Introduction

INTRODUCTION:Commercial developments serve the shopping, service, and business needs of people in an area. They form the nuclei of many cities and settlements as they see the bulk of all commercial activity in an area; their importance therefore is very hard to understate and their study should form an important part of an architect, city planner, and developers education. Commercial developments take many forms and typologies. They have the potential to contribute to a strong sense of genius loci and become a powerful force for economic growth. Their design, naturally, needs to take various elements into consideration. They can be organized and concentrated differently throughout an area and resulting forms significantly influence the nature of how people, residents or otherwise, access goods and services.[footnoteRef:1] [1: http://www.urbandesignla.com/resources/CommercialCitywideDesignGuidelines.php (Accessed 06-30-2015)]

This document will serve as a concise guide to commercial developments, their typologies, and the considerations that are essential in their design.

What are Commercial Developments?Commercial developments are developments that facilitate commerce or the buying, manufacturing, and selling of goods and services.[footnoteRef:2] Developments, in the context of this document, shall refer to Property or Real Estate Development. [2: Derived from the general definition of Commerce and Trade]

Commercial developments take many forms and sizes. They are conceived (though not always) with profit in mind. From the humble marketplace to whole shopping cities, humans have taken commerce to various heights. There exists typologies common to all cultures but there also exists, like the Japanese Shotengai and the Arabic Bazaar, typologies that are heavily influenced by the local culture. In this document, Classifications of property used by Real Estate Developers which includes Industrial Developments would first be given. However, as architects/architecture students, and as a general simplification, we shall limit our discussion and scope by excluding residential and industrial types and focusing solely on typologies that where goods and services are bought and sold. We shall divide commercial typologies (forms) into two: Small Scale and Large Scale Typologies and discuss only the most generic sub-typologies. Other typologies would be discussed in the Design Trends section.Types of Commercial Property According to Real Estate Experts[footnoteRef:3] [3: https://www.realtymogul.com/blog/commercial-real-estate-property-types (Accessed 30 June, 2015)]

Real estate experts categorizes Commercial Property into: 1. Office Buildings2. Retail/Restaurant3. Hospitality/Misc.Which will be discuss; and4. Apartments/Multifamily5. Industrial PropertiesWhich should be discussed separately as residential and industrial architecture respectively.Small Scale (Single Building) Commercial Typologies[footnoteRef:4] [4: Definitions are by the authors but derived from:Neufert, Ernst; Neufert, Peter. Architects Data 3rd Edition. Blackwell Books De Chiara, Joseph; Callender, John. Time Savers Building Types 2nd Edition. 1983]

1.) Office Building Is a typology whose spaces are mainly designed to be used for offices or places where work is done.2.) Retail Store/Shop Is a typology whose spaces are mainly designed to be used for retail activities or that of selling goods. Marketplace Is a sub-typology where people usually gather to buy or sell goods and services.Department Stores Is a sub-typology of the Retail store where individual stores, offering different products, are grouped together into departments based on their product categories.Grocery/Supermarket Is a sub-typology where the concept of self-service is expanded and a larger building is required where goods are arranged according to category.3.) Service Shop/Station Is a typology whose spaces are mainly designed to be used for service businesses and transactions like banking, finance, health-care, and life care.4.) HospitalityHotel Is a typology whose spaces are mainly designed for paid temporary lodging.Resort Is a typology whose spaces are mainly designed for recreation and relaxation.Restaurants Is a typology whose spaces are mainly designed to be used for dining experiences.Large Scale Commercial Typologies1.) Ports (Airports, Naval Ports)/ Port Retail are points of entry where people/traffic is usually screened and therefore often developed with stores and service shops to accommodate those people.2.) Business Park an area of land where many office buildings are built and grouped together.3.) Retail Park/Power Center is a retail center where big/anchor retailers and various smaller retailers band together in an unenclosed building(s) with a shared parking area for all retailers and focuses on vehicle rather than pedestrian traffic.4.) Shopping Center/Mall is a building or group of buildings that form a complex of retail stores, service shops, restaurants, and even offices, all connected by walkways that allow customers to walk from unit to unit.5.) Commercial District any part of a city or town in which the primary land use is commercial activities and where rows or complexes of shops, restaurants, hotels, and malls are found.Shopping Street/District/Strip is a group of stores built along a road that may or may not be open to vehicles that focus on pedestrian friendly design.6.) Riverfront Developments are developments along riverfronts or the region along a river.7.) Convention Centers/Exhibition Halls are places where individuals or groups with common interests can gather and promote their ideas, goods, and services and conduct commerce in a promotional manner. These events are usually called Conventions and/or Trade Shows.

