TOTAL:

1
1
1
2
1
2
2
2
2
2
2
1
2
1
2
1
2
49

CONSTRUCTION COST FACTORS:

CRITERIA:
Soils/Foundation Conditions
Availability of Water Utilities
Availability of Sewer Utilities
Availability of Electric Power
Availability of Fuel

RATING:
3
3
3
3
2

Storage/Distribution
Year-round Accessibility
Driveway Conflicts and Internal Circulation
Roadway Capacity, Safety Needs
Ease of Transporting Construction
Materials
Site Cost
Existing Site Development
TOTAL:

2
3
2
1
1
2
2
2
29

OPERATION AND MAINTENANCE COST FACTORS:

CRITERIA:
Safe Routes to School for Pedestrians and
Bicycles
Site Drainage
Flooding
Site Erosion
Sun Orientation
Protection from Elements
Proximity to Natural Hazards
Alternative Energy Sources
TOTAL:

RATING:
2
2
2
2
2
2
2
1
15

65

provide options for future expansion. The only problem in

Phase I is that the existing bodies of water may be a threat

C. Site Justification:

for the proposed business park, and a natural hazard may

SITE
CRITERIA:
Social and Land Use
Factors
Construction Cost
Factors
Maintenance and
Operating Cost Factors
TOTAL:

occur. Phase II, on the other hand is not good for the

PHASE
I

PHASE
II

PHASE
III

53

49

49

development

because

of

the

absence

of

access.

Accessibility for the public is important for this proposal.

Also, the lot area of Phase II is inadequate for this kind of

32

29

29

16

12

15

101

90

93

development. Phase III, the Petron Corporation perimeter

can also be a candidate for the development because it
also has an access to public roads and railroads. Aside
from that, Phase III has an adequate lot for the
development.

The given sites presented in the site selection table

are potential sites for the said proposal. But not all the
phases can be the desirable site for the development.
Phase I offers a very good location because of its
accessibility to the roads and proximity to other public

D. S.M.A.R.T Analysis
Specific:
The site is located in Barangay 834, Zone , one of the
zone belongs to District VI known as the Pandacan Area

facilities. The area has an adjacent road that will serve as

the main entry for the business park development but is
not sufficient to cater the development. Some of other
ancillary facilities surround this phase. Also, Phase I can

Measurable:
Business park development is needed to have a large
scale of lot. The Shell Corporation acquires 11.5 hectares
66

of the perimeter in Pandacan oil depot that can provide

adequate spaces for the proposal and for the option of
future expansion.

the

The process of Brownfield redevelopment treatment of the

site to become usable for human structures will take at

Achievable:
With

Time-Bound:

least 10years of curing. The proponents must have a plan

help

of

Ayaland

Corporation,

the

local

government unit (LGU) and the participation of the

residents of Pandacan Manila with the compliance to R.A
1096 or The National building Code of the Philippines and
local ordinances acting upon, the proposed project will be

to the for it to generate income while still in the process of

treatment. For this reason, the investors will get their
financial investment while preparing for the business park
development construction. The project must be timely
observed.

achievable after 10 years or less.

E. S.W.O.T Analysis

Realistic:

Strength:

Soil contaminated site of Pandacan oil depot would be a

Topographic and Mapping Survey Division)

threat for the environment and most importantly to human

health. The relocation of the depot will give the opportunity

The site is relatively flat (according to NAMRIA :

Has an access to (traverse by) Philippine National

Railroad.

for the developer to develop the site. The business park

proposal will be a great idea in planning to provide a

Accessible to Pasig River (Seat of Power).

sustainable community. But like any other project the

The site is situated near residential, commercial and

success of this proposal is dependent to the developer and

institutional areas which can be a good option for

to the acceptance of the public.

this kind of development.

67

The

strengths

will

be

improved

by

the

following

accordingly:

relatively

flat.

Proper

planning

of

the

proposed business park shall be meticulously

observed.
Road widening can be an option in providing good
access for the expected volume of users.

The existing road is too narrow for this kind of

Having an adjacency in bodies of water (Pasig

River, Estero de Pandacan) can also be a

the risk flood from the river.

The

public

is

not

familiar

to

contaminated soil of the site.

Informal settlers surrounded the site. It may
discourage the possible user of the development.

The site possesses columns and slabs because of

The project will provide opportunities primarily to the

The proposal can uplift the land value of Pandacan

Oil Depot by the development of the proponents
(Comparison of the Taxes of oil depot to the

brownfield

redevelopment that will be using in treating the

Brownfield redevelopment treatment can eradicate

Pandacan residents.

weakness.

