A PROPOSED SHOPPING CENTER IN BACOLOD CITY

A Research Paper Presented to the

Faculty of La Consolacion College Bacolod

In Partial Fulfillment of the Requirements in Design 7

Community Architecture and Urban Design

By

SHANNEN MARIE B. ALAGABAN

MARIEL BALANUECO

JOEBE ANGELA T. PANHILASON

August 2021
 TABLE OF CONTENTS

Page

Title Page i

Table of Contents ii

Chapter 1 INTRODUCTION 1

History of Shopping Centers 2

Basic Types of Shopping Centers 4

Chapter 2 UNDERSTANDING THE PROBLEM 8

Relevant Issues and Concerns 8

Other Factors to Consider in Planning 18

Design Solutions and Recommendations 29

Functional Requirements 42

Legal and Safety Requirements 45

Chapter 3 PRECEDENT STUDIES 59

Case Studies 59

REFERENCES 70

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 Chapter 1

INTRODUCTION

Retail is considered as “second major classification of commercial property.” (Cal and

Lamia – Chicago association of realtors) It is an important aspect of people’s lives, for it

fulfills both their needs and wants.

We are here because many people are confused if they were to be asked to describe

the term “shopping center”. Does it refer to a strip of stores, or a mall? Well, shopping center

is quite an extensive term. Nonetheless, a retail shopping center can be generally defined as

“a group of commercial establishments planned, developed, owned, and managed as a single

property.” So, to answer the previous question, a shopping center can be either a strip or a

mall as long as they fall under the general category. In fact, strip and mall are two main

traditional configurations of a shopping center. (Property Manager, 2021)

Today, shopping centers adopted a significant role that directly influences the

ideology of societal interaction. In connection to the aforementioned statement, John

Caulfield (2015) notes essential contributing factors. These are entertainment, dining, leisure,

and technology.

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History of Shopping Centers

The concept of consumerism has existed for as long as humans have. Marks of it

varied from place to place. Shopping centers, however, did not. The closest to it maybe, in

terms of usage, were the marketplaces, squares, and plazas – places where people would

flock to for trade or public meetings. (Schoenherr, 2006).

In fact, the first known derivation of this usage dates back to Ancient Greece. (Max

Fajardo, 2002). Apollodorus, an architect and slave in the reign of Emperor Trojan, was

ordered to build a central public space capable of accommodating economic, social, political,

and lifestyle activities during the time. This marketplace was called the Agora. This was

ultimately followed by the Roman Forum, town squares, Asian markets, arcades, and later

on, the Arabian Souk or bazaar in Istanbul.

Regardless, it is not until the Industrial revolution that a profound era of consumerism

finally kicked off. The mass production of goods spread all over the globe. In the context of

Europe, it is said that “what once were considered luxury goods were now becoming widely

available for purchase rather than just a minority of elite.” Not long after, the need to

display said goods started to shape the architecture of consumerism. (Mirgani, 2017)

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 Contrarily, the exact concept of shopping centers existed way before the American

1920s. Although, it was somewhat vague and subtle. For starters, according to Richard

Longstreth, these centers hold a set of limited characteristics. It ranged from being small

sized, narrow scoped, too localized, and containing five to ten stores only – ones that

addressed routine needs. However, during the 1920s, the concept of shopping centers

expanded. More complex prototypes were built, a variety of several dozen businesses being

offered – some even specialized, and a much larger population was catered. Shopping centers

became distinct not only in their function but also in their appearances. They were

constructed to have memorable imagery and configurations, and highly individualistic

character which detached them from prevailing city centers and districts. Thus, the first-ever

shopping mall in the world came into existence – outdoor and open-air mall Country Club

Plaza in Kansas (1922).

On top of all of that, before the World War 2, no certain term existed to call these

structures. Though, later on, “Community shopping center” was coined as the most

appropriate and logical term for the said enterprise. Moreover, during the World War 2,

shopping centers retained its exceptional prowess in retail. Added, designing it got more

experimental. And, rather than competing with downtown shopping districts, they were

designed to complement the former. Its function continued to serve a large population of

residents, or the “community.” Unfortunately, its importance was not really realized during

that decade.

Anyhow, after World War 2 and around the second half of the 20 th century, the

reigning military American production swiftly converted into retail development – the

shopping center became a core of it with architect Victor David Gruen, Austrian, as the

pioneer. Pre-war examples essentially laid the groundwork for growth which gradually

expanded to Europe and Australia (1950s), Asia and Africa (1970s) (Chen, 2008; Grimmer

3
and Bailey, 2017; Thomas, 2019). They served valuable lessons as to what should be

avoided, and what problems should be addressed.

Since then, Modern shopping centers are certainly elevated versions of its ancestors.

They are a gathering of independent retails stores situated in one place and is connected

through others by corridors and passageways and is usually weather-controlled. Regional

centers were in vogue during the 1960's and early 1970's as the developers acquired sites in

the midst of growing, affluent residential areas. The regional centers developed into super

regional centers when very large suburban, affluent communities were permanently

developed in major metropolitan areas. A movement began in the direction of redevelopment

with private capital of downtown shopping centers.

Presently, it is safe to say that the business of retail and shopping centers became

riskier. They are expected to at least be adaptable and responsive to change – whilst demands

of people also continue to change. Also, consider that there is constant competition with the

numerous amounts of shopping centers being built all over the globe today.

Basic Types of Shopping Centers

The types of shopping malls vary and are classified via classifications namely by:

market area, pattern, ownership, and merchandising. Whereas, each classification has sub-

classifications as follows. (Cal and Lamia)

1. Market Area

a. Commercial Strip Centers

Found in central ‘commercial’ districts, it offers not only convenience but also

specialized goods and services. It is generally characterized to be around 10,000 to

30,000 sq. ft. (approx. 930 to 2790 sq. m.), and has 4 to 10 stores.
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 b. Neighborhood Centers

It is designed for immediate convenience on a daily basis, wherein residents

around it can just either walk or drive. It is can be as big as 100,000 sq. ft.

(approx. 9,290 sq. m.), and has 15 to 20 retail spaces – in a straight-line strip

fashion and with no mall area.

c. Community Centers

On a much wider scope than the neighborhood center, it offers both general and

convenience goods. It has a supermarket, mini department store, and other small

businesses. Common configurations include straight, L, and U-shapes. It usually

occupies from 150,000 to 300,000 sq. ft. (approx. 13,935 sq. m. to 27,870 sq. m.),

and holds from 20 to 70 retail spaces.

d. Regional Centers

It completely offers a variety of both general, fashion centered, and convenience

goods. It contains several large department stores, food store, restaurants, bank,

and etc. It is designed with “inward-facing stores connected by a common

walkway, and big parking space. Ranging from 300,000 to 800,000 sq. ft. (approx.

27,870 sq. m. to 74,322 sq. m.), it can serve with 70 to 225 retail spaces.

e. Super Regional Centers

Despite being bigger than the Regional center, it shares some similar

characteristics with the latter. However, it offers even more varieties of

businesses. It can be built as a single ormulti-level center. It can also have both

parking buildings and grounded parking areas. This is the largest type, for it can

run up to 1.5 million sq. ft. (approx. 129,355 sq. m.) in area.

2. Pattern

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 a. L-Shaped Centers

Major tenants are found at each end of the “L.”

b. U-Shaped Centers

Larger, with three major tenant points – ones at each end of the “U,” and one in

the middle.

c. Cluster-Design Centers

It is usually a rectangle design with parking in its perimeter. A main store usually

occupies one side of the rectangle and extends towards the center. It can also

either be an open or closed design.

d. T-Design or Triangle Centers

As is with the U-shape, it can have three major tenant points. A parking in its

perimeter can also be incorporated.

e. Dumbbell or Double Dumbbell Centers

It can cater four major tenant points, common in regional shopping center designs.

Two “dumbbells” cross each other, one horizontally and the other vertically. It can

also either be an open or closed design; single or multi-leveled.

3. Ownership

a. Individual

b. Partnership or Joint Venture

c. Limited Partnership

d. Corporation

e. Limited Liability Company

f. Real Estate Investment Trust

g. Trust

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 h. Land Lease

4. Merchandising (Specialized Purpose)

a. Fashion/Specialty Centers

It focuses on “specialty” rather than convenience. Most of the time, these consists

of high-end brands.

b. Outlet/Off-Price Centers

It is derived from the concept of “discounts.” Also known as Factory Outlets,

these centers offer branded goods at a discounted price range. It is often design in

a “village” strip or cluster.

c. Power Centers (Retail Parks)

It is a large outdoor mall consisting of at least “big box” stores. They come in

large chains for wholesale, discounted, and mass market goods – of home

improvements, department stores and etc.

d. Mixed Use Developments

It is combination of residential, office, and retail areas.

e. Theme/Festival Centers

It is a center or park for tourist attraction purposes. There are architectural

“themes” depending on the goods itself.

f. Lifestyle Centers

More on the affluent lifestyle, it is known as “boutique malls.” They are outdoors

laced with dining and entertainment.

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 Chapter 2

UNDERSTANDING THE PROBLEM

This section presents relevant information in order to understand the problem better.

Such information is divided into the following: relevant issues and challenges, design

solutions and innovations, other factors to consider in planning, functional requirements, and

legal and safety requirements.