Design Considerations

Design ConsiderationsNow that we have an idea about commercial typologies, we shall now discuss the factors that we must consider in their design.Commercial Development, in general, is a complex endeavor that requires the synergy of various fields including Economics, Business, Sociology, Architecture and Planning.One of the first steps in determining the ability of a property to be developed is to conduct a Site Analysis.[footnoteRef:5] The planner/developer/architect must: [5: http://ahhowland.com/services/planning-services/commercial-site-plan-feasibility.html (Accessed 06-30-2015)]

Determine the zone and uses allowed where the project is located. Many municipalities have multiple commercial zones that vary in what uses they allow. Sometimes a certain commercial use may not be allowed in a particular zone. Other times, a certain use may only be allowed through the special permit process.Determine the existence of any environmentally sensitive areas on or near the property. The location of wetlands, watercourses, floodplains, vernal pools, steep slopes, and other environmentally sensitive areas on or in relation to a property affects the ability of a property to be developed.Once it is determined that the desired use is allowed within the zone, it is then necessary to identify all zoning regulations pertaining to the zone where the project is located. These zoning regulations typically make reference to building setbacks, parking setbacks, building heights, building coverage, site impervious coverage, parking stall sizes, driveway widths, driveway grading, landscaping requirements, drivewaysight distanceand other requirements that are specified for all new construction within that zone.[footnoteRef:6] [6: http://ahhowland.com/services/planning-services/commercial-site-plan-feasibility.html (Accessed 06-30-2015)]

At the same time, the developer, in coordination with the planner, architect, and economists, should consider the following important factors and answer important questions that would determine the nature and the success of the development to be done. These are questions regarding:Nature of the Development/TypologyWhen zoning is met, the developer should consider the type of commercial development he wants: Retail, Office, Hospitality, etc.This would determine the form(s) of the building(s) of the development.

MarketIs there actually a demand for the services/goods to be offered by the development? What kind of demographics would the development cater to?This factor would determine the character of the development influencing form and creating recurring themes and architectural elements. It would determine if the development should be pedestrian or vehicular friendly. It would also determine the success of the development and is an important factor in sustainability.ScaleWould it be a large development like a shopping center, leisure center, and business park or just a small retail store, office, or service?This factor is closely related with the Market and Sustainability factors. It affects not only the form of the building but also the form of the developers balance sheet. The scale of the building could affect whether or not the development would be profitable. It would also determine the positive and negative effects the development would have on the surrounding area, on sustainability, and its effect on the genius loci. These effects could include, on the positive side, a wonderful social space and public landmark and a source of jobs, as in the case of a well-designed green shopping mall or, on the negative side, strain on public infrastructure, huge-traffic jams, and urban decay as in the case of a huge cookie-cutter generic shopping mall box.SustainabilityWould the site be able to accommodate the development? Would the development strain the areas already limited resources such as ground water, roads, land appropriated for other use? Can the soil support the structure without negatively affecting surrounding structures? Does the demographic trend point to a constant user base for the future?Other Considerations/ Typical Architectural and Planning Considerations[footnoteRef:7] [7: http://www.fresno.gov/NR/rdonlyres/FE5FA5B0-3A59-4F47-AFE2-94A25A8C26CE/23472/DesignGuidelinesVenturaKingsCanyon1.pdf (Accessed 06-24-2015)]