Providing seawall in perimeter of the site to prevent

Opportunities:

development.

The weaknesses will be obviated by the following:

soil contaminants present in the site.

Weaknesses:

The site is contaminated with chemical materials

came from the oil storage.

Considering as an asset of the site because of

being

its previous use.

proposed business park will be observed).

The

project

community

will
to

provide
live

opportunity

healthier

and

for

the

cleanlier

environment due to the sustainability of the

development compared to the industrial zone of the
68

depot that emits chemical hazards.

F. Site Pictures

Opportunities will be augmented by:

Prioritizing the residents of Pandacan, Manila to

acquire opportunities for the business park
development.

the vicinity of the study area. Actual pictures of the site

were not accessed by the proponents due to confidentiality
issues of the management of Pilipinas Shell Petroleum

Threats:

The following pictures show the existing facilities in

Corporation.

The community may not accept the idea or process

of Brownfield Redevelopment.

The possible effect to the land value of Pandacan,

Manila

while

the

brownfield

redevelopment

treatment is ongoing.

The possible high tides because of the adjacency to

Pasig River can give destructions for the business
park development.

The threats will be obviated by the following:

Existing road in the vicinity

Existing condition of
Pandacan de Estero

The proponents must discuss well the process

of brownfield in order to understand and accept
it by the user and the developer.
69

V.

PLANNING CONSIDERATIONS AND DESIGN

STANDARDS
A cleanup and remediation process should take place

in treating the contaminated land of the depot. Cleaning

the site will remove the toxic wastes present which pose a
danger to the health of the existing and potential users.
After this process, the development of the proposed
Business Park follows. The Business Park will consist of a
The view of Pasig River outside the
guarded fence of the oil depot

Adjacent Carlos P. Garcia

High School

Mall, BPO offices, condominium, parking building, vertical

housing, open spaces and parks. The location of the site
should take advantage of its adjacency to the Pasig River.
A waterfront development should be implemented for the
enhancement of the city image. The roads for circulation
and access are a major problem in the site. Road widening
is proposed to address this problem. Open spaces, parks
and gardens will be incorporated so as to develop a
peaceful and relaxing environment. The existing plants will

Residential areas in the vicinity of

the depot. Some of which are
informal settlements

The dirty and unsanitized estero

beside the study area.

be retained and additional native plants will be added for

aesthetic purposes and to serve as noise buffers up
against the adjacent residential area.
70

A. General Guidelines

B. Height and Mass

1. Each proposed building should have a distinct

architectural concept that is consistent in theme but
rich in subtle variation.
2. Buildings within Business Park should be designed

The height and mass of business park buildings

should consider the visual and physical relationship to
adjacent uses. A structure that dominates its environment
by its relativesize is strongly discouraged.

to provide a clear, unified, and easily identifiable

1. The mass of a larger building should be broken

image. Methods to achieve this include using similar

down into a group of buildings clustered into

architectural styles and materials, complementary

traditional building compounds or a campus setting

roof forms, signs, colors, and decorative pavement.

to create a sense of community and shelter.

3. All buildings should relate visually to one another,

2. Building design should employ clean, simple,

be compatible with adjacent buildings, and not

geometric forms and coordinated massing to

obscure desirable views, such as the Pasig River,

produce overall unity, scale, and interest.

from nearby proposed buildings.

3. Varying building heights/massing and setbacks to

4. Encouraged architectural qualities and design

elements for business park buildings are:
a. Building

modulation

indentations

warehousing is encouraged.
and

architectural details;
b. Building entry accentuation;
c. Screening of equipment and storage areas; and
d. Landscaping to soften building exteriors and
buffer between uses.

define different functions such as offices and

C. Building Design
1. Variety in building forms should be employed to
create visual character and interest.
2. Facades with a high level of visual interest from
both vehicular and pedestrian viewpoints are

71

encouraged. The exterior character of all buildings

should

enhance

pedestrian

activity

in

their

immediate vicinities.

2. Rooftops should be considered as design elements

from various viewpoints: at ground level, from other
buildings, and from adjacent perimeter roadways.

3. Long unbroken building facades should be broken

Mixing roof forms on buildings creates variety in the

up with architectural details. Facades with varied

roofscape. Roofs should also be interesting when

front setbacks are encouraged to provide visual

seen from above in higher buildings.

interest.

