Republic of the Philippines

BATANGAS STATE UNIVERSITY

College of Engineering, Architecture and Fine Arts
Pablo Borbon Main II, Alangilan, Batangas City

CENTRO
Fostering a Forefront Metropolis in the South through a
Proposed BPO Building, Dormitel and Retail Complex
Brgy. Mamplasan, Biñan City, Laguna

A Thesis Proposal Presented to the

Faculty of Architecture, Interior Design and Fine Arts
College of Engineering, Architecture and Fine Arts

In Partial Fulfillment of the Requirements for the

Degree of Bachelor of Science in Architecture

Submitted by:
Marie Pauline C. Umahon

March 2016

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 ABSTRACT

The business districts in Metro Manila are sprawling uncontrollably. Buildings

sprout rapidly in the Metro, the traffic builds up, malls are overcrowded and the green,

open areas are inadequate. As these problems are arising, people in the Metro are

looking for a place where they can shop and enjoy wherein the place is free from traffic

and air pollution. The south is no longer hard to travel to because of the easy access

from South Luzon Expressway and the National Highway. Urbanites can enjoy their fun

and leisure activities in a closer to nature ambience.

The study gives emphasis on the progress of Binan City proving its potential to

hold mixed-use developments and establishments. Centro is a carefully mastered plan

making the township of choice in Biñan Laguna, complete with all the necessities for an

active, well-rounded, and privileged lifestyle. The city of Biñan is one of the fastest

developing cities in the Philippines.

This study will improve the given potential of the city in attracting local and

foreign investors. The study will also take advantage of the exceptional location and

good governance of the city that will definitely enhance and nourish any business to be

established in the future.

One of the challenges that the study will encounter is the West Marikina Fault

line wherein the proposed mixed-use development may be affected in case the fault

becomes active. The planning phase of the development will be carefully considered to

make the project resilient to any calamity. The proposed hub will be systematically

planned with consideration to the environment and the people.

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 ACKNOWLEDGEMENT

The researcher would like to express her deepest gratitude to everyone who

helped her in making this research study possible. Above everything, the researcher

acknowledges the Almighty God for the strength He has blessed her and for not leaving

her alone all throughout this phase of her life. The researcher believes that nothing

would be possible if she had this battle alone.

The researcher is very grateful for all the support, whether financially, morally,

physically or spiritually, that came from her family. She recognizes the great effort of her

family on how they provide financial assistance for it is the struggle they face at the very

beginning of this study. She is very thankful for all the prayers they had given when

finishing this study seems very impossible.

To the greatest people she had met in college, ARKD, the researcher is blessed

to have these people around her all throughout the completion of this project. Through

thick and thin, everything can be endured as long as these people are around the

researcher. She is grateful for all the memories they had shared and will share in the

future.

To her classmates, ARC 4203, the researcher is blessed to have people like

them in her life. As the saying goes, quality over quantity. They may have been not more

in number, but the researcher guarantees that extreme happiness happens when they

have all the time to be together. This class may have faced all problems, but they stand

firm to continue their dreams in order to be in the respective profession.

To the instructors and faculty members of Architecture, Interior Design, and Fine

Arts Department, who played a big part in nourishing and enhancing the researcher’s

knowledge for the past years until the day that she is ready to face this bigger challenge

in her student life, thank you. They are the reason behind every challenge that the

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researcher tries to surpass, and the fulfilment of this thesis proposal is the greatest gift

the researcher could give back to them.

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 DEDICATION

In the fulfilment of this thesis proposal, the researcher would like to dedicate this

study to the following persons:

To her beloved parents, Juvy and Willy Umahon;

To her brothers, John Joseph and Von Michael Umahon;

To her loving grandparents; Florencia and Miguel Calpito

To her classmates, ARC-4203;

To ARKD;

To the Department Professors;

To her research instructor, Ms. Joy Fatima Mendoza,

To the citizens of Batangas City whose taxes became an instrument for the

researcher to continue this course until the end.