Location/Accessibility This would determine the accessibility, capacity, market and scale of the development.Building Placement proper placement of buildings permits the best use of land, affects the walkability of the community and accommodates the changing needs of its inhabitants needs.Site Capacity the ability of the site to activities happening within its area`Building Design refers to the broadly based architectural, engineering and technical applications to the design of the buildings.Building Style and Theme the building style is characterized by the features that make it unique and notifiable while the building theme is the message conveyed by the design itself.Building Height the vertical distance of the structure from the grade level or curb to the highest point of the roof.Building Setback the set back of a building from the road, street, shore, river, stream or flood plain and any other place that deems the structure the need for protection.Lot Coverage the area or portion covered by the building or any structure on or above the lot surface.Landscaping the beautification of the outdoor area of the lot which focuses on the exterior works and gardening of any type of buildings and parks by planting trees, flowers, shrubs, grass and instalments of water fountains.These include: Fences, Hedges, and Walls;Landscaping Setbacks it is the required distance to set back off of the street or road to create the landscaping; andOpen Spaces any open space that are undeveloped and accessible to the public like green space, public plazas, and the like that would contribute to the character and genius loci of the development.Lighting light usage to create practical or aesthetic effect that would complement the intended character of the development.Signage visual graphics that promotes the accessibility of the siteCirculation the flow of users within the development. These may be: Pedestrian, Vehicular, and Service (Delivery, Trash Collection, Maintenance, etc). Also considered are parking, loading bays, drop-offs, entries and exits.Security is the safety and all measures were taken to provide protection from the various hazards that may affect the developmentOnce site analysis is accomplished and important questions answered, it is then possible to begin developing layouts for the desired commercial development. Thoughtful design components reinforce the positive identity of a communitys commercial core and contribute to genius loci. The next chapter shall provide general guidelines for the commercial developments.

General Guidelines

General GuidelinesThere are many ways of attaining high quality design in commercial projects. Enhancing the quality of the pedestrian experience along commercial corridors; nurturing an overall active street presence; protecting and conserving the neighborhood architectural character; establishing height and massing transitions between residential and commercial uses; maintaining visual and spatial relationships with adjacent buildings; and optimizing opportunities for high quality infill development that strengthens the visual and functional quality of the commercial environment within the context of our neighborhoods are just some of the prime areas of opportunity for attaining this.[footnoteRef:8] [8: http://www.urbandesignla.com/resources/CommercialCitywideDesignGuidelines.php (Accessed 06-30-2015)]

The following are some general guidelines on how to attain high quality design in commercial projects:

URBAN DESIGNThe development should follow the 10 Principles of Urban Design[footnoteRef:9]: [9: Los Angeles California Commercial Citywide Design Guidelines. http://www.urbandesignla.com/resources/docs/CommercialCitywideDesignGuidelines/lo/CommercialCitywideDesignGuidelines.pdf (Accessed 06-30-2015)]

1.) Develop inviting and accessible transit areas.2.) Reinforce walkability, bikeability and well-being.3.) Nurture neighborhood character.4.) Bridge the past and the future.5.) Produce great green streets.6.) Generate public open space.7.) Stimulate sustainability and innovation8.) Improve equity and opportunity9.) Emphasize early integration, simple processes, and maintainable solutions/10.) Ensure connections.

STREETS, VEHICULAR AND PEDESTRIAN CIRCULATIONA.) Pedestrian/Vehicular CirculationIt is desirable that vehicular and pedestrian routes are designed in a way that ensures they are visually open, direct, and well used. They should not undermine the defensible space of commercial developments. Design features can help to identify the acceptable routes through a development and appropriate areas for public access, thereby encouraging their greater use, and in doing so enhance the feeling of safety. Where it is desirable to limit access/use to employers, employees and legitimate visitors features such as rumble strips, change of road surface (by color or texture), pillars or narrowing of the carriageway may be used. This helps to define the defensible space, psychologically giving the impression that the area beyond is private. Also provide direct paths of travel for pedestrian destinations within large developments. Especially near transit lines, create primary entrances for pedestrians that are safe, easily accessible, and a short distance from transit stops.

Using through roads and cul-de-sacs on roads on commercial developments can increase security on the area. Cul-de-sacs on commercial developments should be short in length and not linked by footpaths so as to create safe environments where premises can benefit from low crime. Provide the minimum curb radii in accordance with the design and construction standards shall be applied where appropriate at public and private road intersections with pedestrian crossings to reduce pedestrian crossing distances and turning car speeds.

