Proposed Ten-Storey Condominium at Diversion Road, Talomo, Davao City

by:

Marlibeth O. Suarez

Hazel Mae T. Ladroma

Loed B. Samson

Stephanie Lebrillo

University of Southeastern Philippines

Introduction

This proposal projects to construct a Ten-Storey Condominium at Diversion Road,

Talomo, Davao City. The construction of a condominium at the zone is timely with respect
to the increasing cost of real estate, inflation, increase urbanization and population
growth. The property will have a modern, functional, innovative design of amenities and
features that are well-matched to its intended demographic, to provide safety and
comfort and to make it the most desirable to users. Thus, the project is effectual and
serviceable.
Background of the Study

Davao City is a highly urbanized city in Mindanao, Philippines. As of the 2015

census, it had a population of 16329921 people, making it the third most populous city
in the Philippines and the most populous in Mindanao. The city boasts convenient
transportation links, leading universities and a competitive business environment that
supports the growing economy. Thus, Davao City’s property market is booming. Leading
to different types of real estate business of which condominium is the most bullish in the
industry.

This boom in the condominium rental market in the Davao City may be attributed
to affordable payment terms, increase urbanization, massive growth of the population
and for reasons that more Davaoeňos are now embracing vertical living because land is
scarce and expensive. The usual concept of a condominium is a large building or group
of buildings divided into individual units which are owned separately, while the land under
and around the structure and its common facilities are owned and maintained jointly.

The location of the focus site resides at the Diversion Road, Talomo, Davao City.
It lies near Jolibee Bangkal along with numerous homes in that area. The desired focus
is on the undeveloped land of the area in which various improvements are to be made.
Statement of the problem

This project proposal aims to answer following questions:

1.) Why do occupants choose to buy a residential condo unit?

2.) What are the good services of this condominium project construction?

3.) Is this condominium project proposal a secure place to reside for the
occupants?

Objectives:

There is a dire need for a construction of high-quality condominium in the heart of

Davao City. It must be governed by the following objectives in order to function at its
finest as possible.

1.) To accommodate occupants who do not prefer to maintain a high-maintenance

property.
2.) To ensure the physical protection of occupants and assets from man-made and
natural hazards.
3.) To provide functional programming of spatial needs and requirements, system
performance as well as durability and efficient maintenance of building elements.
4.) To consider the occupants’ well-being, physical and psychological comfort
including building elements such as air distribution, lighting, workspaces, systems,
and technology.
5.) To provide economic and ideological base for further physical projects at the zone
in the near future.
Scope and Limitation

Every unit comprises a

The proposed project is open for occupants who are eager and cable of owning a
residential condo unit.

Amenities and Facilities:

This Ten Storey Condominium is a great real estate property that not only has
amazing unit features but also has all the facilities and amenities ideal for a living
environment.

1.) Swimming Pool

The swimming pool is located between the two buildings of the condominium. Use of
the swimming pool is free and exclusive only to the residents of the property.

2.) Good Outdoor Space

This condominium has a wide space to relax, sit down and read newspaper for the
tenants and other residents. It has enough outdoor space for kids as well as parents to
have fun, and interact with their community.

3.) Gym or Fitness Center.

A Fitness Center that is more than just a weight room is available in this condominium.
It includes a cardio room, free weights area, yoga/ Pilates studio and a massage room.
So the residents need not to go out since they already have a place in their backyard
where they can stay fit and meet people with the same health and fitness passion.

4.) Club house

There is a clubhouse available for use by residents and are to be used for private
parties only. The clubhouse can accommodate up to a hundred pax. The clubhouse is
reserved on a first come, first served basis and will not be reserved without payment in
full.
 5.) Pet-Friendly Residences

This condominium has open-door policies toward pets, especially large dogs, to
increase occupancy rate and to make the pet lover residents feel at home as well.
Residents should also take part in taking care of their pets, keeping them safe from any
unexpectedly dangerous situations in the condo.

6.) Internet, Wifi

A reliable wireless fidelity connection is available in the property. It permits everyone

in the tenement an instant access to an endless supply of knowledge and entertainment.

7.) Eco-friendly and Energy-efficient Homes

Every unit has energy-efficient home designs and energy-saving appliances like
windows, toilets, and shower heads.