3. Rooftop equipment should be screened from view

4. Rear and side wall elevations should provide

building offsets and architectural details similar to
the front facade.

on all four sides by architectural features integrated

with the design of the building.
4. Roof design shall allow solar panels to be

5. Entrances to individual buildings should be readily

integrated into the roof design, flush with the roof

identifiable to visitors through the use of recesses or

slope. Building orientation and shading design

pop-outs,

should minimize solar gain and maximize daylight

roof

elements,

columns,

or

other

architectural elements.

harvesting.

D. Roofs

E. Materials and Color

1. Roofs should be integral to the architectural theme

1. Roof design shall allow solar panels to be

of business park buildings and contribute to the

integrated into the roof design, flush with the roof

visual

park

slope. Building orientation and shading design

buildings should include variations to avoid long,

should minimize solar gain and maximize daylight

continuous planes.

harvesting.

continuity.

Rooflines

of

business

72

2. Materials should be chosen to withstand abuse by

vandals or accidental damage by machinery. False
facades

and

other

simulated

materials

and

ornamentation are discouraged.

3. Clear or lightly tinted low-e glass (glazing) should

and breaking up plain walls.

8. A color palette should be used on business park
buildings to help reduce their perceived size.
Contrasting trim and color bands that help break up
the vertical monotony of flat walls are encouraged.

be used, particularly at pedestrian levels where

9. Brightly colored and highly reflective roof surfaces,

transparency between indoor and outdoor spaces is

including unpainted galvanized metal roofing and

desirable.

illuminated roofing, are prohibited.

4. The uses of various siding material (i.e. masonry,

concrete texturing, cement, or plaster to produce
effects of texture and relief that provide architectural
interest) are encouraged.
5. Storage containers or accessory structures shall be
architecturally treated on all four exterior sides of
the building.

F. Parking and Circulation

A fundamental development objective for all sites is the
safe and efficient movement of vehicles and pedestrians
with the least amount of impact to the surrounding
properties.
1. Sufficient paved, off-street parking shall be provided

6. Storage containers or accessory structures shall be

onsite with assigned spaces that are compliant with

architecturally treated on all four exterior sides of

the National Building Code of the Philippines. No

the building.

required parking shall be permitted on any public

7. The use of compatible colors in a single facade or

composition is required. Compatible colors add
interest and variety while reducing building scale

street or access road or at any place other than the

paved parking spaces provided.
2. Parking shall be designed to minimize conflicts
73

between automobiles and pedestrians and create a

7. Pedestrian

circulation

should

be

physically

clearly organized system of entrances, driveways,

separated from vehicular circulation as much as

and parking lots, while still providing adequate and

possible to reduce traffic hazards and make the

convenient parking spaces.

pedestrian system safer, more efficient, and visually

3. Vehicular access to any site shall be designed to

encourage an efficient, smooth flow of traffic in

attractive.
8. Intersections

where

pedestrian

routes

cross

relationship to other driveways, street curvature,

vehicular traffic are critical areas and should be

site distances, median cuts, and other common

clearly marked for visual identification by both

traffic engineering criteria. Paved areas and curb

motorists and pedestrians.

cuts should be minimized.

9. At least one sidewalk connection between the

4. Parking lots and driveways shall be designed for

building and the perimeter street is required. Large

sufficient movement to avoid conflict with vehicular

parking areas shall have sidewalk connections to

traffic in the street.

the building entries or ground plaza areas.

5. Gated parking is discouraged but if required shall

10. Commuter bicycle accessibility to and within the

be designed to prevent traffic queuing onto a public

business park is encouraged. Bicycle storage

street.

facilities should be provided.

6. Access for each site shall be determined in concert

11. Parking structures should be designed as integral

with the business parks overall traffic circulation,

components of the overall design of the specific

capacity needs, and requirements. Full movement

project

access points on arterial streets shall be located a

incorporated in both the parking structure and the

minimum of 800 feet from a signalized intersection.

buildings served.

with

related

materials

and

forms

74

12. Adjacent properties should be adequately screened

from the parking structures and lots.

2. Landscaping should be in scale with adjacent

buildings and be of an appropriate size at maturity

13. The design of surface parking lot lighting fixtures

to accomplish its intended purpose.

shall be compatible with the architecture used in the

3. Elements such as trellises, arcades, terraces, and

development and not be on poles over 25 feet high.

patios should be utilized to provide transitional

14. In public parking lots, a higher foot-candle level

spaces between the interior and exterior of

should be provided at vehicle driveways, entry

buildings. These elements should utilize colors and

throats, pedestrian paths, plaza areas, and other

materials that unify architectural themes

activity areas.