RELEVANT ISSUES AND CHALLENGES ON THE USE OF SHOPPING CENTERS

1) Novelty Wearing Off

Financial analysts Mary Edwards and Bill Ryan wrote an article ‘Challenges Facing

Shopping Malls’ (1989) which showed shopping malls all around America have been

struggling due to changing preferences and new shopping options, people are spending less

time at malls. Market potential for downtown and community business districts are some of

the malls' flaws. Other flaws include:

A) Time-Consuming & Competition

As a part of the mall’s strategy to keep customers wanting to spend more time

inside these complex commercial areas with the constant psychological pressure to

buy something. Customers are, in turn, refusing to be taken advantage of such a

marketing gimmick. Customers are increasingly interested in new, highly convenient,

and time-saving buying options. Many consumers face a time constraint, that is

answered by home shopping and online shopping. Furthermore, companies are

investing more in direct mail, such as catalogs, which draws revenue away from

traditional malls.
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B) Obsolete

Enclosed malls, as they had grew into popularity over the years, were now

slowly being seen as capitalistic and lacking free public facilities that the common

people can enjoy. And apart from that, authors May Edwards and Bill Ryan also noted

that customers saw shopping centers to be ‘overcrowded’ and ‘too big’, alongside the

fact that these common shopping centers from looking overly similar with others of

its kind nearby and has no other variation other than to shop.

C) Downtown Opportunities

Similarly, the authors have also noted that what may seem as the malls’

weaknesses are the factors on which downtown areas (shopping strips or

neighborhood centers) thrive on. They quote Stan Eichelbaum, one of the worlds’ top

retail experts (Lucy May, 2020), and his observation that shopping centers, especially

enclosed malls, are: ‘aesthetically boring’, ‘does not offer street front exposure’,

‘limtied in terms of events they can host’, ‘do not offer parking that is convinient to

the shoppers’ destination’, and ‘have retail-mix problems due to rise of category

killers’.

In each of these areas, downtowns have a distinct advantage. Downtowns must

take advantage of their comparative edge in these areas by providing specialized

retail, parking, safety, cleanliness, street-level activity, management, marketing, and a

balance of worker and residential populations, according to Eichelbaum.

2) Poor Circulation Planning & Zoning

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A) Deceptive Architecture

What seems to be a miscalculation on the architect’s part is really just a

psychological manipulation to bid customers to the will of these business giants.

However, customers are getting smarter as information become widely accessible for

all. A shopping center cannot compel you to remain longer than you expected, but it

may be structured to do so. Subconscious marketing and deceptive architecture may

both slow you down and, theoretically, keep you purchasing. The idea is that the

longer you stay, the more impulsive purchases you'll make (Castle, 2018).

These deceptions are identified as ‘Zone Decompression’, ‘Channeling

Customers’, ‘Getting Lost’, and ‘Sight, Sound, and Smell’ by Jenma Castle in her

article, ‘Shopping Centre Design Tricks’ digitally published in December 20, 2018.

I. Zone Decompression

These refer to the entrance spaces that denote a sort of boundary or

transition space between the real, outside world, and the world inside the mall.

This is done to make customers adapt to the changes in lighting, temperature,

or visual scenery and making comfortable prior to entering shopping mode and

making purchase decisions.

II. Channeling Customers

Anchor stores, also called primary atractors such as large

department stores and supermarkets, are often designed to be found at the

ends of the shopping center, and it is done with a reason. These stores are

often the largest driving motivators of foot traffic, and so they are perfect

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 tools to use in ensuring that customers will be able to travel around the mall

and encounter many small stores along their way.

Charles Areni, professor of Marketing at the Macquaire Graduate

School of Management says that mall designers will not allow these shoppers

to be able to enter and exit out of anchor stores in an efficient manner. The

goal is to make them walk around. Same is true with secondary attractors,

which are often banks and restaurants.

Another driving motivator are the placement of stairs and escalators.

There are some instances, also found in multi-level department stores, that

forces foot traffic to run in a full circle in an attempt to allow these customers

to view and access more shopping spaces.

III. Getting Lost

Intelligible plans are often plans derived from common sense.

They allow customers to make a good sense of the area, and may help lessen

difficulties in navigation.

However, some floor plans aren’t designed this way and it’s

intentional. Architects allows these design spaces to be a little bit

complicated and strain the intellectual ability of customers. Walkways that

are non-continuous in a visual manner can confuse customers and removes

their ability to act with intention, as said by Professor Alan Penn, teacher at

the Bartlett School of Architecture.

This purposeful confusion is a theory known as ‘Gruen

Transfer’ which refers to to the belief that when people perceive themselves

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in a disorienting and confusing ‘fantasy land’, they’re more likely to abandon

logical thinking and spend more money.

A noted example is the floor design of IKEA, a furniture store

that doubles as a power center. It has been noted that sixty percent (60%) in

IKEA are often out of the customer’s intentions to buy. Their floor design are

often noted as ‘maze-like’ which leaves the customers unable to see beyond

of what’s infront of them in a direct manner, and thus leaving them with no

sense of the more larger picture.

IV. Sight, Sound, & Smell

Designers for these malls and shopping centers will also rely on using

the five senses of the customers to draw them in and stimulate responses

beneficial to the economic trade in the center. Enclosed shopping malls are

often weather-regulated, with the right air-conditioning temperature to

comfort shoppers, as well as closed in to separate the outside happenings of

the real world. It has been also noted by many that most shopping centers do

not have clocks, and that malls don’t have highly obvious windows to help

them determine time. And so, these customers are often drawn to feel secure

and comfortable, and may eliminate any reason for rush or time awareness.

Other strategies include the manipulation of time perceptiveness

through scent and is called ‘aroma marketing’. And another is using music to

ease customers and rid them of excessive energy as customers are shown to

walk with the tempo of the music being played. As a result, music will be

likely softer and slower. Unfamiliar music has also been proven to lull people

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 into shopping longer, as another way to erase any way for shoppers to

recognize time.

B) Interior Versus Exterior

Some shopping centers in India are notably placing importance on the outside

look or facade of these buildings but ultimately leave out proper planning and

organization inside of it. Most malls in India are constructed from the outside in,

which implies that the elevation of the mall takes precedence over the actual mall

within. In fact, many architects make the mistake of designing the mall's elevation

first, in order to impress the mall developer, which is a definite recipe for disaster.

(Frics, 2018).

Frics continued to note that there should be a great priority to basic circulation

planning and zoning, keeping in mind the site and what the project require. While the

look and feel of shopping centers are important, a better design planning and

circulation is of top most priority. One of the main examples would be A Mall in

Mumbai, albeit its looks seemingly to require renovation, it is still known as one of

the best malls in the country. While, in comparison, newer malls will better-looking

finishes are struggling and often brands will opt to shuffle every half year.

I. Zoning

This is a typical practice in which mall developers/landlords lease out

retail space on a first-come, first-served basis in order to entice others and

ensure that they receive a quick return on their investment. Though there is

nothing wrong with the practice, given that everyone is in business to make

money. However, this technique results in a sub-optimal tenant mix, such as a

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 food and beverage business adjacent to a children's clothing store rather than a

book or toy store (Tata, 2016).

II. Stereotypical Designs of Shopping Centers

In an article written by Animesh Tata (2016), he noted the different common

features of shopping centers: large carparks, no links to the local community, large

box shapes, often poor regard for the surrounding environment, and the capture and

contain mentality.

As the 1970s proceeded, a few centers began to challenge the design and

arrangement that had come to be considered standard. By laminating other tiny active

buildings onto the border of the main boxes, the design was varied. Following this,

the attitude to shopping center design evolved quickly, with more flair being

produced.

A large part of this shift was due to the fact that most of the catch-up demand

had been met in the 1960s and early 1970s, and so a successful shopping complex had

to compete with a variety of alternative retail options.

However, it was clear that customers were growing to want better-designed

places in which to buy and, of course, to relax. The retail industry began to provide

recreational options such as cinemas, cafes, lifestyle shopping, and entertainment in

various forms when leisure time was recognized as a commodity.

3) How the COVID-19 Pandemic Changed Everything We Know About Shopping

Centers

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 Over the years, through the digital revolution and the modern advancements in

technology, the majority of the world has slowly kept up with the innovations to achieve

greater convenience in life. As a result, the business world has slowly eased into monetizing

the internet-connected platform which is now commonly called as E-Commerce. Technology

is widely acknowledged in economics as the primary engine of economic growth in countries,

regions, and cities. Technological advancement enables more efficient production of more

and better goods and services, which is essential for prosperity (Hausman, R. & Domínguez,

J., n.d).

When the pandemic hit, a lot of people were forced to adapt to using contactless

methods, in which often they would be via the use of internet and other e-payment methods.

According to the United Nations Trade and Development (UNCTAD) experts, the e-

commerce sector's percentage of total retail sales increased "dramatically" from 16 percent to

19 percent by 2020.

The Republic of Korea, who is noted as one of the countries with the fastest internet

broadband speed in in the world (Henderson, 2021), had the highest growth in the digital

retail industry, with internet sales increasing from approximately one in every five

transactions in 2019 to more than one in every four last year.

With the continuing boost of e-commerce, it has been also noted that many shopping

malls have closed or filed for bankruptcy. When shopping dollars shifted online and a slew of

well-known stores went out of business, malls that didn't adapt quickly enough fell victim to

a vicious cycle of declining visitors, reduced sales, and vanishing storefronts. According to a

Credit Suisse research from 2017, one out of every four malls in the United States would shut

by 2022. Those that are succeeding are investing millions of dollars in rebranding themselves

as integrated lifestyle centres with yoga studios, medical clinics, and microbreweries, as well

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as more upmarket retail. However, such focused improvements sometimes come at the price

of mall operators' lower-tier assets, analysts say, increasing the gap between wealthy and

poor malls. (Bhattarai, 2019).