8.) Gated community with 24-hour security

With 24-hour monitoring, this gated community has a safer place. Posting the type of
security and having guards on-site is a way to deter danger inside the property. From
having guards at entry points to having cameras throughout the community for remote
monitoring.
Project: Proposed Ten Storey Condominium at Diversion Road,

Talomo, Davao City

Location: Diversion Road, Talomo, Davao City

Coordinates of Proposed Project: 7° 3' 45.55" N, 125° 33' 4.26" E

 The Proposed Ten Storey Condominium is in an area of Mindanao traditionally
known as Durian Capital of the Philippines, the Davao City particularly at Diversion
Road Talomo, Davao City. The Property location is highly desirable residential location.
Site Development Plan

The Proposed Ten-Storey Condominium is a Type IV standard occupancy structure

with a Seismic importance factor of 1.0. It is a type B seismic source type with a seismic
zone factor of 0.40. It will consist of seventy residential rental units with modern
amenities and facilities. The proposal budget is ______ per unit. The project is expected
to produce an Internal Rate of Return (IRR) over the assumed 5-year holding period of
approximately ____%. Under terms of the proposed transaction, a qualified equity
investor will form a joint-venture with ____ to acquire the site and shape the Project.
_____will serve as General Partner of the joint-venture and will be responsible for the
day-to-day operations of the project, as well as completion and cost over-runs up to the
amount of its development fee.

Address: Diversion Road, Talomo, Davao City

Class: A
Residential Units: Seventy
Project Size: 2664 square meter
Site Area: 10055.31 square meter
Buildings: 2
Stories: 10
Parking: Existing
Construction Completion --------
Date:
Proposed Investors ---------
Developer: ---------
Critical Dates: ---------
Investment Land Per unit Total
Closing Costs/Due Diligence
Hard Costs
Soft & Financing Costs
Total Development Budget
Proposed Capitalization
Debt
Investor Equity
Sponsor Equity
Total
Projected Income: NOI(Year 4)
Unleveraged Return on
Investment:
Leveraged Cash on
Cash:
Unleveraged IRR:
Leveraged IRR
DEVELOPMENT PLAN
Timeline The table below identifies the key milestone dates and duration associated
with each key stage of the development plan. A graphical version of this development
schedule can be found in _____

Ten-Storey Condominium Timeline

Closing on Land/Loan Closing/JV

Formation
Design/A&E/Construction Documents
Finalize GMP Construction Contract
Department of Buildings Drawing Approval
Procurement of Building Permit
Construction
1st TCO (Floors 1-10)
Residential Lease-up

The proposed Project is a Class A, institutional-quality, mid-rise condominium in

one of the most desired City in the Mindanao, the Davao City. The Property is well-located
to capture the anticipated increase in apartment rental demand and has immediate
proximity to amenities, employment and nightlife. The development and construction of
the Property will be executed by an experienced project team including _______as
developer, ______as General Contractor, and ______

Project Team ________ has assembled a best-in-class development team to execute

the plan envisioned for this Ten Storey Condominium. All of the team members have
deep experience building similar projects in the local and will collectively help to mitigate
some of the risk of operating in such a complicated, urban in-fill site.

Architect
 ______ Architects has a proud heritage of creating architecture in the world's most
complex urban environments. ______ provides a full range of architectural design and
technical services with special expertise in large scale residential, hospitality, mixed-use,
and commercial developments.

_____ has unrivaled experience in collaborative projects and the essential technical
expertise required for the successful completion of every project. In recent decades
_____ has grown to become one of the most prolific firms in the Davao area and enjoys
a growing presence nationally. _____is currently pursuing projects in growth markets
throughout the world.

General Contractor

_______is one of the world’s leading project management and construction companies,
known for its ability to deliver high-quality projects on time and budget. They provide
innovative and industry-leading project management, construction and design services in
Davao Area. While their services vary in different countries and markets, our
comprehensive offering includes project and program management, design and
construction, construction management, design management, multi-site solutions and
consulting. The in-house design teams combine traditional design skills with specialist
technical capabilities in areas ranging from architectural and urban design to strategic
procurement. ______ are well regarded and known for delivering on-time and on budget.

Project Manager and Asisstant Project Manager

This project will be directed by a project manager Engr. ______, a highly skilled and
experienced local construction overseer who will lead technically all the project work. An
assistant project manager will be hired to work under him. The project manager ___ and
____ will be responsible for availing the budget and project agreement through external
expert team in the area of construction designs, finance management and overall project
planning, implementation, monitoring and evaluation.

