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Planning
December 01, 2018

Polytechnic University of the Philippines

Ar. Pam De Guzman, LEED AP

Dates Activities / Lecture Topic

COURSE OUTLINE Nov 24 Getting to know
Dec 01 Introduction to Site Planning
Dec 08 No Classes – Submission of Group Work and Mental Map
Dec 15 Parameters of Site Selection and Analysis
Ecological Considerations
Jan 05 Social and Psychological Considerations
Aesthetic and Physical Considerations
Jan 12 Movement Systems
Jan 26 Site Development – Mid Term Examination
Feb 02 Concepts and Principles of Green Architecture
Feb 09 Cost Factors
Feb 16 Free Day – Research
Feb 23 Real Estate Developer Firm Visit (TBD)
Mar 02 Architectural Firm Visit (TBD)
Mar 09 Individual Project Presentation
Mar 16 Submission of Revised Presentation

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COURSE Activities Weight

REQUIREMENTS Class Participation 20%
Group Project 30%
Individual Project 30%
Assignments 15%
Attendance (max. 5 absences) 5%

Project Development Stage

1 2 3 4 5

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Project Development Stage

1 2
In-house

Project Development Stage

1 2
External
Foreign or Local Consultants

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Site Planning
• Site planning is the art and science of arranging the structures on the land and
shaping the spaces between. An art of arranging uses of land.

Purpose
• To learn and practice a logical
method of fitting design programs
and sites harmoniously
• To understand how natural factors
(landscape), socio-economic forces
(planning), and technological
functions (architecture &
engineering) interact in the design
process.
• To understand the importance of
graphic and verbal communication
skills.

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Site Planning Considerations

• Physical
• Biological
• Cultural
• Land Use Suitability

Physical Considerations
Soil Bearing Capacity
Stability
Topography Elevation
Slope
Hydrology Surface Drainage
Aquifer recharge area
Depth to seasonal water table
Geology Seismic Hazards
Depth of bedrock
Climate Winds
Solar access

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Biological Considerations
Vegetation Plant communities
Specimen trees
Exotic invasive species
Wildlife Endangered of threatened species
habitat

Cultural Considerations
Land Use Prior land use
Land use on adjoining properties
Legal Land Ownership
Easements and deed restrictions
Utilities Water
Electric
Sanitary Water
Circulation Traffic Volume
Street function (National Road, etc.)

Historic Archaeological Sites

National Heritage Buildings
Sensory Noise
Visual quality
Smell

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Design Process
1
1. Defining the problem
2. Programming and the analysis of site and user
3. Schematic design and the preliminary cost estimate
4. Developed design and detailed costing
5. Contract documents 2
6. Bidding and contracting
7. Construction
8. Occupation and management (Lynch 11)

Design Process
1

1. Commission
2. Research
3. Analysis
4. Synthesis
5. Construction
6. Operation (Simonds 128-129)

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3 General Activities
1 2 3

1. Research
2. Site Analysis
3. Conceptual Design/ Site Plan/ Masterplan

PROJECT DEVELOPMENT STAGE

Technical Planning

1
In-house

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PROJECT DEVELOPMENT STAGE

1
In-house

PROJECT DEVELOPMENT STAGE

1
In-house

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PROJECT DEVELOPMENT STAGE

Technical Planning with Consultants

In-house + Consultants

PROJECT DEVELOPMENT STAGE

In-house + Consultants

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PROJECT DEVELOPMENT STAGE

In-house + Consultants

Case Study

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PROJECT DEVELOPMENT STAGE

1
In-house

PROJECT CONCEPTUALIZATION

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PROJECT CONCEPTUALIZATION

1. Form the project team

2. Ensure that the project team is properly briefed about the project

PROJECT CONCEPTUALIZATION

- Market Analysis
- Physical Development Analysis
- Development of Project Brief

1. Macro and micro market information relevant to the formulation of the concept
2. Price points and target market

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PROJECT CONCEPTUALIZATION

- Market Analysis
- Physical Development Analysis
- Development of Project Brief

Market Analysis Outline:

1. Target Market
2. Price points per target market
3. Value proposition
4. Supporting Document/ Justification

PROJECT CONCEPTUALIZATION

Site Inspection Report Outline:

- Market Analysis 1. Location Map
- Physical Development Analysis 2. Main and secondary road
- Development of Project Brief access
3. Site Characteristics, including
topography, shape and size,
site development constraints
and opportunities
4. Site investigation studies that
need to be conducted (to be
included in the budget)
5. Zoning and land use
restrictions
1. Determine the physical suitability of the site and identify the studies/
6. Current available capacity of
investigations that needs to be conducted the utilities
2. Verify current available capacity of the utilizes
3. Confirm zoning and land use restrictions (KDB, KLB, KDH, KKOP, etc.
4. Determine accessibility and circulations

