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Old December 15th, 2005, 12:13 PM   #61
3cr
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Just posting the Latest and Greatest version of FBGC's (Fort Bonifacio Global City) Development Master Plan



Original and Newly Revised FBGC Development Master Plan (side by side):
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Old December 21st, 2005, 09:10 PM   #62
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Another new office building at FBGC called Fort 26 to be constructed soon!

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Old December 22nd, 2005, 08:14 AM   #63
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woah!!
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Old December 24th, 2005, 10:57 PM   #64
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Really great developments, I hope next time they also develop other parts of the country.
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Old December 25th, 2005, 05:40 AM   #65
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Fort 26th Street looks nice
boxy but glassy and nice
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Old January 23rd, 2006, 10:18 AM   #66
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This is less than a decade old Article about Fort Bonifacio Global City

Battle of the CBDs
By Rufi Vigilar


The country's next high-rise haven will probably be Fort Bonifacio,
whose bid to become the postcard city of the future appears to be the
boldest challenge, so far, to Makati and Ortigas' central business
districts.
Luis Pangilinan, vice president of the Fort Bonifacio Development
Corporation(FBDC) trumpets the grand plan: "We are looking at
competition with Singapore and other Asian cities. Not anymore
Ayala or Ortigas."
The FBDC's goal, according to its developers, is not just to create
an alternative, self sufficient city to which businesses, commercial
establishments, and residents might relocate.
If its plans are carried out, it promises to be not only the most
well-planned but also the most environment-friendly and aesthetically
conscious city in the country, providing wider roads, and better
traffic management.
It will also give importance to what Pangilinan calls green
architecture which not only integrates indoor and outdoor landscaping
but also natural ventilation and economical energy consumption. In
all, a dreamscape that one might say would turn all central business
districts green with envy.
Pangilinan says Fort Bonifacio will attract even those who own
property elsewhere in Metro Manila, like parties owning lots in
Ortigas Center which, Pangilinan says, is "choking itself to death"
because of its narrow roads.
Although he cites Ortigas Center as having what might be the
closest thing to green architecture in the country at the moment--the
terraced San Miguel building, it was an independent venture.
Traffic in Ortigas Center is bad as it is, considering that there are
still many empty lots around. What more if these were built on. It is
actually faster to walk along Julia Vargas to SM Megamall, than take
one's car.