In addition, Melissa Repko and Lauren Thomas, reporters from CNBC supported the

above statement in an article ‘6 Ways The Coronavirus Has Changed The Retail Landscape’

(2020). They noted that, apart from the ‘Touch-Free Shopping’ and the ‘acceleration of e-

commerce’ as effects of the pandemic and the continued social distancing, the rise of

‘Everything Stores’ was also seen. These stores refer to power centers or big-box retailers

like Lowe, Walmart, Target, Best Buy, and Home Depot, and their rise in performance were

due to the people skipping varied mall retail and opting to go to focused-retail stores.

4) Non-Compliance to Legal Laws

Before any buildings are built, complete architectural drawings are submitted to the

Office of the Building Official for review and approval in accordance to the building and fire

codes. But there are instances when developers fail to obey these legal requirements and

result to disasters.

A) Sampoong Department Store

This one instance is the Sampoong Department Store in Seoul, South Korea which is

noted as the largest disaster in the city in its many years of peace. According to Jaime Trosper

in an article ‘Death and Calamity: The Sampoong Department Store Collapse Explained’

(2021).

Originally, the Sampoong department store was slated to be converted into a four-

story residential apartment complex by Woosung Construction. In 1987, Sampoong engaged

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Woosung Construction to lay the foundation as well as function as project overseer, which is

a risky arrangement.

However, Lee Joon, the Sampoong Group's CEO, decided to change course halfway

through the project, and the designs were changed from an apartment complex to what would

become one of South Korea's largest and most opulent department stores. Although it was

against zoning restrictions to use a building of this size as a department store, Lee got around

this by ordering the installation of a skating rink on an unanticipated fifth story.

The Sampoong Department Store was built with a flat-slab design in mind, which

means the structure lacked a steel frame or steel beams, both of which would have assisted

with load-bearing. Instead, concrete columns supported each story. Sampoong also appears to

have utilized substandard steel reinforcing rods that were thinner than those allowed by law

in the construction.

Joon altered his plan again once building began, converting the fifth-floor skating rink

into a gallery of eateries heated by an under-floor system of hot-water pipes. This method,

known as ondol, is widely used in Korea. The additional weight of this system added to the

tension on the remaining columns.

The addition of three air conditioning units on the fifth floor roof, despite the fact that

the structure was already overburdened by these alterations, was arguably the worst decision

taken. Their combined 45-tonne weight was more than four times what the structure was

meant to support.

B) Shopping Mall Fires in the Philippines

In a case of successive events, there had been a time in 2017-2018 wherein two malls

caught on fire within less than a week after the other. One of them, which started the media

flare against poorly-managed malls was the NCC Mall in Davao on December 23, 2017
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(Andone, D., & Castillo, M. (2017) and caused thirty-seven (37) deaths. And albeit the reason

for the fire was not publicly announced, the public concern was raised as another fire started

in the Metro Ayala Center, Cebu on January 5, 2018. Metro Gaisano said in a statement that

the fire at the Metro Ayala Center was detected at around 9:30 pm on Friday and lasted for

two days. Fortunately though, there were no casualties or injuries (Israel, 2018).

This is especially concerning as the potential risks can cause deaths, which

ultimately regresses the safety standards for these public places. Because retail malls are

frequently packed, especially around the holidays, catastrophic fires frequently occur

(Mayuga, 2018).

FACTORS TO CONSIDER WHEN PLANNING A SHOPPING CENTER

1) 5 Ingredients of Successful Mall Design

In an article by John Caufield titled ‘5 Ingredients of Successful Mall Design’ (2020),

he enumerates five key factors to remember when planning for a Mall. They are as follows:

A) Designing with a Wow! Factor

Mall owners must remember that shopping alone isn't enough of an inducement as

they reposition their properties to become important, if not preferred, destination

locations. “Shopping malls must be about place, experience, and convenience,” says

David Chilinski, AIA, a partner at Prellwitz Chilinski Associates, an architectural

company. Shoppers, he claims, must link their own brand to their retail experience.

The next generation of shopping malls, according to David Glover, Principal

and Firmwide Director of Retail Centers at Gensler, must succeed in four areas:

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exceptional design, hyper levels of service, internationalization of brands, and

decentralization of food and beverage (Caufield, 2020).

West
Edmonton
Mall, Canada

In an example above, Triple Five Worldwide’s West Edmonton Mall in

Canada had gotten an approval to add a 150,000 square feet wing included with water

park amenities that includes the largest indoor wave pool and 17 water slides in the

world.

B) Importance of Common Spaces

According to Natina James, AIA, LEED AP, a retail specialist and Project

Architect at RSP Architects in Minneapolis, Minnesota, mall transformations must

contain considerably more common space for events. Entrances and vestibules have

become bigger and grander, as if to indicate that customers are entering a magical

new world.

A succeeding trend has also emerged where in their mall renovations, owners

choose a softer, neutral color palette and more natural light for these common areas.

PCL Construction Services replaced darker finishes with white tiles and walls, as

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well as clear-glass railings, when rebuilding the South Avenue side of Mall of

America in Bloomington, Minnesota, according to PCL District Manager Mike

Headrick.

Food courts in malls are also becoming crucial in reinvigorating a mall's

brand. Triple Five Worldwide Group, the developer/owner of American Dream, a $4

billion, 3.1-million-square-foot retail/entertainment behemoth under development in

East Rutherford, New Jersey, is spending $5 million on the food court alone. The

relocation of the food court under a new, wide skylight was a key part of the

Southdale Center redevelopment.

To salvage a failing retail complex, more drastic steps are sometimes

required. The Chestnut Hill (Mass.) Shopping Center, first opened in 1949, catered to

a wealthy Boston suburb with an average household income of $155,000. The stores

were severely outdated, and parking was placed in the back, which was problematic.

Prellwitz Chilinski's plan surgically removed a few structures, including a

Macy's, and turned three others into a 378,555-square-foot open-air retail and eating

complex with a movie theater, fitness facility, and 60,000 square-foot office space.

Chilinski explains, "We turned it into a type of village, with trees, good asphalt, and

[better] lighting."

C) Extra Purpose: Live/Work

The addition of live/work aspects to the retail experience—yet another

trend in mall revival—has its origins in the work of Victor Gruen, the original

architect of Southdale Center. To build a complete ecosystem, Gruen imagined

shopping malls that included schools, offices, residences, and houses.

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 While Gruen's vision was not realized at Southdale, the notion is

resurfacing among today's mall developers. The owner of Southdale Center,

Simon Property Group, has been negotiating with a residential builder to construct

300 rental apartments to what was formerly a parking lot nearby.

The photo below, by Santec, showcases the mix of retail and live&work

factors which are seen as an increasing trend by developers. CitySet is seven-acre

mixed-use development in Colorado and what began as a hotel renovation has

developed into a 250,000 square feet open-ar plaza with hotels, restaurants, and

shops.

CitySet,
Glendale

D) Independence from

Don’t rely on anchor and retails stores to drive foot traffic, because changes

are constant in the commerce industry! For many malls, retail has become a

secondary, if not tertiary, traffic generator. Les Morris of Simon Property Group said

his company's Mills properties—hybrids of full-scale malls and outlets—have

attractions like LegoLand, aquariums, and Medieval Times. The Crayola Experience,

a 70,000-square-foot facility inside Simon's 1.8-million-square-foot Florida Mall in

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 Orlando, will open shortly, offering 25 hands-on activities for kids, including the

option to make their own unique crayons.

Derek Barker, a Managing Director of the London-based architecture

company Haskoll, recalls that in 2000, his firm developed a mall in which leisure and

dining accounted for 10% of the leased area. “Everyone felt that was a little

excessive,” he adds.

But hardly one noticed when Westfield opened its Westfield Stratford City

mall in East London near Olympic Park in 2011, he claims, with 25% of its leased

space dedicated to food and recreation, including Aspers, the United Kingdom's first

supercasino.

E) If You Can’t Beat e-Commerce, Then Join Them.

According to Gensler's Glover, "technology is altering the way we purchase,

communicate information, experience a location, and even confer status." As a result,

mall operators must satisfy clients who are looking for the most expedient ways to buy

and receive products.

The challenge for malls and its retail tenants is to mix the convenience of

internet purchasing with the touch and feel of a physical store. Some solutions are

being provided by technology. According to the AEC experts, apps and social media

platforms are critical for malls to penetrate their consumers' communal circles. Mall

consumers are being alerted to new deals and events via so-called beacon technology.

Shoppers can even be directed to select goods in stores using technology.

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 Conceptualization, E-
Commerce in Malls.

2) Shop Technicalities

Shari Walters, a writer for The Balance Small Business website, is a digital marketing

consultant after 25 years as a retail cashier, store manager, and shop owner. In her article,

‘Choosing A Retail Store Location’ (2021) she stated that the location of the retail store will

have a significant influence on the owner’s public image, foot traffic, future revenue

potential, and other factors. Choosing a location without taking these variables into account

may hinder the company's potential to prosper and develop.

She also pointed out the different questions to ask before choosing a retail store

location:

 What are the characteristics of your most loyal customers?

 Are you able to envision your structure?

 Do you have a clear idea of what you want to market and how you want to be known?