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PROJECT CONCEPTUALIZATION

First Massing Study for Klaska

- Market Analysis
- Physical Development Analysis
- Development of Project Brief

1. Validate the assumptions of the highest-use best-use report

2. Identify several possible project types and category options, product mix and
target market including the unique value proposition that will be offered

PROJECT CONCEPTUALIZATION

- Market Analysis
- Physical Development Analysis
- Development of Project Brief

Project Concept Brief Outline:

1. Project Vision
2. Project Size
3. Project Target Market
4. Project Concept
5. Product Mix and GFA Distribution
6. Value Proposition
7. General Marketing Strategy
8. Land Status

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PROJECT CONCEPTUALIZATION

- Preparation of Financial Assumptions

- Preparation of Preliminary Feasibility Study

1. To define all revenue and cost assumptions that will be used in the
preparation of the Preliminary Feasibility Study of all the project concept
options
Technical Planning has to provide the area tabulation per option including the total number of
units, no. of levels, and efficiency

Projection of Income, Disbursement & Profitability - Jagir

PROJECT CONCEPTUALIZATION I

APARTEMEN
INCOME UOM TOTAL
% to Total
Cost
% to Total
Revenue

Tower 1 IDR 511,459,740,000 11.01%

Tower 2 IDR 721,854,540,000 15.54%
Tower 3 IDR 595,998,540,000 12.83%
Tower 4 IDR 832,061,340,000 17.91%
Tower 5 IDR 698,533,920,000 15.03%

- Preparation of Financial Assumptions Tower 6

Retail
IDR
IDR
806,538,600,000
110,156,200,000
17.36%
2.37%

- Preparation of Preliminary Feasibility Study

RUKO IDR 349,171,200,000 7.51%
Total IDR 4,625,774,080,000 99.56%
Rental
Retail (20 year) IDR 20,652,394,950 0.44%
Total IDR 4,646,426,474,950 100.00%

% to Total % to Total
II SCHEDULE OF DISBURSEMENT UOM TOTAL
Cost Revenue
CONSTRUCTION COST :
LAND TRANSFER PRICE IDR 244,387,500,000 7.90% 5.26%
PERMIT IDR 41,919,592,000 1.36% 0.90%
CONSULTANT IDR 84,024,356,000 2.72% 1.81%
BUILDING & INFRASTRUCTURE IDR 2,166,996,655,000 70.08% 46.64%
PRA ESTATE (1 year) IDR 21,030,165,000 0.68% 0.45%
Sub Total Construction Cost IDR 2,558,358,268,000 82.73% 55.06%
GROSS MARGIN Before Overhead & Income Tax IDR 2,088,068,206,950 44.94%
DIRECT COST :
ADVERTISING & PROMOTION IDR 69,386,611,200 2.24% 1.49%
SALES COMISSION IDR 92,515,481,600 2.99% 1.99%
DIRECT OVERHEAD IDR 138,773,222,400 4.49% 2.99%
PPH FINAL IDR 233,353,943,495 7.55% 5.02%
Sub Total Direct Expense IDR 534,029,258,695 17.27% 11.49%
Total IDR 3,092,387,526,695 100.00% 66.55%

III NET OPERATING INCOME AFTER FINAL INCOME TAX IDR 1,554,038,948,255 33.45%

IV PROFITABILITY UOM TOTAL

Return on Gross Land Value (excl Land Price) IDR 47,691,850

Return on Gross Land Value (incl Land Price) IDR 55,191,850

NPV (Incl Land) IDR 147,893,581,835

NPV (Excl Land) IDR 392,281,081,835

1. Determine the most financially feasible concept options Pre-FS Outline: IRR (Incl Land)
IRR (Excl Land)
%
%
16%
21%
2. Decide which concept option and pre-FS to present to the Executive 1. Product Concept (Value Proposition,
Payback (Incl Land) Year 5

Committee for approval (3 options) Payback (Excl Land) Year 5

Architectural Layout and Renderings)