4. Landscaping should be used to define areas such

15. Parking and security lights will not be obtrusive to

neighboring residential properties.

as entrances to buildings and parking lots, provide

transition

16. Parking and security lights will not be obtrusive to

neighboring residential properties.

between

neighboring

properties

(buffering), and provide screening for outdoor

storage, loading and equipment areas.
5. A minimum of 50% of the area should have shade

G. Landscaping

coverage at tree maturity. Maintenance trimming

1. Landscaping shall preserve and protect the special

must comply with these requirements.

attributes of the area and minimize adverse effects

6. Landscaping within courtyards and patios should

on the natural environment to the greatest extent

include a balance of hardscape and softscape

possible.

materials.

Regionally

appropriate

landscape

treatments are encouraged to create a continuous

landscape character throughout the business park.

7. All metal planters or accessory features shall be

powder-coated galvanized metal.
75

8. Landscaping around the entire base of the building

softens the edge between the parking lot and
building and is encouraged.
9. Pedestrian
accentuated
materials,

areas
by

shall

13. Use of landscape elements adjacent to walls is

encouraged in business park areas to reduce their

be

incorporating

canopied

adapted for deep watering.

trees,

identified
distinct
and

and

visual impact and opportunities for graffiti.

paving

14. Landscaping should be protected from vehicular

extensive

encroachment by raised planting surfaces or the

groundcover plantings.

use of curbs.

10. A 6-foot or larger landscape strip should be

15. Parking

areas

should

be

well-lit

and

well

provided between parking areas and the office

landscaped to create the appearance of cars in a

(front) portion of a structure, including a 6 curb.

forest rather than trees in a parking lot.

The use of drought-tolerant trees, shrubs, and

groundcovers is encouraged.
11. A

minimum

24

box

tree

16. Continuous planting strips should be provided

between every other row of parking. The strip

shall

be

planted

should be a minimum of 5 wide not including a 6

throughout, to establish a mature look at initial

high curb with a 12 wide concrete strip on both

planting, except at entries and accent points where

sides (8 gross width).

a minimum 48 box tree shall be used.

17. Surface

parking

areas

adjacent

to

primary

12. Trees in paved areas should be provided with deep

circulation corridors shall be screened and/or

root barriers, deep root automatic irrigation, and

buffered with a combination of landscape planting,

expandable metal tree grates of adequate size.

berms, and fencing.

Root barriers shall be of a material specifically

18. Landscaped

designed for containing tree roots. Irrigation shall be

clearance

areas
to

fire

should

provide

protection

sufficient

features

(i.e.
76

connections, hydrants, and backflow preventers). In

2. Lighting fixture placement should provide the

hydrant locations, the canopy height of trees should

appropriate illumination for outdoor areas such as

be a minimum 6 feet and the clearance radius

parking,

around the hydrant should be a minimum of 3 feet.

walkways, and work areas.

shipping

and

receiving,

pedestrian

New planting around fire hydrants shall provide a

3. If business park activities and operations occur

minimum of seven feet clearance to allow for plant

during the night, low-level lighting versus high mast

growth.

lighting should be provided at driveway entrances.

4. Light spread should be confined to site boundaries.

H. Lighting
Landscaped

areas

should

provide

sufficient

VI.

ARCHITECTURAL PROGRAMMING

clearance to fire protection features (i.e. connections,

hydrants, and backflow preventers). In hydrant locations,
the canopy height of trees should be a minimum 6 feet and
the clearance radius around the hydrant should be a
minimum of 3 feet. New planting around fire hydrants shall

A. User Analysis
1. Existing User
a.

Community of Pandacan:
-

These are the existing people using the site

provide a minimum of seven feet clearance to allow for

to be studied. These are the ones to be

plant growth.

served by the development primarily, the

1. The visual impact and amount of spillover light

residents

of

Pandacan,

Manila.

The

should be minimized for surrounding uses. High-

development and the people are dependent

mounted, widely spaced pole fixtures that illuminate

to each other in a way that the development

large areas from a single source are prohibited.

will provide an opportunity in ensuring that

77

the

community

will

have

cleaner

environment because of the sustainability

c. The Facilitator:
-

Since

the

proposal

is

complex

advocacy of the proposal. On the other hand

development, the facilitator will be the head

the community fully cooperates with the

that will implement the proposal for the whole

development by supporting the advocacy.

development.