23
 Have you calculated how much shop space, storage space, or office space you'll need?

To have a better overview of the things to be pondered when starting a store, she

enumerated all of them below:

A) Types of Goods Sold

To allow customers to make a rapid purchase, convenience items require

simple access. Consumers are also interested in these items in general. A mall may

not be the best place for convenience products because these items may be priced

differently than other businesses on the site. Customers may be more likely to

frequent convenience stores placed near their regular commutes. This might imply

occupying a space area near or at a transport hub or along a frequently traveled route.

Specialty goods meet more specific demands than general-purpose items.

Customers are typically willing to go out of their way to get this sort of product since

they can't get it at a convenience or general goods store. Because their goods may

compliment one other, this sort of store may do well in close proximity to other retail

areas.

A big-ticket shopping business typically sells products that are purchased

seldom by the client at a greater price. A big-ticket shopping business sells items

including furniture, automobiles, and expensive apparel. This sort of consumer will

want to check prices before making a purchase because the costs of these goods are

greater. This segment's retailers would do well to position their locations far away

from their competitors.

B) Population & The Customer

24
 Before deciding on a where to open a retail business, do extensive research on

the region. Read the local press and talk to other local small businesses. Consult the

local library, chamber of commerce, or the Census Bureau for demographic

information about the area. Retail-focused specialty research businesses may also be

able to supply demographic data. The population, income levels, and median age of

the area should be available from any of these sources. You already know who your

consumers are, so select a place close to where they live, work, and shop.

C) Accessibility, Visibility, and Traffic

Don't mistake a high volume of traffic for a large number of consumers.

Retailers want to be in areas with a lot of customers, but only if those customers fit

their target market description. Smaller shops may profit from the foot traffic

provided by larger stores nearby. Along these lines, there are a few things that

merchants and designers should think about.

How many people pass by the site on foot or by car?

Is public transit well-served in the area?

Is it easy for consumers and delivery vehicles to enter and exit the parking lot?

Is there sufficient parking?

It's a good idea to have 5 to 8 parking places every 1,000 square feet of retail

space, depending on the sort of business.

D) Signage, Zoning, and Planning

25
 Designers should understand all of the regulations, policies, and processes that

apply to the retail business site. For information on signage restrictions, contact your

local city hall and zoning commission. There may be restrictions on the size and

imagery of signage used to promote your business. Inquire about any restrictions that

may apply to your retail business, as well as any future plans that may alter traffic

patterns, such as highway construction.

E) Competition & Neighbors

Other local companies in the potential location might assist or damage the

retail store. Check to see whether the sorts of companies in the area are appropriate

for your establishment. A high-end designer shop, for example, may struggle to

compete with a cheap variety store next door. To get the best results, put it adjacent to

a manicure or hair salon, which tend to attract the same demographic of consumers.

3) How Should Architects Design the Malls of the Future?

In an article by Kim Megson for the CLAD News website entitled ‘How Should

Architects Design The Malls of Tomorrow’ (2018), she noted that the rise of the sharing

economy, the rise of drones, and our rising need for authentic and memorable experiences are

just a few of the aspects that architects must consider when building tomorrow's malls and

shopping locations.

That's according to Bryan Croeni, Advance Strategy Director at global architectural

and urban planning firm B+H, who shared his firm's views on the future of the mall as a

design typology with CLADglobal.

“While designers may instinctively believe they have a pulse on the future of retail, it

is difficult to anticipate how the mall will change in today's extremely disruptive

environment,” he added.
26
 “Today, many malls are closing, others are striving to reinvent themselves, and some

are prospering among the upheaval. E-commerce is without a doubt the greatest danger to the

shopping mall, but it isn't the only one to consider.

“When our company convened all of our design leaders for a two-day design charrette

to examine the future of ‘the mall,' the first thing we did was admit that we don't have all of

the answers. However, we were able to do so by researching the current trends in mall design.

"As a result, the team decided to dissect the mall into its many components. We were

able to piece together a spectrum of future possibilities by analyzing and re-imagining each

individual component, which will guide us as we build the malls of the future.”

Croeni outlined eight particular concerns that large-scale project designers should

start thinking about.

A) Mobility: War of the Parking Spaces

Designers will need to account for new forms of transportation and

incorporate future mobility alternatives into current retail experiences as the

automobile becomes decoupled from consumer behaviors. The world is gearing up

for driverless vehicles, and vacant parking spaces are already providing chances for

mixed-use development. However, we must be more daring in our thinking. Taking

the Hyperloop home, for example, will be more enticing if your shopping bags are

carried by a drone.

B) Spaces: Explode the Box

In the world of internet shopping, traditional large box anchor tenants and

halls full of inflexible spaces make less sense. Because physical space no longer

determines where and how we conduct business, a transition to modular flexible

27
 venues that may grow and shrink based on shopper demands will become the

standard. The mall is, at its heart, a marketplace for experiences and commerce; the

reasons to restrict both to a specific physical area are fast disappearing

C) Technology: The Digital Divide

Today, the mobile share of global e-commerce is projected to be 70%, owing

to the fact that just 6% of the world's population possesses a smartphone. Malls must

fight fire with fire, ensuring that technology is integrated in service of the human

experience rather than as the experience itself. The ideal use of technology is to make

environments immediately programmable and customizable.

D) Infrastructure - Plug & Play

Building on technology, the growing necessity to modernize outmoded

infrastructure in order to comply with the global energy shift is the ideal chance to

include maximum flexibility and adaptability. The mall may serve as the hub for

everything, receiving and transmitting data to potential merchants, programmers,

vendors, and visitors.

E) Tenant Mix - Systematic Change

A mall built on social attractors that bring people together will always adapt in

response to changing user demands, needs, and desires. To accommodate a shift in

attention to experience and good, B+H created space for culinary offerings in 40% of

the six-level Crystal Galleria skyscraper in Shanghai. To allow for pivots in use and

function, the mall's structure should be flexible and changeable. The Airbnb/Uber

concepts may be extended to allow for the creation of deliberately transitory tenant

spaces.

28
F) User Experience

A mall built on social attractors that bring people together will always adapt

in response to changing user demands, needs, and desires. To accommodate a shift in

attention to experience and good, B+H created space for culinary offerings in 40% of

the six-level Crystal Galleria skyscraper in Shanghai. To allow for pivots in use and

function, the mall's structure should be flexible and changeable. The Airbnb/Uber

concepts may be extended to allow for the creation of deliberately transitory tenant

spaces.

G) Investors - Sharing Spaces

An increasingly global investment market is being shaped by change rather

than expansion. A mall that offers a variety of shopping experiences and possibilities

lends itself to a new type of ownership model based on numerous stakeholders,

community ownership, and the sharing economy.

H) Guests: The Next Disruptors

Just three major consumer groups will generate 50 per cent of total global

urban consumption growth between now and 2030: the retiring and elderly in

developed economies, China’s working-age population, and North America’s

working-age population. The next disruptors are Generation Z, who have

demonstrated a willingness to trade in technology for authentic experiences that can’t

be replicated anywhere else.

DESIGN SOLUTIONS AND INNOVATIONS

29
A) Opposing Anachronism

The word ‘Anachronism’ is a noun that refers to objects, ideas, or form that is does

not go along with the current time. These objects often exists in different eras as opposed to

the time they belong to and were useful (Merriam-Webster, n.d).

The same is true with what shopping centers used to be. Considered as bastardization

of Victor Gruen’s idea of what shopping center should be, developers had molded shopping

centers cater to the pockets of corporations and less on public health and welfare-- one of the

greatest factors that these shopping centers rely on (Richter, n.d.). But as time progresses

together with the advancement of technology, these strategies slowly fail to work; and with

the COVID-19 pandemic that hit the world in 2019, people are finding all the more reasons to

ditch this type of retail organization in lieu for a safer, healthier, and community-oriented

spaces.

I. Gruen’s Dream: Community- Orientated Spaces

Breaking out from the "island" phenomenon can help a mall attract more

customers, extend its market region, and become a more appealing destination (Beyard,

M. D., Corrigan, M., Kramer, A., Pawlukiewicz, M., & Bach, A. (2006) An example is

show in the picture below where the large and isolating boxes format are ignored, and

instead stitching the shopping centers with the community urban fabric, making it

usable by the public and integrated in their daily lives.

Consider the mall site as a possible anchor for the wider neighborhood, similar

to how a department store acts as a mall anchor. Connect it to the different

neighborhoods that surround it with equal attention. A crucial component of this

connectivity is seamless, functional, pleasant, and continuous pedestrian connections

on and off site. Other options for connections include bringing non-retail uses inside

30
the mall, as well as carefully designing buildings both on and off site to create a real

urban setting.

Concept Diagram, Community-Oriented

Spaces

II. Greenery To Reduce Carbon Footprint

When malls are built next to single-family communities, beautiful landscaping

not only provides a barrier, but also creates pedestrian linkages that assist decrease

traffic congestion and improve community livability.

Shopping malls have been turned into self-contained mini cities that offer a

variety of activities and entertainment, such as health clubs, sports halls, cinemas,

theaters, and so on, in order to attract customers. Architects have done their utmost to

31
create interiors for commercial structures that make customers feel "at home."

However, one crucial component – nature – was still severely missing.

Researchers from a variety of fields, including environmental psychology,

sociology, behavioral medicine, and biology, uncovered this phenomenon. The

biophilic design movement has begun to gain traction: It's a "building industry idea

that uses direct nature, indirect nature, and space and place factors to improve

occupant connection to the natural world." It is suggested that this approach provides

health, environmental, and economic benefits for building occupants and urban

settings at both the building and city scales, with minimal drawbacks.