B.) Passenger Drop-Off AreasDrop-off areas of commercial developments must be strategically placed to provide safe and convenient access to building entries. Utilize Universal Design techniques where feasible to provide a separation between driveway curb-cuts and drop-off areas to minimize turning conflicts; provide a clear separation of vehicular traffic between drop-off zones and access to either a parking lot or parking structure; and design drop-off lanes so as not to obstruct traffic flow when motorists are stopped to discharge passengers.Figure 1 Commercial Drop-Off & Taxi ZoneSource: http://www.tintinazure.com/?attachmentid=251Date retrieved: June 30, 2015

C.) Parking Lots

Modern commercial development is dominated by the parking lot. Indeed, as much as half of the entire surface area of a typical office park or shopping center is devoted to parking. Vehicle parking shall be provided to meet the location and quantity requirements of specific uses without undermining the function of other modes of transportation or detracting from the creation of attractive pedestrian environments. The routes from the site entrance to the reception and to the car parks and delivery points should be clearly defined and benefit from as much overlooking from the reception and other occupied offices as possible. Landscaping and walkways should be provided between parking lots and public streets, right-of-ways, and pedestrian routes. Also divide large parking areas into a series of smaller, connected lots by using landscape buffers and other means to reduce the visual impact of large parking areas.Figure 2 - Ventura/ Kings Canyon Parking Source: COMMERCIAL DEVELOPMENTDESIGN GUIDELINES For Ventura Boulevard/Kings Canyon Road CorridorDate retrieved: June 30, 2015

D.) Service/Delivery, Emergency and Utility AccessAppropriate and convenient route for all required service, emergency and utility access ways must be accommodate to develop a well organized commercial area. Vehicle circulation must be designed to provide safe and efficient turning movements for all anticipated service and emergency vehicles.

SITE PLANNINGA.) Community Spaces and Special FeaturesCommunity and public spaces shall be considered in the development of features within, such as patio/seating areas, pedestrian plaza with benches, window shopping walkway, outdoor playground area, kiosk area, water feature, clock tower, or other such focal features. Attention to streetscapes and how roadside zones interact with a commercial development shall be considered. The roadside shall contain a variety of urban design elements, including but not limited to, plazas, seating areas, transit stops and other public uses as well as street furniture, street trees and other landscape features, and public artwhere appropriate.Figure 3 - Community Spaces Source: City of Lafayette: Commercial Development Design Guidelines (C1- Regional Business District)Date retrieved: June 30, 2015

B.) Building Siting and Orientation

Building sitting and orientation is a critical physical design element which must be considered at the outset of a project. The impact of climatic considerations is important in this area due to the range of weather conditions. Passive solar design, such as locating pedestrian areas to take advantage of solar access (south facing) will result in reduced energy consumption by maximizing the sun's potential for heating and lighting indoor or outdoor spaces. Promote pedestrian circulation and facilitate vehicular circulation by clustering buildings to create pedestrian-oriented gathering places (plazas, for example) and positioning entries to buildings so they are easily identifiable from interior and exterior pedestrian circulation.

ARCHITECTURAL DESIGN

A.)Form and Scale One of the things a commercial area must achieve is a structure that must be recognizable even in a great distance. Variety in architectural elements and materials which promote the uniqueness of a building is strongly encouraged. Providing human scaled architectural features is particularly important in areas where pedestrian activity is occurring or encouraged. Buildings shall also be designed in such a way as to meet site and context design objectives, such as providing edges or enclosure to streets and open space, creating linkages and gateways, as well as framing or terminating views. Projects located at nodes [intersections of major streets] are encouraged to provide prominent visual landmarks such as a projecting tower, promenade, arcade, or other pedestrian-oriented feature to accentuate the corner. These types of signature elements can help anchor a node and give it a unique identity and sense of place.Figure 4 - Forms and ScaleSource: City of Lafayette: Commercial Development Design Guidelines (C1- Regional Business District)Date retrieved: June 30, 2015

B.) Elevations, Entries, and Roof Forms

The quality of a buildings faade has a significant effect on whether it is comfortable to walk along. Long facades should be designed with sufficient building articulation and landscaping to break them up into smaller visual elements. Long expanses of uninterrupted wall area, unbroken roof forms, and box-like structures should be avoided. Building facades adjoining or oriented towards streets and pedestrian areas shall incorporate glazing at all occupied levels. Integrate varied roof lines through the use of sloping roofs, modulated building heights, setbacks, or innovative architectural solutions. For entries to be visible to pedestrians and cars on the street, the main entrance of a building shall face a street. Street-facing entrances may be difficult to achieve under some conditions such as when the parcels depth precludes the building from facing the street. In these instances, main building entrances shall face a publicly accessible walkway that connects to the street. Main entrances must be a dominant and recognizable feature of the building. Smaller retail shops shall have individual entrances from the street or pedestrian way, even when these shops are part of a larger retail anchor.