2. Potential Users
a.

The Developer:
-

These users will be in charge of the

d. Person with Disability (PWD)

-

The proponents must consider the space

allocation for the PWDs. Standard sizes of

development phase of the project. These

each facility must be observed. (see B.P 344

people include the companies who will

Accessibility Law).

facilitate the brownfield redevelopment, the

development of the Business Park and the
company for financial support. Also, the
workers for the construction phase are
involved here.

e. Consumers
-

These are the people who will purchase the

services of the proposed Business Park.
These are the ones who will serve as the
market of the business area which will make

b. The Owner:
-

the project feasible

The owner is the one who will finance the

proposal. Adequate space for the owner
should be considered.
78

B. Space Analysis
1. Mall

Staircases - one of the most important means of travelling

between different levels. Appropriate dimension, materials

Access Requirements The proposed mall shall be

and detailing of treads and risers are important for a

designed to accommodate the type and volume of

comfortable and safe transition between levels in both

vehicular traffic anticipated. Site should have controlled

directions. Escape staircases are vital in the case of any

exit and entry points to control the ingress and egress of

emergency for occupants to evacuate. The design of

potential users at site and vehicular movements.

escape staircases should aim to provide all occupants with

a safe and efficient

Building Entrances The proposed mall should have

Toilets - The toilet is a necessary provision that should be

clearly defined, highly visible customer entrances with

included as part of the facilities in the mall. It is important

features such as canopies or porticos, arches, wing walls

to place them discreetly and yet easily identified and

and integral planters. It should front the roads on which

accessible.

they are located, wherever possible.

Commercial stalls - Malls tend to be crowded and
Seating areas - Seating should be provided at the lobby,

cluttered, as such, the narrow lanes may become barriers

atriums, along corridors or at a designated area.

to some. It is good practice to ensure that the design of

Designated sitting areas should be easily accessible and

commercial stalls cater to the convenience of all users

visually linked to the main circulation pathways. For safety

through well designed routes and signage as well as

reasons, seats should be placed away from railings

thoughtful arrangements and layouts.

overlooking a void.
79

Food Courts and Cafs - It is important to ensure that all

food and beverage places are accessible easily by all
through the provision of appropriate furniture, amenities
and clear circulation paths
Service entrances, loading facilities and storage These
shall be located at the rear of buildings. They should be
screened from view from residential properties and along
sidewalks and roadways through the use of masonry walls
and landscaping to achieve an opaque screen
Outdoor seating areas These shall be well landscaped
and incorporated into the overall site design. Outdoor
seating areas should be set back and screened from
parking areas and driving aisles.

2. BPO Office Building

An

office

building

must

have

flexible

and

technologically-advanced working environments that are

safe, healthy, comfortable, durable, aesthetically-pleasing,
and accessible. It must be able to accommodate the
specific space and equipment needs of the tenant. Special
attention should be made to the selection of interior
finishes and art installations, particularly in entry spaces,
conference rooms and other areas with public access.
Workstations shall be properly equipped with minimum
office equipment.

Meeting Spaces - rooms are developed on a module,

allowing flexibility in space planning: the area of two
medium meeting rooms equals that of one large meeting
room; a medium meeting room can be divided into two
small meeting rooms. If a medium meeting room is underutilized, then its space can be converted to two small
meeting rooms or as a small meeting room and an office
or other function.
80

Quiet Rooms - are intended to serve as unscheduled

template. Space for either a free-standing or an enclosed

meeting or workspaces, accommodating private telephone

closet also is provided for visitor coat storage.

calls or teleconferences.
Reception Areas - All stand-alone office suites require an
Beverage Counters, Kitchenettes - increase the area

entry and reception function. The planning template

allocation for this function in order to incorporate a code

includes a selection of open-area reception facilities:

requirement for a double sink as well as space for a

small (4.2 m), seating 1 to 2 persons;

refrigerator, microwave enclosure, water cooler, and

medium (8.6 m), seating 3 to 4 persons; and

refuge/recycle containers. In many offices, the beverage

large (13.4 m), seating 5 to 6 persons.

counter function has evolved into an informal meeting

place where staff exchange information and generate
ideas.