2. Site Information
3. Land Permit Status
4. Financial
5. Conclusion

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PROJECT CONCEPTUALIZATION

- Project Concept
- Terms of Reference (TOR)
- Pre-FS

PROJECT DEVELOPMENT STAGE

2
In-house + Consultants

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PROJECT PLANNING

PROJECT PLANNING

1. Prepare the documentation required by TRM (TOR, etc.)

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PROJECT PLANNING

- Management of Concept and SD

- Approval of Concept and SD
- Preparation of Permit Documents

1. Ensure that the concept and schematic design prepared by consultants are in
accordance with the approved concept

PROJECT PLANNING

- Management of Concept and SD

- Approval of Concept and SD
- Preparation of Permit Documents

May 7, 2015
Initial Concept

May 26, 2015 May 26, 2015 Approved Concept

Approved Concept

June 18, 2015

Nov. 11, 2015 Revised – due to TAP requirements

Aug 04, 2015

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PROJECT PLANNING

- Management of Concept and SD

- Approval of Concept and SD
- Preparation of Permit Documents

May 26, 2015 Nov 11, 2015

Approved Concept Design Updates with the VC

PROJECT PLANNING

- Management of Concept and SD

- Approval of Concept and SD
- Preparation of Permit Documents

1. Ensure that all permits are processed and issued in accordance with the project
schedule

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PROJECT PLANNING

- Detailed Engineering Design

- Contract Packaging
- Construction Schedule

• Feb 2016 – Phasing direction was given (Phase 1 and Phase 2)

1. Develop sufficient level of technical details and specifications for the proper
construction reference and costing of the project
• Sept 2016 – Phasing direction change to <400 units sold, TBD; 400 units, build 2
Towers; >400 units, build 3 Towers
• Mar 2017 – Phasing direction change to Phase 1 – T1 only (DD Drawings)
• Feb 2018 – Phasing direction change to Standalone (TD Drawings) – ON GOING

PEMBANGUNAN APARTMENT KALASKA JAGIR SURABAYA

PT. DUTA PERTIWI
INITIAL COST ( 1/3 BASEMENT + 1/3 PODIUM +1 TOWER)
INDUVIDUAL - TOWER -1
PROJECT PLANNING TOTAL COST UNTUK PHASE 1

% Rupiah Cost Rp./m2 Cost Rp./m2

luas total GFA = luas total CFA =

- Detailed Engineering Design

63,486.37 67,248.75

I PEKERJAAN PERSIAPAN 4.4% 20,406,050,000 321,424 303,441

- Contract Packaging
II BIAYA STRUTKUR

1. PEKERJAAN STRUKTUR
SCAN PILE 0.8% 3,570,150,951 56,235 53,089

- Construction Schedule PONDASI

TEST BORE PILE
9.1%
1.0%
42,727,806,210
4,767,740,922
673,023
75,099
635,370
70,897
STRUKTUR dan RAFT FONDASI 32.4% 151,798,902,310 2,391,047
- 2,257,275
-
TOTAL STRUKTUR 43.3% 202,864,600,392 3,195,404 3,016,630

III BIAYA ARSITEKTUR

1. PEKERJAAN BASEMENT + PODIUM P1-P5 2.1% 9,856,702,399 155,257 146,571

2. PEKERJAAN RUKO 0.4% 1,673,709,156 26,363 24,888
3. PEKERJAAN TOWER 1 ( P6 S/D LT 41) 24.0% 112,491,460,451 1,771,899 1,672,767

TOTAL ARSITEKTUR 26.5% 124,021,872,006 1,953,520 1,844,226

IV BIAYA MEP

1. PEKERJAAN MEP 24.4% 114,183,711,313 1,798,555 1,697,931

2. SMART HOME 0.7% 3,129,000,000 49,286 46,529
TOTAL MEP 25.0% 117,312,711,313 1,847,841 1,744,459

V. BIAYA AREA EXTERNAL WORKS DAN FASILITAS

1. PEKERJAAN EXTERNAL WORKS 0.9% 4,000,000,000 63,006 59,481

TOTAL BIAYA EXTERNAL WORKS 0.9% 4,000,000,000 63,006 59,481

Sub-total:- 100.0% 468,605,233,711 7,381,194 6,968,237

VII. CONTINGENCIES DESIGN 0.0% EXCLUDED - -
VIII.PERMITS AND UTILITIES CONNECTIONS 0.0% EXCLUDED - -

Sub-total:- 100.0% 468,605,233,711 7,381,194 6,968,237

1. Prepare contract packaging, construction schedule, and detailed cost estimates as IX. PPN TAX 10.0% 46,860,523,371 738,119 696,824

inputs to the Full Feasibility Study TOTAL:- 110.0% 515,465,757,083 8,119,313 7,665,061

- Rata - rata biaya / m2 + Ppn Rp. 8,119,313 7,665,061

Note QS :
1. Perhitungan menggunakan data RAB estimatika tanggal 25 Desember 2017 (summary : Rp. 477,531,938,107)
2. Harga satuan yang di update :
Readymix menggunakan harga Merak Jaya Beton
Kusen Aluminium menggunakan harga mix antara NEXTA dan SOFTFRONT
Hardware MOU Ex. Calvis PT. Sarana Artha Graha Wisesa
Pengecatan MOU Ex. Jotun PT. Jotun Indonesia
Bata ringan MOU Ex. Blesscon PT. Superior Persada Sejahtera
3. Estimasi harga besi beton Rp. 8.500 / kg