C.) Materials

When choosing the materials, the combination of different types on facades are encouraged. These materials must be durable, economically maintainable with a quality that will retain their appearance and finish over time. Large walls of glass shall incorporate a variety of mullion patterns, bay dimensions, glass types or detailing to provide human scale. Glass shall recess behind the plane of the primary faade surface and prominent mullion systems. To prevent a large, monolithic appearance, flush glass walls are strongly discouraged.

D.) Service and Equipment Areas

These areas must be strategically placed to minimize the visual impacts from adjoining streets, public spaces and adjacent properties. Service areas shall occur away from public streets, parks, plazas and adjoining development. Views of service areas from streets, parks, plazas, pedestrian walkways and adjoining development shall be screened. Screening enclosures shall be incorporated into the building architecture and utilize the same materials as the principal building to the greatest degree possible. Figure 5 - Screened Rooftop Mechanical Equipment Source: City of Lafayette: Commercial Development Design Guidelines (C1- Regional Business District)Date retrieved: June 30, 2015

Screening shall include walls or fences of a minimum height of 6 feet to provide complete screening from normal eye level on all sides where access is not needed. Rooftop mechanical equipment, including satellite dishes and antennas, shall be screened and the screen integrated into the overall mass of a building by screening it behind parapets or by recessing equipment into hips, gables, parapets or similar features. Plain fences, screens, or boxes are not acceptable. Buildings within a development should share service areas to the extent practicable in order to consolidate these areas. Switch boxes, transformers, electrical and gas meters shall be screened or located out of view from the public areas. All utilities and their connections shall be underground where permitted by the utility provider and other regulations.

LANDSCAPE ARCHITECTURAL DESIGN

A.) StreetscapeFigure 6 - Typical Streetscape Cross-SectionSource: City of Lafayette: Commercial Development Design Guidelines (C1- Regional Business District)Date retrieved: June 30, 2015

Streetscapes are a critical element in the development of a commercial project. Generally, streetscapes shall include a variety of street trees, lawn trees, ornamental trees, shrubs and perennial plants. It must not interfere with traffic or create a hazardous condition that may block the drivers view of incoming traffic. Sidewalks shall be detached, wherever possible, to create tree lawns along major streets. All sidewalks shall be a minimum of 5 feet in width. Where multi-use sidewalks are proposed the sidewalk shall be a minimum of 8 feet in width.B.) Parking Lot LandscapeParking areas are an integral part of the physical development of any commercial project. They need to be well planned, integrated with the circulation system and landscaped to provide visual relief and shade to these paved areas. Landscaped islands can also be installed. Parking areas can have landscaped areas containing trees to provide shade and visual relief. Screen parking lots from public rights-of way and adjacent public areas with plants, or decorative masonry walls. Coordinate the planting of parking areas with streetscape and screening of adjacent roads.

C.) Building Site LandscapeDevelopment of building sites shall be consistent in landscape design to provide overall continuity to the project. Landscape treatments of the building site, parking lots and streetscape are critical elements of the site development. All landscape plans shall employ context sensitive design techniques to ensure there is a natural transition between the natural and built environments.

D.) Site Furniture and AmenitiesVisual continuity within the commercial areas of the City and the specific segments of development is important. Site furniture and other amenities significantly contribute to the overall image of any commercial development. These elements shall include benches, waste receptacles, planters, railings, bollards, bike racks, and tree grates in plazas. The placement of public art shall be encouraged within the amenity zone where feasible. Benches shall be provided at key locations along pedestrian ways, at transit stops and plazas. Planters shall be provided in plazas areas, building entry areas, and other paved open areas to give scale to the pedestrian ways. Waste and recycling receptacles shall be provided at building entry ways, public plazas, transit stops and near benches. Tree grates shall be provided in paved plazas and pedestrian ways to protect the trees roots from compaction. In addition, the tree grates provide special visual interest to the pedestrian space and they prevent the tree well from being a safety hazard.