3. Condominium
Space allocations shall provide areas for living,

Equipment/Work Centre - recommended size is 13.9 m

(1500 mm x 1500 mm grid) to a 14.9 m (600 mm x 1200
mm grid) module for equipment/work centres. A smaller
workgroup is allotted half of this area.

dining, kitchen, sleeping, toilet and bath, laundry/ drying

area and storage -the minimum sizes of which shall be in
accordance with the requirements of the National Building
Code of the Philippines and its Implementing Rules and
Regulations/referral codes.

Storage - An allocation for storage space needed to

Dwelling units - Single occupancy units shall have a

accommodate stationery, forms, IT equipment, and

minimum floor area of 18 square meters, however, a net

general bulk storage is incorporated into the planning

floor area of 12 square meters may be allowed. The

81

minimum floor area of family condominium units shall be

36 square meters and 22 square meters for open market

Service Area (Laundry/Drying Area) - Adequate laundry

and medium cost condominium project respectively.

and drying areas shall be provided.

Parks/Playground (exclusive of easements, access roads,

Reservoir/Water Tank - If the height of the building

driveways, parking space) - The minimum area for a single

requires water pressure in excess of that in the main water

park/playground shall be 50 square meters. Increments of

line, a water tank shall be provided.

3.00 square meters for every additional family dwelling

type in excess of 10 units shall be added.

Mechanical Equipment and Service Areas - Provision of

elevators shall conform to the plans and specifications of

Parking

Space

Requirement

The

parking

slot

the duly licensed architect/engineer who shall determine

requirement for residential and commercial condominium

the requirement for elevators including the number of cars,

project snail be in accordance with the provisions of the

capacity, safety features and standards, elevator type,

National Building Code of the Philippines.

speed and location in relation to the over-all design and

use of the building

Access Roads - Roads shall serve every building, parking

space, park/playground and service points (e.g. garbage

Refuse

collection points). Minimum roads or right-of-way shall be 8

depository area and efficient refuse collection and disposal

meters, 6 meters thereof shall be the carriageway and the

services shall be provided whether independently or in

remaining

conjunction with the city or municipality garbage collection

meters

sidewalk/planting strip.

shall

be

developed

as

Collection/Disposal

Centralized

garbage

and disposal services

82

4. Parking Building
Parking Space - Typical parking stall dimensions vary with
the angle at which the stall is arranged in relation to the
aisle. Stall widths (measured perpendicular to the vehicle
when parked) range from 8-1/2 to 9-1/2 feet. The minimum
width for public use parking spaces is 9 feet by 19 feet.

Elevators - shall be located where the door and open cab

are visible to the public using the facility. The shaft and
elevator cab should have glass facing the public view. Any
glass tinting should be minimal to ensure daytime and
nighttime visibility.

Stairwells - must be integrated into the design and footprint

of the parking structure and shall be more than just open
air railings attached to the exterior of the structure.
Office Spaces These areas are for the administration
staff of the parking building. Minimum size requirements
shall be in accordance to the national building code.
83

C. Site Inventory

84

D. Site Analysis
TOPOGRAPHICAL SETTING:
The sites topography is relatively flat with some portions
below sea level. During high tide, the sea water goes
about two kilometers inland along the Pasig river towards
its source, the Laguna de Bay a fresh water lake.
HYDROLOGICAL SETTING:
Natural Drainage:
The existing river in the site is the Pasig River. The river
provides main drainage that links to Manila de Bay and

ANNUAL PRECIPITATION:
According to theCoronas Classification (1920), Manilas
climate belong to the 1st type of which has two pronounced
seasons dry from November to April and wet duringthe
rest of the year.
SEISMICITY:
Pandacan is classified in low risk zone meaning, the
stability of the structures and development is not delicate
in this area.

Laguna de Bay.

BUFFER ZONE:

Existing Waterways and Esteros:

Buffer Elements:

The existing esteros that is near to the site is the Estero de

Applying landscape elements such as trees and shrub in

Pandacan. A waterfront development is desired to take

the border near to the Pasig River will serve as a buffer to

advantage its proximity to existing waterways and esteros.

the unpleasant odor of Pasig River . On active area buffer

SOIL CONDITION:
The major soil in the mapping unit consists of Eutropepts
and Dystropepts. Both belong to the order of inceptisols.
These soil have narrower adaptability for agriculttural
crops and is more desirable for construction purposes.

is also needed as the proponents advise.

Prevailing Winds:
Prevailing winds shall be consider in planning a business
park. The buildings should be orientaed as where the
circulation of wind is more prominent for natural ventilation.
85

E. Bubble Space and Matrix Diagrams

86

87

88

89

90

VII.