PEMBANGUNAN APARTMENT KLASKA JAGIR SURABAYA

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PROJECT PLANNING

- Detailed Engineering Design

- Contract Packaging
- Construction Schedule

1. Prepare contract packaging, construction schedule, and detailed cost estimates as

inputs to the Full Feasibility Study

Projection of Income, Disbursement & Profitability - Klaska

PROJECT PLANNING I REVENUE UOM TOTAL
% to Total % to Total
Cost Revenue
APARTEMEN
Tower 1 IDR 663,961,256,352 96.36%

- Preparation of Full FS
RUKO IDR 25,083,643,111 3.64%
Subtotal Sales IDR 689,044,899,463 100.00%

- Final FS Approval II COST UOM TOTAL

% to Total
Cost
% to Total
Revenue
CONSTRUCTION COST :
LAND TRANSFER PRICE IDR 39,788,750,000 7.09% 5.77%
PERMIT IDR 6,875,250,000 1.23% 1.00%
CONSULTANT IDR 3,741,244,167 0.67% 0.54%
BUILDING & INFRASTRUCTURE IDR 434,934,864,043 77.51% 63.12%
PRA ESTATE (1 year) IDR 3,461,008,500 0.62% 0.50%
Sub Total Construction Cost IDR 488,801,116,709 87.11% 70.94%
GROSS MARGIN Before Overhead & Income Tax IDR 200,243,782,753 29.06%
DIRECT COST :
ADVERTISING & PROMOTION IDR 7,579,493,894 1.35% 1.10%
SALES COMMISSION
DIRECT OVERHEAD
Feasibility Study
IDR
IDR
20,671,346,984
26,872,751,079
3.68%
4.79%
3.00%
3.90%
PPH FINAL IDR 17,226,122,487 3.07% 2.50%
Sub Total Direct Expense IDR 72,349,714,444 12.89% 10.50%
Total IDR 561,150,831,153 100.00% 81.44%

III NET OPERATING INCOME AFTER FINAL INCOME TAX IDR 127,894,068,310 18.56%

INDIRECT COST :
INDIRECT OVERHEAD IDR 34,452,244,973 6.14% 5.00%
INDIRECT MARKETING IDR 7,579,493,894 1.35% 1.10%
Sub Total Direct Expense IDR 42,031,738,867 7.49% 6.10%

III NET OPERATING INCOME AFTER FINAL INCOME TAX IDR 85,862,329,443 12%

1. Prepare the Full Feasibility Study using updated revenue and cost parameters Pre-FS Outline:
1. Product Concept (Value Proposition,
Architectural Layout and Renderings)
2. Site Information
3. Land Permit Status
4. Financial
5. Conclusion

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PROJECT PLANNING

- Preparation of Full FS
- Fulll FS Approval

Feasibility Study

1. Secure approval of the Full Feasibility Study

Roles and Responsibility of each PTL in the Project

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Case Study

Arca South Vertis North Evo City

(74 ha) (45 ha) (200 ha)

Nuvali
(2,290 ha)

Group Activity -- 01
• Land Use Distribution
• Vehicular Circulation
• Open Space
• Check if the 5 elements of the city is present on the masterplan
• Highlight the best and worst part of the masterplan

Reminder:
- 5 slides, 1 slide for each the last slide to show summary of your comments
and inputs on the masterplan
- Each group will have 10 mins to present their work

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LEGIBILITY
• People understand the
cities through recognizable
elements that provide
legibility and emotional
security of being in familiar
territory.

Five Key Physical Elements of the City

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Individual Activity -- 01
• Draw a mental map of where you live. 1-2kms radius.

Summary
• Site Planning Dates
Nov 24
Activities / Lecture Topic
Getting to know
• Site Planning Definition Dec 01 Introduction to Site Planning

• Purpose Dec 08 No Classes – Submission of Group Work and Mental Map

Dec 15 Parameters of Site Selection and Analysis
• Site Planning Considerations Ecological Considerations
• Site Planning – Design Process Jan 05 Social and Psychological Considerations
• Kevin Lynch Aesthetic and Physical Considerations

• John Simond Jan 12 Movement Systems

Jan 26 Site Development – Mid Term Examination
• Project Development Stage Feb 02 Concepts and Principles of Green Architecture

• Case Study: High-rise Residential Project (Indonesia) Feb 09 Cost Factors

Feb 16 Free Day – Research
• Project Conceptualization Feb 23 Real Estate Developer Firm Visit (TBD)
• Project Planning Mar 02 Architectural Firm Visit (TBD)

• 5 Elements of the City – Kevin Lynch Mar 09

Mar 16
Individual Project Presentation
Submission of Revised Presentation

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