Potted plants and trees are still the most common indoor greenery

arrangements, but since proximity to nature has resurfaced as a design element in

public spaces, architects, landscape architects, and urban planners are now working on

architectural designs in which greenery harmonizes with other design elements.

In many situations, the availability of space is also a significant role. Greenery

is frequently used to create green walls and ceilings. However, we must keep in mind

that the goal is to create spaces, or microclimates, that are similar to those found in the

natural habitats of the plants chosen for the projects; hence, light must be given and

indoor plants must be protected from rapid temperature fluctuations. Simply simply,

plants need to be able to grow under certain conditions. This is definitely difficult,

such as installing plants in a "kitchen-like" food court zone, but it is well worth the

effort.

32
Bal Harbour,Thailand.
EmQuartier, Florida.

B) Spatial Convenience

As shopping centers are designed for pedestrians and foot traffic, spatial convenience,
Tokyo Plaza, Japan
or the ability to go from one place to another within the Southwoods
shortest convenient time, is seen as
Mall, Philippines

the most sought-after feature for the modern world. It largely dictates the energy of potential

customers, as they would opt for more convenient places to have a quick stop for errands or

maybe to run out of work and back again (Reimers & Clulow, 2004).

They note that there are several ways to minimize travel time. The first option is when

the smaller the retail center, the lesser the distance the pedestrian must walk to get to one

point to another. However, doing so can limit the capacity of a shopping center to cater to

merchants and in turn will have an impact on the merchandise variety. In this case, the ‘one-

stop’ shop concept is traded for spatial convenience.

Another strategy involves the limiting of non-retail firms, however this may not work

well with the shopping strip concept. And also, this goes against the free market system

where retailers are free to sell whatever merchandise they want.

33
 The physical design of the center will also have an influence in a spatial convenience.

For example, a shopping center with a linear design will have to make people walk within

only two points of entry and may require them to walk across to reach stores in the middle. In

this case, it is much more easier to have a clustered design. Another option would be to

expand upwards rather than outwards, but the option does not have a viable alternative for

shopping strips.

Compatibility can help solve this spatial convenience. Compatibility refers to the

degree of which two or more business interchange customers. A compatible cluster of stores

consists of shops who may offer the shopper a faster time on decision making, as stores have

been already paired to support each other in anticipation of the customers needs. Example, a

customer may buy food at a food store. After eating, they may think and desire to get a

beverage to go with their food. And so, a beverage store has already been set beside, knowing

that the customer would need it. At the same time, the supermarket and a hardware store may

go together as they both provide home essentials which is food and equipment.

According to Thompson (1967), retailers can offer spatial convenience in two ways;

through absolute location and through relative proximity to other retailers. Proximity is

enhanced when retailers are concentrated in the centre’s core. The greater the proportion of

stores in the retail core, the greater its concentration.

1) Zoning & Space Organization

According to (Reimers & Clulow, 2004), they devised 11 categories of retail and non-

retail tenants who commonly appear in shopping centers from the different studies about the

topic. These were for the purpose to establish an identification and organization, and to

possibly help designers plan efficient shopping center areas. They are as follows:

34
 11 Categories according to
(Reimers & Clulow, 2004)

Retail functions were categorised as businesses in categories 1–8, whereas non-retail

services were classed as businesses in categories 9–11.

And after the placing of each business on a plot map of the shopping center, it was

divided into three concentric zones: core, intermediate, and peripheral zones. These are useful

in large shopping centers, but cases of shopping strips may require a different method.

For shopping strips, it will be divided into three zones of equal sizes by dividing the

number of blocks of the lane by three. For example, in a six-block shopping strip running

parallel to an artery, the two inner blocks would be classified as core zones, the blocks on

each side of the core as intermediate zones, and the two outside blocks as periphery zones.

Figure 1 below depicts a typical shopping strip partition.

35
 While the above example is for the operation of a smaller scale (shopping strip), this

logic and concept can also apply to shopping centers. Non-retail jobs are generally assigned

outdoor locations or placed near exits to avoid disrupting pedestrian movement. In a retail

center, such places function as the "periphery," while the central mall acts as the "heart."

Pedestrian movement is concentrated here, thanks to the smart positioning of entrances and

anchor businesses.

Figure 2 below depicts a typical retail center division. The most physically compact

section inside a retail center will, of course, be its core. However, because the core is a finite

spatial region, some functions must take precedence when assigning core locations. To offer

spatial convenience, the core must have capabilities that can meet all but the most specialized

purchasing requirements.

As a result, it must have the functions that serve as major entices and are most sought

by customers. Other criteria of spatial convenience, such as multi-purpose shopping and store

36
compatibility, must also be met. These characteristics were used as the primary criterion for

developing the study's technique of analysis.

And in another table, this summarizes where the locations of those categorized

businesses should be placed for an efficient planning, both for the shopping strips and

shopping centers.

C)

Innovative Paths of Shopping Centers

According to (Book A Corner, 2021), technology and innovation are

radically changing the shopping center industry. They note the four innovative paths

in which these centers follow with the aim to liven the stagnating concept. Retailers

must evaluate the size and quantity of locations that will fulfill their consumers'

demands, concentrating on flagship, showroom, and pop-up experiences instead of

under performing storefronts. Customers will no longer come in to explore; they will

37
enter knowing exactly what they want, and the associate's job will be to help them

make the purchase by providing an excellent customer experience (Weintraub, 2020).

I. Innovation Center

The innovation center will be technology-driven, allowing each store and the

center itself to collect real-time data to better serve customers. We notice that the

Innovation Center has employed anthropologists, cultural psychologists, and

ethnographic specialists to turn the massive quantity of consumer data collected into

knowledge that malls and tenant partners may utilize to improve and evolve the

shopping experience. The innovation center incorporates cutting-edge technologies to

create a futuristic consumer engagement environment.

According to (Fenn, 2017), this kind of technology is starting to be used and is

used in the Shinsegae retail complex in South Korea, the Starfield Mall in Goyang,

north of Seoul. It features a LED technology, along with their Daegu mall location.

The atrium of the facility has am LED tower, as well as smaller LED panels bordering

the mezzanine.

38
 Shinsegae Corporation Malls, South Korea

II. Destination Center

Restaurants, theaters, and event spaces, museum exhibitions, theme parks and

other attractions, indoor ice rink and ski resorts, and water parks will all play a larger

part and substantially improve the experience.

According to (Weintraub, 2020), in post-pandemic, the malls will be the

community’s new gathering place and should be, in nature, a multi-purpose attraction

with a wide range of recreational activities, as well as office, residential, and cultural

services, for it to function and stay relevant. Shops should be blended together with

other complementing uses to provide visitors with an engaging experience that

incorporates the entire area. Owners may need to reconsider their leasing strategies to

accommodate various sorts of retail experiences, such as temporary pop-ups or

exhibits. Here is a fantastic opportunity to be creative.

East Rutherford,
New Jersey

39
III. Value Center

Specialized in connected retail companies and services in order to represent

the values and preferences of the local communities. Health and wellness, local

cuisine, craftsmen and manufacturers, or even animal rights or ethnic identity might

be the inspiration for the theme.

The “mall” as we know it will alter indefinitely, most possibly to the point

where a new term will be required. The name of this new organization will be a point

of entry for the functional both our personal and professional needs It is necessary to

be sociable. It will be a great business. a community in which people will live, work,

and play, eat, play, and eat some more.

Retailers will rethink the whole customer journey to incorporate an

omnichannel experience that combines the online world with an upgraded in-person

experience in a right-sized, technology-enabled, service-driven shop. Long-term,

owners will improve the experience by considering how their space is used to

generate natural daytime and evening demand for a range of applications.

East
Conceptualization,
Rutherford,
New Jersey Zpell Mall, Thailand

40
 Mall of Qatar,
Qatar

IV. Retail Center

Retail centers will evolve to include components of value centers, as they will

focus on fulfilling customers in certain life phases or lifestyles with similar wants and

interests, but they will be backed by residential accommodation, making CES more

than just a place to visit, but a place to live. CES provides retail outlets, restaurants

and theaters, work and entertainment venues, gyms and spas for senior baby boomers,

those who wish to scale down and obtain a range of handy services, and young

professionals.

FUNCTIONAL REQUIREMENTS

41
Shopping centers provide people a place to shop, dine, relax, and play. Listed below are
eleven (11) most common spaces needed for a shopping center to function well:

1. Department and Discount Department Stores

The department store is known as the key attractor in shopping centers/ malls
(Applebaum and Kaylin, 1974; Alexander and Muhlebach, 1992; Mees, 1993; Eppli and
Benjamin, 1994; Finn and Louviere, 1996; Clulow and Reimers, 2004). They provide a
variety of goods and products from clothes to toys and are often placed at the ends of a mall
or at intermediate locations ("13 Different Types of Stores Inside a Shopping Mall - Incubar",
2020; Clulow and Reimers, 2004).

2. Supermarkets and/or grocery stores;

Supermarkets and/or grocery stores are also considered as a key attractor in shopping
centers (Bruwer, 1997; Clulow and Reimers, 2004). Furthermore, they are usually located
near entry/exit points for easy access and carriage of goods from and to the loading docks/
parking area.

3. Food Stores and Health (e.g. butchers, bakers, chemists/ pharmacies);

Food and health stores typically offer convenience goods or are considered to have
lower-order activities to passersby. These stores are often placed between retail generators
and consumer sources such as an office building or car park. However, Clulow and Reimers
(2004), explains that food and health stores in shopping centers should be located at
intermediate locations.