LIGHTING

A.) Parking Area Lighting

Parking and interior drives shall be lighted to provide functional, attractive, and unified lighting system throughout the lot. Parking area must be lighted in a consistent, attractive and unobtrusive manner that minimizes off-site impacts. Parking area lighting shall complement the lighting of adjacent streets and properties and shall use consistent fixtures, source colors and illumination levels. When adjacent to pedestrian circulation and gathering areas, parking area lighting shall not overpower the quality of pedestrian area lighting.

B.) Accent and Security Lighting

To light building architecture and site areas so as to accentuate design features and promote security in an attractive and understated manner that minimizes off-site impacts. Architectural accent lighting shall be limited to indirect lighting of architectural features only. No bare bulb or exposed neon lighting shall be used to accentuate building forms or details. Colored accent lighting is not permitted. Holiday lighting displays are exempted from restrictions on bare bulbs and colored accents. Security lighting shall be limited to low intensity specialty fixtures. The light source shall not be visible from the street or adjoining properties. Other wall mounted security lighting is discouraged.

C.) Street Lighting Public Right-of-Way

The spacing, location, height, fixture style, light source and level of illumination shall be subject to review by the city official. All light fixtures shall be of a uniform design throughout the site. Placement of fixtures shall provide a coordinated and organized appearance that works with placement of street trees, curb cuts, signage and other features to contribute to the overall continuity of the streetscape.

D.) Pedestrian Lighting Public Right of Way

Pedestrian lighting shall use consistent fixtures, source colors and illumination levels that can add to the character, aesthetic appeal and safety of a development and thereby promote greater pedestrian activity. Lighting shall be designed to minimize dark areas that could pose a security concern near pedestrian areas. Pedestrian circulation systems shall be highlighted by visible light sources that clearly indicate the path of travel ahead. [footnoteRef:10] [10: All General Guidelines adapted from: http://www.cityoflafayette.com/DocumentCenter/Home/View/130 (Accessed 06-30-2015)]

Design Trends

Sustainable Commercial Development[footnoteRef:11] [11: http://www.seedengr.com/Sustainable%20Development.pdf (Accessed 06-30-2015)]

Sustainable commercial development is a sustaining the ability of natural systems to continue to provide the natural resources and ecosystem services upon which the economy and society depend. Sustainable commercial development can take on many forms and may include various features, from recycled carpeting to low-flow faucets, and from an energy-efficient furnace to water-saving gutter systems. Figure 7 - Tower Two-Sixty Source: http://millcrafthospitality.com/the-gardens-at-market-square/ Accessed: June 30, 2015

Example:Tower Two-Sixty/The Gardens at Market Square - a plannedMillcraft Investments skyscraper currently under construction inPittsburgh,Pennsylvania,United States designed to be LEED Certified.

Transit Oriented Development[footnoteRef:12] [12: http://understandtheplan.info/general-questions/transit-oriented-development-tod/ (Accessed 06-30-2015)]

Atransit-oriented development(TOD) is amixed-useresidential and commercial area designed to maximize access to public transport, and often incorporates features to encourage transit ridership. Example:Downtown San Leandro, California - one of the most transit-rich locations in the San Francisco Bay Area. It has direct access to a BART station, several AC Transit bus lines and an AC Transit Bus Rapid Transit (BRT) line is planned for the near future. Figure 8 - Downtown San LeandroSource: http://pagethink.com/v/project-detail/Downtown-San-Leandro-Transit-Oriented-Development-Strategy/8p/ Accessed: June 30, 2015

Mixed Use Development[footnoteRef:13] [13: https://books.google.com.ph/books?id=iB_ALDYrWMUC&pg=PA216&redir_esc=y#v=onepage&q&f=false (Accessed 06-30-2015: Business Geography and New Real Estate Market Analysis - Grant Ian Thrall)]