To all her fellow students of Batangas State University

Especially all Architecture, Interior Design and Fine Arts students;

This wonderful endeavour is all for you.

~ Marie Pauline Calpito Umahon

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 TABLE OF CONTENTS

TITLE PAGE i
ABSTRACT ii
ACKNOWLEDGEMENT iii
DEDICATION v
TABLE OF CONTENTS vi
LIST OF FIGURES vii
LIST OF TABLES viii
LIST OF APPENDICES ix

Chapter I – The Problem and Its Background

1.1 Introduction 1
1.2 Background of the Study 2
1.3 Significance of the Study 5
1.4 Objectives of the Study
1.4.1 Project Objectives 6
1.4.2 Design Objectives 7
1.5 Statement of the Problem 7
1.6 Theoretical Framework 8
1.7 Conceptual Framework 9
1.8 Scope and Delimitation 9
1.9 Definition of Terms 10
1.10 Acronym 14

Chapter II – Review of Related Literature

2.1 Foreign Researches 15
2.2 Local Researches 19
2.3 Foreign Studies 22
2.4 Local Studies 28
2.5 Synthesis 29

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Chapter III – Research Methodology
3.1 Research Design 35
3.2 Data Analysis and Presentation 38
3. 2.1 Site Selection 39
3. 2.1.1 Site Criteria 40
3. 2.1.2 System of Evaluation and Rating 41
3. 2.1.3 Site Justification 42
3.2.2 Site Data 46
3. 2.2.1 Macro Site 46
3. 2.2.2 Micro Site 81
3. 2.3 Site Analysis 87
3. 2.3.1 SWOT Analysis 87
3. 2.3.2 Summary of Site Analysis 92
3. 2.4 User’s Analysis
3. 2.4.1 User’s Demography 93
3. 2.4.2 Organizational Structure 97
3. 2.4.3 Behavioral Pattern/Analysis 101

Chapter IV –
4.1

Chapter V –
5.1

Chapter VI –
6.1

Chapter VII –
7.1

Chapter VIII –
8.1

BIBLIOGRAPHY
APPENDICES
CURRICULUM VITAE

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 LIST OF TABLES
No. Title Page

Table 1.0 Specific Data Resources 37

Table 2.0 System Evaluation and Rating 41
Table 3.0 Annual Average Percent of Population Increase/Decrease 63
by Barangay
Table 4.0 Projected Population 65
Table 5.0 Actual General Land Use and Urban Land Use 66
Table 6.0 Types of Registered Manufacturing Industries 73
Table 7.0 List of Industrial Firms, By Location 74
Table 8.0 Employment Status 74
Table 9.0 Transport Passengers Per Day 76
Table 10 Growth in Traffic Demand 77
Table 11 Level III System Water Rates 78
Table 12 Level III Coverage Area 78
Table 13 No. and Type of Toilet Facility 79
Table 14 MERALCO Electric Connections, Average Rates 80
Table 15 Lot Bearings 85
Table 16 Architectural Programming – Admin Building 119
Table 17 Architectural Programming – BPO Building 128
Table 18 Architectural Programming – Hotel 138
Table 19 Architectural Programming – Retail Complex 145

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 LIST OF FIGURES
No. Title Page