DESIGN CONCEPT AND PHILOSOPHY

adequate ventilation and making material choices

A. Design Philosophy

Humanity has the ability to make development

sustainable to ensure that it meets the needs of the present without
compromising the ability of the future generation to meet their
own needs.
- World Commission Environment and Development
B. Design Concept
Green + Sustainable Design

Creating a healthy indoor air environment with

that minimize volatile organic compound (VOCs)
outgassing within the home.

Providing for the efficient use of water via

appliance, faucet, and shower head choices and in
arid climates by xeriscaping and recycling grey
water and capturing rain water for landscaping and
other non-potable uses.

The concept of the whole development revolves

Sustainable design ensures that the development does

around Green Architecture and Sustainable Design. The

not cause irreversible damage to ecosystems health and

primary principle of the green concept is that the buildings

does not inhibit the opportunities of future generation.

in the development serve to reduce many of the harmful

Applying these concepts to the proposed Business Park, a

impacts they have on the environment and its inhabitants.

healthy and lively community might be developed thus

Generally, it revolves around the following issues:

ensuring to reduce life threatening contaminants in the

site, improve public safety, generate income, and produce

Designing for energy efficiency including the use of

more jobs for the people.

renewal energy sources such as wind, geothermal,

and solar.
91

VIII.

CONCEPTUAL PERSPECTIVES

92

93

94

IX.

o Security System

COST ANALYSIS

A. Rough Estimate Of The Proposed Business Park

would be in place including smoke

and heat detectors along with motion
systems.

The data presented for the rough estimate of the

o Telecommunication System

business park is only a basis for cost estimate per square

o Mechanical System

meter of the total construction cost of each structure.

Elevators, escalators and stairwells

o Doors and Partitions Materials

1. Commercial mall: approximately 13,000-15,000Php

o Acoustics Materials

per square meter

Cost Breakdown:

For ceilings and walls (soundproofing)

o Foundation and Slab Cost

o Labor Cost

o Roofing Materials

o Machine and Equipment Cost

o Finishes
-

Exterior Finishes

Interior Finishes

Flooring Finishes

o Plumbing Fixtures and Fit-outs

o HVAC System
-

would include heaters and cooling

Note: The data above is only an approximation of the

Construction Cost per square meter of a Commercial Mall
based on:
o Davis and Langdon Seah Construction Handbook of
the Philippines 2012
o Constructiont Cost Estimate per square meter of

ducts along with all required

Fisher Mall, Quezon City

equipment.

Source: Arch. Vavic dela Pasion,uap , designer of

95

o Mechanical System

the Fisher Mall from, Palafox Associates.

o Doors and Partitions Materials

2. BPO Office: approximately 8,000 10,000Php per square

o Acoustics Materials

meter.

Cost Breakdown:

For ceilings and walls (soundproofing)

o Labor Cost

o Foundation and Slab Cost

o Machine and Equipment Cost

o Roofing Materials
o Finishes

Elevators, escalators and stairwells

Note: The data above is only an approximation of the

Exterior Finishes

Construction Cost per square meter of a BPO Office based

Interior Finishes

on:

Flooring Finishes

o Plumbing Fixtures and Fit-outs

o HVAC System
-

the Philippines 2012

would include heaters and cooling

ducts along with all required
equipment.

o Security System
-

o Davis and Langdon Seah Construction Handbook of

3. Multi-Storey Parking Building: approximately 6,000

12,000Php per square meter.
Cost Breakdown:

would be in place including smoke

o Foundation and Slab Cost

and heat detectors along with motion

o Roofing Materials

systems.

o Finishes

o Telecommunication System

Exterior Finishes

96

Interior Finishes

Flooring Finishes

o Plumbing Fixtures and Fit-outs

o HVAC System (optional)
-

would include heaters and cooling

ducts (for admins office) along with all

4. Condominium: approximately 5,500 - 6,500Php per

square meter.
Cost Breakdown:
o Bath fixtures

is greatly advised)

o Built In Appliances
o Cabinets

would be in place including smoke

o Carpeting

and heat detectors along with motion

o Countertops

systems.

o Doors

o Mechanical System
-

required equipment. (passive cooling

o Security System
-

the Philippines 2012

Elevators, escalators and stairwells

o Excavation
o Exterior Finish

o Labor Cost

o Exterior Trim

o Machine and Equipment Cost

o Final Cleanup

Note: The data above is only an approximation of the

Construction Cost per square meter of a Multi-Storey
Parking Building based on:
o Davis and Langdon Seah Construction Handbook of

o Finish Carpentry
o Finish Hardware
o Flooring
o Foundation, Piers, Flatwork
o Heating and Cooling Systems
97

o Insulation
o Interior Wall Finish
o Lighting Fixtures
o Painting
o Plumbing Fixtures
o Plumbing Rough-in and Connection