A mixed use development is a combination of residential, commercial, cultural, institutional or industrial uses. It seeks to create pedestrian friendly environments with a variety of uses that enable people to live, work, play, and shop in one place. It includes several different uses that work together and share infrastructure, utilities, and public amenities.Example:Hayden Harbor Mixed-Use Development - a 15-acre mixed-use project located on the banks of Tempe Town, Arizona. It contains more than 3,000,000 SF of retail, hotel, residential, and office development with 326,000 SF of extensive native species plaza plantings and accessible green roofs to maximize the retention and reuse of water.Figure 9 - Hayden Harbor Mixed-Use Development Source: http://azbigmedia.com/featured/hayden-house-tempe-buys-251-acres-tempe-1687m Accessed: June 30, 2015

Pedestrian Oriented Development[footnoteRef:14] [14: http://des.nh.gov/organization/divisions/water/wmb/repp/documents/ilupt_chpt_3.2.pdf (Accessed 06-30-2015)]

Pedestrian-oriented developments are those that include a mixture of land uses, shorter distances between likely origins and destinations, and design improvements to the pedestrian environment.Example:Victoria Gardens- a pedestrian-oriented, open-air, mixed-use town center inRancho Cucamonga,California featuring unique pedestrian furniture, diverse architecture, and public art.Figure 10 - Victoria Gardens, Cucamonga CaliforniaSource: http://www.welovesellingrealestate.com/inland-empire/rancho-cucamonga/ Accessed: 06-30-2015

Lifestyle Oriented Development[footnoteRef:15] [15: http://www.liveworkplayaiea.com (Accessed 06-30-2015)]

Lifestyle Oriented Developments are developments where residential, offices, malls, and leisure developments lie in close proximity to each other enabling a Live, Work, and Play concept.Example:Figure 11 - Eastwood City, Quezon City, PH Source: http://www.eastwoodcity.com/eastwood-city-day-and-night/Accessed: June 30, 2015

Eastwood City in Quezon City is the Philippines very first live-work-play community, which offers residents and visitors a total experience entertainment, shopping, dining and other attractions.

Notable Examples of Commercial Developments

Local Examples U.P.Ayala Land TechnoHub[footnoteRef:16] [16: http://www.ayalaland.com.ph/commercial-office-space-philippines/technopods/up-ayala-land-technohub/ (Accessed 06-30-2015)] Figure 12 - UP Ayala Land TechnoHub, Quezon City Source: http://www.ayalaland.com.ph/commercial-office-space-philippines/technopods/up-ayala-land-technohub/ Accessed: June 30, 2015

Found in Quezon City, about 15 kilometers north of Makati City, UP-Ayala Land Technohub is at the center of a thriving campus development with all the support facilities and amenities required by technological and scientific firms. It is envisioned as an integrated community of science-and-technology companies creating a dynamic learning and entrepreneurial laboratory at the very home of young and brilliant minds. It contains office buildings, a 3-hectare central park with a man-made lagoon, retail areas, campus apartments and a business hotel. A Tech Portal and Retail Plaza are also centrally located within the Technohub.Araneta Center Cubao, Quezon City[footnoteRef:17] [17: http://www.aranetacenter.net/2008/08about.php (Accessed 06-30-2015)]

Araneta Center is an established 35-hectare retail, entertainment, residential, and office development situated right in the center of Metro Manila that brings in an estimated 1,000,000 visitors daily.Located at the intersection of two major highways, EDSA and Aurora Boulevard, and directly linked to the two major transit systems (MRT3 and LRT2), It offers maximum accessibility to its more than 2,000 retail, food, entertainment, and office spaces.Figure 13 - Araneta Center Cubao, Quezon City Source: http://www.eguide.ph/wp-content/uploads/2013/01/696724-500x295.jpg Accessed: June 30, 2015

It is in the midst of a Master Plan that will transform it into one of the country's largest mixed-use real estate development. New developments are underway to create a mix of state-of-the-art retail, entertainment, commercial, hotel and residential uses in a complementary, transit oriented development pattern within a lush "garden city" environment that will attract a wide range of public and private activities. Newport City+Resorts World Manila, Pasay City[footnoteRef:18] [18: http://www.newportcity.com.ph/index.php?page=28 Accessed: 06-30-2015] Figure 14 - Newport City, Pasay City Source: http://www.newportcity.com.ph/ckfinder/userfiles/images/airport%20and%20RW.jpg Accessed: June 30, 2015

Newport City is a 25-hectare development that brings home the promise of luxury and resort living. Newport City, home to the Residential Resort and Resorts World Manila, is a merging of satellite city planning with low rise buildings, an entertainment and shopping center, and a business park all surrounded by lush parks and garden landscapes.