4. Food Service (cafes, fast food outlets, restaurants);

These food establishments are usually grouped together in food courts (Clulow and
Reimers, 2004). Additionally, they should be placed at intermediate areas of the shopping
center so they can act as a social focal point and a convenient break for shoppers. Restaurants
can be placed on the periphery of the shopping center so they can still serve customers
outside the shopping center’s opening hours. On the other hand, cafes can be assigned to core
zones or central zones while fast food outlets should be located at an intermediate location
since it can affect the central zone negatively due to the concentrated number of consumers
during peak hours.

5. Homeware (e.g. furniture, carpet, curtains, electrical goods), Hardware, Industrial

and Automotive supplies (e.g. paint, plumbing supplies, gardening), and Technology/
electronic stores.

42
 These businesses should be located in an intermediate or peripheral location since
they don’t usually rely on people’s impulse buying and most people shop here to get
something they really need (Sim and Way, 1989; West et al., 1985; Clulow and Reimers,
2004). Some shopping centers even have a dedicated area for technology stores so you can
easily shop and compare products like smartphones, tablets, laptops, televisions, and etc. ("13
Different Types of Stores Inside a Shopping Mall - Incubar", 2020).

6. Fashion (e.g. women’s apparel, shoes, lingerie, jewellery);

These shops typically serve as key attractors and should be located at a core location
(Clulow and Reimers, 2004). In addition to this, their success often depends on their location
since the fashion industry is considered to be one of the highest level retail comparison goods
(Nelson, 1958; Scott, 1959; Morrill, 1987;).

7. Leisure Products (e.g. books, photography, toys, music, giftware, camping, bicycles)
Stores that sell these items can be classified as Shopping goods, which offers a broad
appeal, and Specialty goods, which caters to specialist needs. Shopping goods include books,
sporting goods, giftware and music while Specialty goods may include stamps, and coins
(Bruwer, 1997; Clulow and Reimers, 2004).

8. Professional Services (e.g. banks, insurance, accountants, medical services),

Consumer Services (e.g. beauty salons, electrical repairs, locksmith, etc.), Community
Services (e.g. municipal offices, sport centres and welfare services), and Administrative
Offices/ Services.
These spaces should be situated at peripheral locations since they are non-retail, may
rely on regular clientele, do not depend heavily on the location for their business, and their
usually empty retail frontage discourages window shopping (Clulow and Reimers, 2004).
However, some of these businesses like beauty salons, banks, and optometrists should be
placed in intermediate areas.

9. Recreational and Entertainment

Commonly, these spaces include gaming arcades, playgrounds, cinemas or movie
theaters, and convention centers. They are usually put in remote or peripheral locations, or on
upper floors if the shopping center is more than one storey since they are considered as non-
essentials, require large spaces, and so that people may buy something else while going to
these spaces (Sachdeva, 2020).

10. Utilities and other facilities

43
 This often includes control rooms, electrical rooms, mechanical rooms, and
maintenance rooms, as well as rest rooms. They are usually placed in adjacent areas related to
their purpose and functions, and/ or are hidden from the public eye.

10. General Space

This includes parking areas, loading docks, unloading/ loading areas, terminals, and
lobbies.

11. Circulation space

This is composed of walkways, sidewalks, hallways/ corridors, stairways, escalators
and elevators - means of access from one point to another. Measurements and clearances for
these areas must be adequate for the occupant load it will serve.

LEGAL AND SAFETY REQUIREMENTS

The Provisions of the Republic Act No. 9266, also known as “The Architecture Act of

2004”, and its Implementing Rules and Regulations

Pursuant to the Architecture Act of 2004 and its implementing rules and regulations,

specified below are the standards and requirements that the researchers deemed noteworthy in

planning and designing shopping centers.

Section 32 elaborates that a registered and licensed architect must sign and stamp/

seal his/ her own architectural plans, specifications and other contract documents.

44
 Furthermore, Section 33 states that the architect’s own signed and sealed drawings,

specifications and other contract documents are the intellectual property of the himself/

herself and duplication of such documents must have a written consent from the architect or

author of said documents.

It is expressed in Section 34 that “Persons not registered as an architect shall not

claim nor represent either services or work as equivalent to those of a duly qualified

registered architect, or that they are qualified for any branch or functions of function of

architectural practice, even though no form of the title "Architect" is used.”

The Provisions of Presidential Decree 1096, also known as the National Building Code

of the Philippines (NBCP) and its Revised Implementing Rules and Regulations (2005)

Pursuant to the National Building Code of the Philippines, specified below are the

standards, rules and regulations that the researchers deemed noteworthy in planning and

designing shopping centers.

Rule VII: Classification and General Requirements of All buildings by Use or Occupancy

According to Section 701 - Occupancy Classified, shopping centers belong to the

Group E - Business and Mercantile Division 2 classification. The said type of building should

be located in a C-2 (Commercial Two or Medium Commercial) zone.

Section 707 - Maximum Height of Buildings, states that the building height limit

standard based on its zoning classification, C-2, is only at 18 meters above highest grade with

6 allowable floors/storeys above established grade.

45
 Also stated under Section 707, parking slot dimensions for an automobile (car) should

have at least 2.50 meters by 5.00 meters for perpendicular or diagonal parking and 2.15

meters by 6.00 meters for parallel parking, for standard trucks or bus parking/ loading slot, it

should be at least 3.60 meters by 12.00 meters, a minimum of 3.60 meters by 18.00 meters

for an articulated truck slot, and at least 3.00 meters by 9.00 meters for jeepney or shuttle

parking/ loading/ unloading slot.

Furthermore, the minimum required off-street cum on-site parking slot, parking area,

and loading/ unloading space for a neighborhood shopping center is one (1) car slot for every

100 square meters of shopping floor area, and for restaurants and fast-food centers it is one

(1) car slot for every 30 square meters of customer area. Even though shopping centers have

high vehicular and pedestrian traffic, they can still be placed at major intersections or within

100.00 meters of them as long as they follow the minimum 50.00 meter distance between the

straight curb of the intersection and the street curb of the ingress/egress of the shopping

center that is nearest the intersection. Additionally, the front yard of a shopping center should

only be used for landscaping, as driveways, off-street loading, and temporary off-street

parking.

Rule VIII: Light and Ventilation

Under Section 803 - Percentage of Site Occupancy, it is necessary to provide

computations for the Allowable Maximum Building Footprint (AMBF), Maximum

Allowable Percentage of Site Occupancy (PSO), Maximum Allowable Impervious Surface

Area (ISA), Maximum Allowable Construction Area (MACA), Minimum Unpaved Surface

Area (USA), and Total Open Spaces within Lot (TOSL) which also depend on the type of lot

the building will be situated at.

46
 Following Section 804 - Sizes and Dimensions of Courts, minimum setbacks for

Shopping centers belonging to commercial buildings are determined by width of the Road

Right-of-Way, as shown in the table below.

Road Right-of-Way Front Side Rear

(RROW) Width (meters) (meters) (meters)

(meters)

30.00 & Above 8.00 5.00 5.00

25.00 to 29.00 6.00 3.00 3.00

20.00 to 24.00 5.00 3.00 3.00

10.00 to 19.00 5.00 2.00 2.00

Below 10.00 5.00 2.00 2.00

Table 1. Setbacks for Commercial, Industrial, Institutional and Recreational Buildings

In relation to Section 803, unobstructed or uncovered driveways, access roads, and

parking spaces may be included as part of the open space.

Section 804 - Ceiling Heights, states that a minimum of 2.40 meters from floor to

ceiling measurement should be provided for habitable rooms with artificial ventilation while

a minimum of 2.70 meters is set for rooms with natural ventilation. The minimum ceiling

height is different when the building is more than 1 storey (e.g. it is 2.70 meters for the first

storey, 2.40 meters for the second storey, and 2.10 meters for the following storeys).

In accordance with Section 804, rooms for human habitations should have a minimum

dimension 2.00 meters with an area of 6.00 square meters, the minimum area for a kitchen is

3.00 square meters with least dimension of 1.50 meters, while the bath and toilet should have

an area of at least 1.20 square meters with a minimum dimension of 0.90 meters.

47
 Air space per person is also important hence Section 807, which states that there

should be 12.00 cubic meters of air space per person for offices and 14.00 cubic meters of air

space per person for habitable rooms.

Section 808 - Window openings, elaborates that naturally ventilated rooms should

have window/s with an individual minimum opening area of 1.00 square meter and a total

free area of openings equivalent to at least 10% of the floor area of the room, while

bathrooms, laundry rooms, and similar rooms should have window/s with an individual

minimum opening area of 240 square millimeters and a total free area of openings equivalent

to at least 1/20 of the floor area of said rooms. Further, windows should be situated at a

strategic location- opening directly to a court, a yard, public street/ alley, an open water

course, or in case of emergencies, immediately outside a fire exit window/ grille that leads

directly to the street or ground level.

Rule X: Building Projection Over Public Streets

Section 1003 - Projection of Balconies and Appendages Over Streets, states that a

minimum clearance of 3.00 meters should be provided between the established grade of the

street and/ or sidewalk. It also presents the basis for allowed measurement of projections as

shown below:

Table 2. Projection of Balconies and Appendages Over Streets

48
Rule XII: General Design and Construction Requirements

Under Section 1207 - Stairs, Exits, and Occupant Loads, every storey or portion with

an occupant load of 500 to 999 requires at least three exits while an occupant load of 1000

requires at least 4 exits, such exits shall be strategically placed so that in case of an

emergency and one blocked, the other exits can still be used. The distance from an exit at any

point in a building should be 45.00 meters at most if it does not have a sprinkler system but if

it is fully equipped with a complete automatic fire extinguishing system, the maximum

distance is 60.00 meters along the line of travel.