5. Roads and Pathways:

This analysis assumes that the current status of the
site has an inadequate right of way for the expected
volume of users.
Additionally, right of way for Pandacan Oil depot is

o Roofing, Flashing, Fascia

8.00 meters wide; it is the only public road that has an

o Rough Carpentry

access to the development and to the public. It is critical

o Rough Hardware

information to be able to provide adequate space for traffic

o Unit Heating and Cooling

circulation immediately around and to the proposed site.

o Windows
o Wiring

It is anticipated that semi-trucks and other large

delivery vehicles will be a necessary part of the daily traffic
at the site. With this in mind, care will need to be taken to
ensure that turning radii are adequate to allow for these

Note: The data above is only an approximation of the

types of vehicles.

Construction Cost per square meter of a Condominium

based on:

The cost estimate can be broken down into the

following elements:

o Davis and Langdon Seah Construction Handbook of

the Philippines 2012.

o Concrete separated interior sidewalks (1.80 meter

width) Assumes approximately 2,550Php linear
meter of sidewalk throughout the interior. Cost
98

includes excavation and grading for approximately

17,200,000Php

the Philippines 2012

o Paved exterior pathway system along the site

Assumes approximately 1,080 linear meters. Cost

Davis and Langdon Seah Construction Handbook of

P.D 957 THE SUBDIVISION AND CONDOMINIUM

BUYERS' PROTECTIVE DECREE.

includes excavation and grading for approximately

47,300,000 Php
o Paved interior streets (6.00 meter wide interior
streets, no curb and gutter) Assumes 1,275 linear
meter of street, including excavation and grading for
approximately 30,100,000Php

Intersection

above

Brownfield

Redevelopment

Treatment

Application On The Site:

Based on EPA (Environment Protection Agency) of

brownfield redevelopment treatment per square meter

This

option

assumes a signal and widening of lanes as

identified

of

United States of America the approximate cost of

o Intersection Options:
Signalized

6. Cost

for

converted to the local currency is ranging around 5,500

6,000Php.

approximately

15,050,000Php.

Applying Brownfield Redevelopment treatment on to

the site which is a 11.5 hectare area lot property of Shell

The total estimate for this component of the site is

Corporation would have a total cost of 690,000,000Php.

approximately 110,295,000Php for the roundabout option.

Note: The data above is only an approximation of the Cost
Note: The data above is only an approximation of the
Construction Cost of Roads and Pathways based on:

of Brownfield redevelopment treatment applying on the site

based on:
o Laws and Statutes of

Brownfield

and Land

99

revitalization

of

EPA

(Environment

Protection

X.

GOVERNING LAWS

Agency) of United States of America.

o Project Comparison Analysis to a foreign projects

The proposed Business Park will be designed in

(The Port of Portland: A Brownfield Remediation of

accordance and conformity to the following laws and

Industrial Lands)

Ordinance:

7. Summary of Cost Analysis

Presidential Decree No. 1096 or the National

Building Code of the Philippines

Commercial Mall (approx.

37 000 sq. m.)

37 000 x 13 000 Php =

481 000 000.00Php

BPO Office (approx.

1 700 sq.m.)

1 700 x 8 000 Php =

13 600 000.00Php

Parking Building (approx.

2 700 sq. m.)

2 700 x 6 000 Php =

16 200 000.00Php

Apartment Building
(approx. 2 100 sq.m.)

2 100 x 5 500 Php =

11 550 000.00Php

Condominium (approx.
2 000 sq. m.)

2 000 x 5 500 Php =

11 000 000.00Php

Roads and Pathways

110 295 000.00Php

Brownfield Redevelopment

690 000 000.00Php

City Ordinance No. 8119

Batas Pambansa Blg. 344 or The Law to Enhance

Mobility of Disabled Persons

Republic Act No. 1185 also known as The Fire

Code of the Philippines

Presidential Decree No. 957 or Subdivision and

Condominium buyer's Protective Decree

Republic Act No. 4726 or The Condominium Act

Republic Act No. 9593 otherwise known as

Tourism Act of 2009 and Its Implementing Rules
and Regulations

TOTAL:

1 333 645 000.00Php

100