SM Seaside City Complex, Cebu[footnoteRef:19] [19: http://www.smseasidecity.net Accessed: 06-30-2015]

SM Seaside City located in Cebu, Philippines is a 30-hectare mixed use development project of SM Prime which involves the construction of a Php4.5 billion shopping mall with a gross floor area of 241,600 square meters, a church, commercial towers, residential towers, hotels, and a convention center.Figure 15 - SM Seaside City Complex, Cebu Source: http://www.smseasidecity.net Accessed: June 30, 2015

InternationalWorld Trade Center Complex, New York City, New York, USA[footnoteRef:20] [20: http://www.wtc.com/about Accessed: 06-30-2015]

The worlds most closely watched urban renewal project, the World Trade Center links Tribeca to the Financial District, and brims with innovative architecture, renowned public artwork, and grand open spaces. It is a sprawling 6.5 ha (16 acre) mixed-used environment composed of 5 iconic office tower, an 8-acre Memorial Plaza, and over half a million square feet of shopping and dining. The Transportation Hub makes it one of the most convenient places to access in the city. Figure 16 - World Trade Center Complex, NYC, NYS, USA Source: http://www.wtc.com/upload/about/293/WTC_day.jpg Accessed: June 30, 2015

La Defense, Paris, France[footnoteRef:21] [21: http://wikitravel.org/en/Paris/La_Dfense Accessed: 06-30-2015] Figure 17 - La Defense, Paris, FranceSource: http://wikitravel.org/en/Paris/La_Dfense Accessed: June 30, 2015

La Dfense is the modern high-rise and office-tower district of Paris, located beyond the arrondissements of central Paris at the start of the western outskirts of the city, beyond the last Parisian loop of the river Seine. La Dfense is the site of the Grande Arche, one of Paris' most modern and imposing landmarks, situated at the western end of the grand axis formed by the Champs-Elyses, the Place de la Concorde and the Arc de Triomphe.La Dfense is a purpose-built business district; in the 1960s, Charles de Gaulle led an effort to level the area and concentrate skyscrapers in a single business dis trict, rather than altering the character of downtown Paris with large commercial buildings.Ginza, Chuo Ward, Tokyo City, JapanThe Ginza () is Tokyo's most famous upmarket shopping, dining and entertainment district.[footnoteRef:22] It is a world-class commercial district with refinement and sophistication, featuring the world's leading designer brand shops, traditional Japanese-style shops, department stores, fashionable boutiques, galleries, and the Kabukiza Theater, as well as gorgeous bars and clubs for night entertainment.[footnoteRef:23] [22: http://www.japan-guide.com/e/e3005.html Accessed: 06-30-2015] [23: http://www.chuo-kanko.or.jp/english/ginza/profile.html Accessed: 06-30-2015]

One square meter of land in the district's center is worth over ten million yen, making it one of the most expensive real estate in Japan. It is where you can find the infamous $10 cups of coffee and where virtually every leading brand name in fashion and cosmetics has a presence.[footnoteRef:24] [24: http://www.japan-guide.com/e/e3005.html Accessed: 06-30-2015] Figure 18 - Ginza, Chuo Ward, Tokyo, Japan Source: http://www.japan-guide.com/g8/3005_32.jpg Accessed: June 30, 2015

From 1612 to 1800, today's Ginza district was the site of a silver coin mint (Ginza means "silver mint" inJapanese), after which the district was eventually named. The Ginza evolved as an upmarket shopping district following the 1923Great Kanto Earthquake.During the weekends, Ginza employs the use of hokosha tengoku, or closed-off pedestrian streets, so that weekend shoppers have a chance to browse many stores of the renowned shopping region without having to worry about traffic congestion.[footnoteRef:25] [25: http://us.jnto.go.jp/indulgence/tokyo_best_shopping.php Accessed: 06-30-2015]

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