Despite its traffic problems, Makati continues to enjoy the
reputation of being the country's premier central business district.
Ninety-nine percent of the total leasable space at Ayala Avenue's
newest building, the Tower One, has been taken up by the country's
leading securities firms and the world's largest financial institutions
including Deutsche Bank, Union Bank of Switzerland, L.N.G.
Barings, and S.B.C. Warburg. Bloomberg Business News is also
scheduled to inaugurate its office there soon.
Continued confidence in the area is also known by several office
buildings being built. San Miguel has torn down its old building and
put up the Enterprise Center. The Dona Narcisa Bldg. is being
redeveloped to become the Equitable Bank Tower. The Elizalde
bldg. will soon give rise to the JAKA Tower, the tallest building in the
Philippines according to advance hype.
These are not developments by Ayala but by other firms, stresses
Ayala Land vice president Vincent Tan.
If Makati remains highly attractive to investors, it is not only
because many would rather take a wait-and-see attitude toward Fort
Bonifacio. Makati has shown a dynamic and visible concern for its
present problems with traffic management and parking.
Metal rails have been placed along Ayala Avenue, with bus stops
designated at strategic points. Without them, pedestrians used to spill
onto the streets during rush hours, worsening the slow pace of traffic.
A pedestrian underpass is already operational near the intersection
of Ayala and Makati Avenues. Two more will be built, at the
intersection of Herrera St. intersecting the main avenue, and another
along Paseo De Roxas.
Still, Makati's heavy traffic has made obvious the fact it has grown
too dense. The district has continually changed rerouting schemes for
one-way traffic.
Pangilinan credits Makati for its quick responses but points to the
zoning regulations in the Makati Central Business District as an
organized way of inviting disorder. Zoning is certainly an organized
scheme of situating similar establishments in one place, but has
contributed to traffic problems within the area, says Pangilinan.
As ambulant employees of Makati will note, it is faster to walk than
take a car from Buendia Avenue, crossing Ayala Avenue to Legaspi
Village.
This happens especially during peak hours like lunchbreak and
bundy time, when pedestrians and drivers alike make an exodus in
one direction toward the commercial center and home.
Ayala Land's vice chairman Fernando Zobel de Ayala is aware that
during the past six years, traffic demand has greatly outpaced
infrastructure supply. But he adds that critics of Makati's traffic and
parking situation may have failed to see the bigger picture. "It's not
just a problem of moving people within the district. Makati's traffic
problem is inseparable from that of Metro Manila as a whole. "The
road network of Metro Manila was designed during a time when the
primary business district was Manila, with no provision for sufficient
bypass routes."
The two main arteries of EDSA and the South Expressway strain
from the large number of vehicles seeking to pass through Makati
and its periphery to get to different parts of Manila.
Buildings within the Makati Central Business District are required to
provide 25 percent more parking slots than required by the National
Building Code. Yet, Zobel de Ayala admits that there are still an
obvious lack of parking facilities to meet the over rising demand. Add
the increase in the number of vehicles and the lack of discipline
among drivers.
"There is a mistaken belief that a central business district should
keep on providing parking facilities in response to a growing
demand," says Zobel de Ayala. Not that it has totally abandoned the
idea. Ayala Land specifies off-site parking facilities, already having
identified one in Legaspi Village.
One lesson that can be learned from other countries, says Zobel de
Ayala, is the futility of relying solely on road-based solutions to
traffic problems. "The principal objective," he says,"is to move
people, not cars."
Zobel points to Singapore's area scheme where a road user must
pay a certain fee to drive through a particular place. "However, this
must be backed by a mass-transit system, as shown in other
countries."
FBDC's and Ayala's planned solutions are actually similar:
expanding the capacity of roads to handle more vehicles and reducing
the reliance on private transport by providing alternatives like a mass
transit system and ample pedestrian access including skywalks.
But the FBDC's advantage, according to Pangilinan, is that it is
planning a wider road network from scratch, with the sole purpose of
maintaining a comfortable density level in Fort Bonifacio.
The master plan, conceived by the world-renowned architectural
firm of Helmuth, Obata, Kassabaum--HOK International (Asia
Pacific) Ltd.,' shows a road network radiating from the center, a la
Paris, around a central park slightly smaller than the Quezon
Memorial Circle. The outer areas integrate the grid structure of New
York.
"FBDC's idea is to disperse people," says Pangilinan. Rather than
lumping, say restaurants in one area like Makati, each block in Fort
Bonifacio will be self-sufficient, explains Pangilinan.
Even with the plan of making the Big Delta, Fort Bonifacio's
innermost circle which is a strip of entertainment establishments that
is sure to draw people, Pangilinan adds that mass parking areas on
the periphery and "prohibitive" parking fees toward the center and
inside buildings will assure good pedestrian and traffic management.
It remains to be seen whether people are willing to walk rather than
take their cars. To address this, the FBDC envisions a tram line
similar to that in San Francisco.
The FBDC envisions the main artery, Bonifacio Boulevard, to be
42 meters wide, accommodating two tram lines bordered by two
islands in the center. There will be four lanes in either direction for
vehicles, with a multifunctional lane each on opposite sides of the
road, so that vehicles planning to load or unload can slide through
without hampering traffic flow.
An outbound rail linking Fort Bonifacio to the Ninoy Aquino
International Airport and all the way to Clark International Airport
will be built, at the intersection of Herrera St.,intersecting the main
avenue, and another along Paseo de Roxas.