In relation to this, exit doors should be at least 0.90 meters by 2.00 meters high and

should swing in the direction of exit travel. The width of every corridor or exit balcony

should be at least 1.10 meters. Likewise, dead ends should not exceed 6.00 meters in length.

The width for stairways that serve an occupant load of more than fifty (50) shall be a

minimum of 1.10 meters. The maximum rise for the steps of a stairway is 0.20 meters while

the minimum measurement for the run is 0.25 meters. In addition to this, landings for

stairways should have dimensions in the direction of travel equivalent to its width, not

exceeding 1.20 meters. Also, a 3.60 meter vertical clearance should be provided between

landings.

Rule XIII - Electrical and Mechanical Regulations

Section 1301 - Electrical Regulations, requires areas/ spaces for electrical rooms,

service equipment, and metering facilities.

Section 1302 - Mechanical Regulations, requires an elevator/s to be installed in all

private and public buildings for public use, in line with the Batas Pambansa Bilang 344. On

49
the other hand, escalators should have an angle of inclination not exceeding 30° from the

horizontal. Plus, the width of its steps should not exceed 330 millimeters and width between

balustrades should be between 0.56 meter to 1.20 meters.

The Provisions of Batas Pambansa Bilang 344 (BP 344), also known as “The Law to

Enhance Mobility of Disabled Persons”, and its Implementing Rules and Regulations

Pursuant to Batas Pambansa Bilang 344 and its implementing rules and regulations,

specified below are the standards and requirements that the researchers deemed noteworthy in

planning and designing shopping centers.

Rule II: Minimum Requirements for Accessibility

According to the Anthropometrics and Dimensional Data as Guides for Design in

Rule II, wheelchair lengths are usually between 1.10 meters to 1.30 meters while its width

typically varies from 0.60 meters to 0.75 meters. Turning spaces for wheelchairs need a 1.50

meter diameter. People confined to wheelchairs have a comfortable reach usually from 0.70

meters to 1.20 meters above the floor, and for room corners, it is not less than 0.40 meters.

Additionally, the average knee and leg space clearance of wheelchair users is at 0.74 meters.

Appendix A

A. Outside and around buildings

Both dropped curbs and curb cut-outs outside and around buildings have a minimum

width of 0.90 meters and a gradient no more than 1:12 for ramped portions.

Walkways and passageways should have a minimum width of 1.20 meters and are

required to have a gradient of no more than 1:20 or 5%. Turnabout spaces or spaces for two

50
passing wheelchairs should be placed along the walkways and passageways especially if

these are lengthy and/or busy routes, keeping in mind the minimum dimension of 1.50 meters

and the 12.00 meters maximum distance between stops.

Both sides of ramps and stairways should be provided with handrails installed at 0.70

meters and 0.90 meters above steps or ramps, and 1.0 meter and 1.06 meter at great heights.

Ramps and stairs should have a 0.30 meter long extension for the handrails at the start

and the end.

It is hard for the blind or for visually-impaired to navigate open spaces, thus, defined

edges should be provided such as planters, dwarf walls, or similar things that provide a

different texture from the path.

Signs on walls and doors, including braille symbols, should be placed between 1.40

meter to 1.60 meter high.

B. Parking

Accessible parking slots should be situated as near as possible to building entrances.

These parking slots are required to have a 1.20 meter clearance between the front ends of

parked cars and a minimum width of 3.70 meters.

C. Inside Building and Structures

Entrances that have vestibules are required to provide an area with minimum

dimensions of 1.80 meters deep by 1.50 meters wide.

Ramps are required to have a minimum clear width of 1.20 meters, a maximum

gradient of 1:12, curbs on both sides with a height not less than 0.10 meters, and a maximum

length of 6.00 meters but if length exceeds 6.00 m, landings not less than 1.50 meters should

be provided. At the top and bottom of any ramp, an area not less than 1.80 meters is required.

51
 D. Doors

Doors are required to have a minimum clear width of 0.80 meters and a minimum

clear level space of 1.50 meters by 1.50 meters before and extending beyond them.

E. Corridors

A minimum clear width of 1.20 meters is required for corridors. A minimum area of 1.50

meters by 1.50 meters is required for recessed or turnabout spaces for wheelchairs. These

recessed or turnabout spaces should be spaced at a maximum of 12 meters but a 3.50 meters

distance is required at or within dead ends.

F. Washrooms and Toilets

Accessible water closet stalls should have a minimum area of 1.70 meters by 1.80

meters including a 2.25 square meter turning space (minimum dimension of 1.50 meters).

A minimum of one (1) accessible water closet is required on a floor level or each part

of a floor level with restrooms where the total number of water closet per set is 20, and

minimum of 2 if it exceeds 20 water closets per set.

The maximum water closet height is 0.45 meters and the flush control should be 1.20

meters high at most. Lavatories should be at 0.80 meters high at most with a knee clearance

of 0.60 meters to 0.70 meters (vertical) and 0.50 meters deep. Urinals should have an

elongated lip or through type with the lip at 0.48 meters high at most.

G. Elevators

52
 A maximum of 30.00 meters distance is required between the entrance and the

accessible elevators. A minimum area of 1.10 meters by 1.40 meters is required for accessible

elevators.

The Provisions of the Presidential Decree No. 1185, also known as “Fire Code of the

Philippines”, and its Implementing Rules and Regulations

Pursuant to the Provisions of the Fire Code of the Philippines and its implementing

rules and regulations, specified below are the standards and requirements that the researchers

deemed noteworthy in planning and designing shopping centers.

Section 3.301 - Classification of Occupancy of Division 3 (Classification of

Occupancy and Hazard of Contents), states that Shopping Centers belong under the

Mercantile occupancy.

Section 3.402 - Doors, implements that single doors fire exits should only be 0.71

meters to 1.22 meters wide. Moreover, this code only permits doors that open outward to be

one step lower with a maximum height difference of 20.5 centimeters between the outer floor

level and the inside.

The interior fire exit stairs, as included in Section 3.403, are classified into two,

namely Class A and Class B. The tables below illustrates the requirements for each class:

Description Class A Class B

Minimum clear width of all 112 cm 112 cm;

obstruction except handrails 91 cm (occupant load of less

and stringers than 50 persons)

53
 Maximum height of risers 19 cm 20 cm

Minimum width of tread 25 cm 23 cm

(excluding nosing and

projection)

Winders none none

Minimum headroom 2m 2m

Maximum height between 2.75 mm 3.70 mm

landings

Minimum direction of 112 mm 112 mm

landings in direction of travel

Table 3. Interior fire exit stairs

In addition to this, these stairs should be proportional to the sum of 2 risers (height)

and a tread (width), not including the nosing projections, with only 60 cm to 63.5 cm in

measurement.

In Section 3.405- Horizontal exits, balconies or bridges should be at least 1.12 meters

wide.

Under Section 3.406 - Ramps, ramps are classified into two classes, namely Class A

and Class B. The tables below illustrates the requirements for each class:

Description Class A Class B

Width 112 cm and greater 76 to 112 cm

Slope 8 to 10% 10 to 17%

Maximum height between No limit 3.66 m

landings

Capacity in persons per unit as modified by Divisions 7 through 15

54
 Down 60 45

Up 45 45
Table 4. Ramps

Section 3.408 - Escalators and Moving Walks recognizes elevators, which are 81

centimeters wide, as one (1) unit of exit width while a width of 1.20 meters is considered as

two (2) units of exit width.

According to Section 3.1101- General requirements, 23 meters is the maximum

distance from any point to the nearest exit and that there should be at least 2 exits accessible

by travel in different directions.

Section 3.1102 - Exhibit Details of Division 11 (Mercantile Occupancies), requires

exit types to be restricted to doors, interior stairs, Class A or B or smokeproof towers,

exterior stairs, horizontal exits, ramps, and escalators. Exits should also be remote from each

other and strategically located to prevent the possibility of blockage from more than one exit.

The maximum measurement of travel distance to exits should be at 30.50 meters and 46.00

meters if the building is fully protected by an automatic Fire Safety System.

The Provisions of the Philippine Electrical Code (2009)

According to Section 1.10.21 - Spaces About Electrical Equipment, sufficient access

and working space shall be provided and maintained about all electric equipment to permit

ready and safe operation and maintenance of such equipment. At least

Furthermore, the working spaces for equipments requiring regular examination,

adjustment, servicing, or maintenance while energized and operating at 600 volts, nominal or

55
less to ground shall comply with the following or as required or permitted elsewhere in this

Code:

a. Depth of Working Space: The depth of the working space in the direction of live parts

shall not be less than that specified in Table 5 unless the depth, width, and height

requirements are met. Distances shall be measured from the exposed live parts or from

the enclosure or opening if the live parts are enclosed.

Table 5. Depth of Working Space

b. Width of Working Space: The width of the working space in front of the electric

equipment shall be the width of the equipment or 750 mm, whichever is greater and at

least a 90 degree opening of equipment doors or hinged panels should also be

considered.

c. Height of Working Space: The work space shall be clear and extend from the grade,

floor, or platform to the height required by the minimum headroom. A maximum of 150

mm extension is allowed at the front of the electrical equipment for other equipment

associated with the electrical installation.