Residential Leasing Consultant

_____will serve as the residential leasing consultant for the Project. _____is one of the
most renowned residential consultants in Davao Area. Their services will include heavy
involvement in the design process to ensure that the common areas and apartment units
are designed and laid out to ensure maximum rents and leasing velocity in the market.
_____ will also manage the entire lease-up process as the Project delivers. One key to
______ value as a consultant is their research department.

Retail Leasing Broker

_____is the market leader in retail leasing, investment sales and consulting services. They
are transforming the retail landscape in positive and exciting ways in markets throughout
the country. ______ professionals have years of hands-on experience in all aspects of
retail real estate. They provide the most recognized domestic and international retailers,
developers, owners and institutions with expert advice and customized solutions across
a range of disciplines. ________ are are one of the best retail brokerage firms to have
on the team due to their experience with maximizing retail rents in new construction
projects. There are many decisions to be made during design and construction and small
errors in how the retail space is laid out or serviced can have a major impact on what
retail tenants will be willing to lease the space and pay top peso rent.

Property Manager

_____is the largest residential property management company in Davao City and also
offers project management and energy management services.
 Bill of Quantities and Materials Report

Material Quantity Unit

Project Schedule
Project Budget
Estimates
Structural Analysis and Design Specification
The building is a Type IV Standard occupancy structure with a Seismic importance
factor of 1. The soil profile type considered for the structure is a very dense soil and rock with an
assumed soil bearing capacity of 350 KPa. The building is to be located within Davao City only,
with a Type B Seismic source type and a seismic zone factor of 0.40. The structure is a reinforced
concrete structure and its system over strength factor is 8.5 for special reinforced concrete
moment frames. The ETABS software is used to analyze the structure necessary for designing the
beams, columns, footings and other structural and non-structural members.
Foundations:

Pearl Condominiums’ primary support for its foundation is in the use of drilled piers. The drilled pier option
was performed, so the loads from the building would be transferred from the pier to the soil below the
SEPTA commuter train tunnel. The drilled piers range in size of diameter from 3’-0” to 3’-6” and 4’-0”. To
help distribute the load to the drilled piers the use of grade beams was employed. They range in width
from 12” to 40” and in depth from 18” to 30”. The slab on grade is 6” reinforced with 6x6 W2.9xW2.9
WWR over 6” crushed stone over 6 mil. vapor retarder. Columns \

Load Bearing Walls: The columns in Pearl Condominiums are used in two different types of loading. The
HSS columns are used to take gravity loads, which occur at the ends of the building to support the precast
concrete planks and the Wide flange columns are used to resist lateral loads which occur on the ground
floor in the moment frames. There are also locations on the first floor where the wide flange columns are
used to support transfer beams of the second floor. The interior bearing walls are comprised of 8 inch
metal studs that are spaced at 12 inches and 16 inches on center depending on the floor location of the
wall.

Floor System: The floor system for the upper floors consists of a 10” Precast Concrete Plank with a ¾”
concrete thick topping. These planks are supported by the use of 8” metal stud bearing walls and concrete
masonry unit walls, which are used as load bearing walls as well as shear walls. Also supporting portions
of second floor, the use of steel wide flange beams and columns are used to transfer the loads from above
to the foundation. This results in the maximization of retail space for the floor below. (See Figure 1A&1B
for Second Floor Framing Plan) Lateral System: The Lateral system is composed to three different types of
elements. The first and main lateral resisting system of this building is the use of concrete masonry units
(CMU) acting together as shear walls. The locations of these CMU shears walls exist at the stair towers
and the elevator core. There is a difference in the type of construction of these two locations. At the two
stair towers the walls are made up of 10 inch CMUs and in the elevator core, the CMUs are 12 inches wide.
- 3 - Pearl Condominiums Joseph G. Lichman Jr. Philadelphia, PA Thesis Proposal The second element is
found on the first floor, this system is the result of the stair case ending on the second floor and the
discontinuation of the 10 inch CMU wall. To help distribute the lateral loads from the stair tower shear
walls to the foundation the use of moment frames was implemented. The moment frames main
components are steel W12x120 columns and steel W36x135 beams. The third and final lateral component
is the combination of metal stud with metal strapping which are found on the upper floors. These shear
walls resist the lateral forces by the strength of the metal strapping and connection which then transfer
the forces into the metal studs and end connections of the straps. These walls are comprised of 8 inch
metal stud which vary on number of studs and gauge depending on location of floor level. The metal
strapping and connections type vary also per floor. (See Fig