Figure 1.0 Conceptual Paradigm 9

Figure 2.0 Hong Kong CyberPort 15
Figure 3.0 Nusajaya Commercial Hub 16
Figure 4.0 TECOM 18
Figure 5.0 Summit Ridge Promenade 19
Figure 6.0 Eastwood City Cyber Park 20
Figure 7.0 Rockwell Center 21
Figure 8.0 Toyota Green Business Park Main Building 22
Figure 9.0 Toyota Green Business Park Master Plan 24
Figure 10 Research Paradigm 35
Figure 11 Barangay Bungahan Site Pictures 42
Figure 12 Barangay Mamplasan Site Pictures 43
Figure 13 Barangay Binan Site Pictures 44
Figure 14 Barangay Loma Site Pictures 45
Figure 15 Map of Calabarzon 46
Figure 16 Map of Province of Laguna 47
Figure 17 Map of Biñan City 48
Figure 18 Imagery Map 51
Figure 19 Open Streep Map 51
Figure 20 Road Map 51
Figure 21 Street Map 51
Figure 22 Brent to Pavilion 52
Figure 23 Demography Map 52
Figure 24 Flood Hazard Map 52
Figure 25 Flood Prone Areas 52
Figure 26 Geographic Map 53
Figure 27 Ground Rupture Hazard Map 53
Figure 28 Hazard Map 53
Figure 29 Hybrid Map 53
Figure 30 Land Use Plain 54
Figure 31 Land Use Map 54

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Figure 32 Land Marks Map 54
Figure 33 Light Gray Canvas Map 54

Figure 34 Liquefaction Hazard Map 55

Figure 35 Brgy Boundary 55
Figure 36 Map of Biñan City 55
Figure 37 Tabloid Map 56
Figure 38 Tabloid Map 2 56
Figure 39 PEIS Hazard Map 56
Figure 40 River Map 56
Figure 41 Road Network 57
Figure 42 Structure Plan 57
Figure 43 Topographic Map 57
Figure 44 Zone Map 57
Figure 45 Panoramic View of the Site 81
Figure 46 Site Pictures Portion A 81
Figure 47 Site Pictures Portion B 82
Figure 48 Site Pictures Portion C 82
Figure 49 Panoramic 82
Figure 50 Road and Landmarks Map 83
Figure 51 Lot Distribution 85
Figure 52 Sun and Wind Orientation 86
Figure 53 Organizational Structure of the Owner 97
Figure 54 Organizational Structure of the Owner to Board of 98
Trustees
Figure 55 Organizational Structure of the General Manager 99
Figure 56 Organizational Structure of the Resident Manager 100
Figure 57 Organizational Structure of the Head Officer 101
Figure 58 Behavioral Pattern of Executive Officers 101
Figure 59 Behavioral Pattern of Employees 102
Figure 60 Behavioral Pattern of Front Office Attendants 102
Figure 61 Behavioral Pattern of Head of Security 103
Figure 62 Behavioral Pattern of Security Guards 103
Figure 63 Matrix Diagram – General Building 160

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Figure 64 Matrix Diagram – Administration Building 160
Figure 65 Matrix Diagram – BPO Tower 161
Figure 66 Matrix Diagram – Hotel 162
Figure 67 Bubble Diagram – General Building 163
Figure 68 Bubble Diagram – Administration Building 163
Figure 69 Bubble Diagram – BPO Tower 164
Figure 70 Bubble Diagram – Hotel 164
Figure 71 Bubble Diagram – Retail Complex 165
Figure 72 Hotel Specific 166
Figure 73 Administration Building Specific Matrix 167
Figure 74 BPO Tower – Specific Matrix 168
Figure 75 Hotel – Specific Matrix 169
Figure 76 Retail Complex – Specific Matrix 170
Figure 77 Specialized Utilities – Specific Matrix 171
Figure 78 Administration Building Specific Bubble 172
Figure 79 BPO Tower – Specific Bubble 173
Figure 80 Hotel – Specific Bubble 174
Figure 81 Retail Complex – Specific Bubble 175
Figure 82 Specialized Utilities – Specific Bubble 175
Figure 83 Underground Distribution System 177
Figure 84 Mechanical smoke exhaust control system components 183
Figure 85 Fire Suppression System 184
Figure 86 Fire Sprinkler System 185
Figure 87 Sewage Treatment Process 190
Figure 88 Wastewater Treatment Process 215
Figure 89 Rain Gardens 192
Figure 90 Bioswale 193
Figure 91 Permeable Pavements 194
Figure 92 Urban Tree Canopy 195

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 LIST OF APPENDICES

No. Title Page

Appendix A Request Letter to Conduct Study in VSMMC

Appendix B Questionnaire

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