The entrance to working space/s requires at least one entrance of sufficient area to

give access to working space for electrical equipment. Large equipment rated 1 200 amperes

and above needs a minimum of 600 mm wide and 2000 mm high entrance at each end of the

56
working space. Moreover, the minimum headroom is 2 meters but if the electrical equipment

goes over 2 meters high, the minimum headroom should be equal or greater than its height.

In relation to this, all switchboards, panelboards, distribution boards, and motor

control centers shall be located in dedicated spaces and protected from damage.

The dedicated electrical space should be equal to the width and depth of the

equipment and a clear height of 1800 mm above the equipment or to the structural ceiling,

whichever is lower, shall be dedicated to the electrical installation. Consequently, electrical

equipment for outdoors should be placed in suitable enclosures which are protected from

unforeseen circumstances including accidental contact by unauthorized personnel, vehicular

accidents, leakages or spills, and many more. Hence, no other building accessory or other

equipment shall be placed beside it.

57
 Chapter 3

PRECEDENT STUDIES

This chapter will talk about previous studies, including the most recent design trends

and developments from an international to local basis, and case studies of famous shopping

malls found all over the world.

Case Studies

The following are some of the famous shopping centers that are located in the

Western continents:

58
 Title: Mall of America
Location:
Bloomington, Minnesota
Size: 5.6 million sq. ft.
Architect:
HGA, KKE Architects, & Jerde
Partnerships
Year: 1992

It is the largest shopping center in America with 520 and more retail and restaurant

slots. It is said to house the largest indoor theme park in the country, Nickelodeon Universe.

Moreover, it also houses an aquarium, cinemas, attractions, skating rink, golf courses, and

many other recreational spaces.

Initially, the Mall of America was only around 4.2 million square feet, but now it is

approximately 5.6 million square feet. The shopping center may be nearly 30 years old, but

its influence and glory continues to be recognized because of its ability to continuously adapt

to the changes over the years. Jill Renslow, SVP of the mall’s Marketing and Business

Development once said, “The key to our success is evolving with the dynamic retail and

entertainment industry. We don’t shy away from change. We embrace it by continuing to

deliver unexpected, industry-leading experiences.” (Mall of America Press, 2019)

Title: AviaPark
Location: Moscow, Russia
Size: 510,000 sq. m.
Architect: ABD Architects
Year: 2014

59
 It is the largest shopping center in Europe, holding a multi-storey cinema, foodcourt,

market, huge leasable office area, and many other retail shops. Although, the site of the

concurrent mall was once a military airfield grounds in northwest Moscow. (Ronesans, 2018)

In addition, it also houses the tallest cylindrical aquarium in the whole world at 23 meters tall,

and 6-meter diameter acrylic glass. The aquarium can be viewed at all angles and all four

levels of the four storey center. [ CITATION ICM \l 1033 ]

Title: West Edmonton Mall

Location: Alberta, Canada
Size: 3.77 million sq. ft.
Architect: Maurice Sunderland
Year: 1981

60
 One of the biggest malls in the North of America, it is said to contain the largest

amusement park in the world – largest indoor waterpark with the largest indoor wave pull, a

pirate ship amusement, and an ice rink. [ CITATION Mel20 \l 1033 ] Aside from the

aforementioned recreational areas, it also has a bowling area, movie theatre, golf courses,

glass dome, casino, aquarium, china town, Asian market and a whole lot more retail offers.

[ CITATION Exp21 \l 1033 ]

On the other hand, the following are some of the famous shopping centers that are located in

the Eastern continents:

Title:
Lotte World Mall
Location:
Seoul, South Korea
Size: 244,000 sq. m.
Architect:
KPF Associates
Year: 2014

A hotspot in Seoul, it is an area consisting not only of a mall but also an observatory,

and a hotel. For that matter, it is regarded as a shopping complex.

As what the developers had envisioned in their minds prior to construction, they

expected a skyscraper to be built beside the site. Thus, a 450-meter tower of 108 floors was

proposed. However, later on, it was changed into 123 floors, resulting in a massive 555-meter

61
tower – marking its place in the top ten of the world’s tallest buildings. With its modern

appeal that is historical and cultural Korea inspired, and environmental friendliness – water

harvest system, turbines, shading devices, photo-voltaic panels; LEED Gold certificate was

awarded. (KPF Website)

Title: Siam Paragon

Location: Bangkok, Thailand
Size: 400,000 sq. m.
Architect: J+H Boffils
Year: 2005

It is a world class shopping complex of all ages, owned by Siam Piwat and The Mall

Group, located right next to BTS Skytrain (Siam) station. It is mostly made out of luxury

glass and steel combination. (Smith, 2021)

This mall is divided into sections: 50,000 sq. m. department store, 40,000 sq. m. retail

shop area, dedicated Thai cultural art stores, the 12,000 sq. m. Royal Paragon Hall for concert

and convention purposes, the Siam Kempinski Hotel, Ocean World basement floor, a variety

of food stores and flagship brands, 16 screen cinemas, and a tourist lounge.

Title: Dubai Mall

Location:
Dubai, Saudi Arabia
Size: 12 million sq. ft.
Architect: DP Architects
Year: 2008
62
 For comparison purposes, it is said that the Dubai Mall owned by Emaar Properties is

said to be equal to around “200 soccer pitches.” It has a 5.9 million sq. ft. internal floor area,

3.77 million sq. ft. of leasable space, over a whopping 1,200 retail shops with two anchor
Title:
Wooden Orchids
departments, a 440,000 sq. ft. fashion avenue of 70 signature brands, a Souk, aquarium and
Location:
underwater zoo centerpiece, skating rink, 22 screens Reel cinemas, 80,000 sq. ft. interactive
Ruichang, China
kid mini city
Size:30000.0 sqm.called KidZania, and 200 or so food/beverage stores. (Emaar Properties
Architect:
Website)
Vincent Callebaut
Architectures
To add, a 5-star hotel is connected with this enormous mall – serving at least 244
Year:
rooms, 499 residences, and 14,000 parking spaces.
(Conceptualization) 2014

63
 Wooden Orchids, which is integrated into the existing urban structure, attempts to

mitigate the negative consequences of the increasing flood of rural inhabitants, such as

congestion and pollution, while also supporting changing tourism cycles. The concept does

this by intertwining public and private areas that foster eco-responsibility at all levels, from

the person to the community, all housed inside an energy-conscious livable "garden."

The complex comprises material systems that can be quickly fixed and replaced using

readily available materials, reducing waste, increasing economic value, and encouraging re-

use. Similarly, the retail hub's concept is designed to adjust as flexible multifunctional spaces

change in response to the fluctuating flow of tourists throughout the year. The stores' digital

and organic emphasis makes additional advances toward eco-responsibility, allowing visitors

64
to see firsthand how items are developed while learning about their cradle-to-cradle cycles

straight from the producers and farmers.

65
 The golden portion and a biomimetic pattern give Wooden Orchids their shape, which

is inspired by mathematical sequences seen in nature. To imitate the petals of orchids, the

shopping center employs prefabricated wooden buildings. The petal module is used 16 times

across the area to create a whole "orchid box." The orchid box is duplicated six times in both

plots of the site, resulting in a collection of 12 cells connected by footbridges.

Last but not the least, the following are some of the famous shopping centers located

in the locality, the Philippines:

Title: SM Mall of Asia

Location:
Pasay, Metro Manila
Size: 480,800 sq. m.
Architect: Arquitectonica
Year: 2006

SM Mall of Asia, or MOA, is considered to be one of the largest malls in the

Philippines. It is a two-storey mall owned by SM Prime Holdings, Inc. and is known for its

vastness, olympic-size ice rink, two 5-story parking garages, IMAX cinema, and an arena that

can seat 20,000 people among many of its great facilities. (Arquitectonica Architecture; Info

and Services)

The mall has yet to finish its Galleon Museum that will feature a life-size galleon ship

where artifacts from the galleon trade era will be stored (Fernandez, 2017). By the time it is

66
opened, the Mall of Asia will expand by a further 73,700 sq. m. (Arquitectonica

Architecture).

Title: Greenbelt Mall

Location: Legazpi, Makati
Size: 9.2 hectares
Architect:
Callison, GF & Partners, & Edward
D. Stone & Associates
Year: 1991

Greenbelt perfectly weaves the indoor experience with the outdoor in its expansive

12-hectare space. (Greenbelt) The shopping center is owned and developed by Ayala Land

(Ayala Malls). It offers a mix of retail, dining, and entertainment options to the people within

Manila’s Makati business district.

“Greenbelt’s park setting allows for a more open design than is typically found in

shopping complexes, especially those in tropical climates. Individual shops and restaurants

are air conditioned, but the upper-level walkways, public areas, and auxiliary seating areas

are open. Glass and metal canopies and awnings provide shade and protection from the

elements. Louvered openings allow for air flow. Colorful paving materials on the ground

level help integrate the center with the park, and materials such as timber and local stone

were intended to complement the natural setting.” (Frej, 2006)

67
 Title: SM Seaside City Cebu
Location: Mabolo, Cebu
Size: 93,570 sq. m.

Also one of the largest malls in the Philippines, SM Seaside Cebu is a circular-shaped

shopping mall with multiple anchors, including a two-storey department store, supermarket, a

Centerstage theater, a Large Screen format cinema, two Director’s Club cinemas, and 4

regular cinemas, an 18-lane Bowling and Amusement Center, and an Olympic-size ice

skating rink across the food court to provide a one-stop shopping experience to its consumers.

(Empress Digital, 2021; Fernando, 2021). The mall serves around 800 food and non-food

tenants. It also features a roof garden of 23,443 sq. m in area.

68
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