The FBDC is a joint venture between the Bases Conversion
Development Authority (BCDA) and the Metro-Pacific-led Bonifacio
Land Consortium (BLC). The participation of four consortia made
up of some of the country's most prestigious firms points to the
viability of Fort Bonifacio as the next central business district.
Aside from its traffic management plan, Fort Bonifacio's appeal,
says Pangilinan, will come from the way it will look. Envisioned as a
postcard city of the future, the design will revolve around the
principles of green architecture like indoor and outdoor landscaping
and natural ventilation.
The FBDC will raise the requirement on developers to provide 42
percent of open space on their property, instead of just the 30
percent prescribed by law, says Pangilinan.
"This will be unlike buildings along Ayala Avenue where they have
been built side by side and hardly have visual corridors and footpaths
between them," adds Pangilinan.
The only green left in Makati is in its parks: the Greenbelt and
Legaspi Parks in Legaspi Village and the Jaime Velasquez and Ugarte
Parks in Salcedo Village. But even the greenery in Ugarte has now
given way to the development of new high-rises, says Pangilinan,
referring to the Roxas Triangle Towers, which broke ground last
Friday. These twin towers will be 49-storey high and operational by
1999.
(Ayala Land's external relation's officer, Berry Marfori, claims that
all trees that had to be dug up during the construction of Tower
One--the first high-rise within the former Ugarte Park--have been
preserved and simply relocated, though most of their branches had to
be cut off for the trees to survive. "They are now part of a new
landscape within the premises, access to which is now exclusive to
tenants of Tower One but which shall later be opened to the public
"when greenery becomes more lush.")
Pangilinan alleges, however, that Ayala is breaking Makati's density
limitations by building on Ugarte Park. "The roads are not designed
to carry that many cars and people."
Setting a stiffer requirement on property developers against their
habit of maximizing land use may sound unlucrative. In this age
when ecological awareness is a favorite topic when it comes to
political correctness, Pangilinan says "maximizing property does not
work anymore for discriminating clients." The garden city of
Singapore, which has continued to bring investors, is proof, adds
Pangilinan. "Green architecture is investment. It gives higher value to
property and enhances development."
From afar, Fort Bonifacio's vertical development will take on a
stair-like character. The sight will be a mounting arrangement of
buildings toward the center. "It will be a postcard in the future,' says
Pangilinan.
Fort Bonifacio's green architecture and its spacious layout has
already attracted both local and foreign property developers. The
Four Seasons group, a luxury hotel chain operator in the US and
Japan, was interested in setting up a hotel and service apartments
around it, says Pangilinan. "We have visited them and they have
visited us."
Four Seasons has offered to buy four hectares, for about P4.8
billion three times the BLC's bid price, plus about a billion peso
more.
Mercedes Benz had also shown interest in putting up a regional
office at the Fort Bonifacio, adds Pangilinan.
The first building that will actually rise in Fort Bonifacio will be The
Essensa, a P7.2 billion, 30- storey, twin tower luxury residential
condominium that will be ready for occupancy in 1999. It was
designed by I.M. Pei and partners, the same architectural company
that gave the Grand Louvre in Paris its famous glass pyramid in Paris
and the towering Bank of China in Hong kong.


The Fort Bonifacio project's ambition has elicited skepticism.
Where will the end demand for all the residential and office buildings
come from?, wonders Andrew Baird, Philippine analyst for J.P.
Morgan & Co.
Pangilinan is optimistic, saying that world events will create an
increasing interest among foreign investors to look at the Philippines.
Foreign media, he says, have been more hospitable than the local
media. Business is expected to pick up after the Asia-Pacific
Economic Conference this November. Pangilinan also points to the
reversion of Hong Kong back to China in July next year. "It may not
be a rapid exodus, but a sure one," says Pangilinan.
Moreover, according to FBDC, a market study done with Richard
Ellis International Property Consultants indicates a strong demand for
high-end residential units and Grade A office and commercial
buildings.
The same study showed that demand for Grade A buildings has
reached an occupancy rate of over 95 percent, but demand has not
been met by Metro Manila's CBD office stock, with only 10 percent
considered Grade A quality. These figures are the lowest in the
region, the study states, allowing FBDC to address this demand.
As far as central business districts are concerned, "Fort Bonifacio is
the only property left contiguous and plannable," claims Pangilinan.
He envisions it to be more impressive than the Makati Skyline in 15
to 20 years.
Till then of course, Makati will continue to be the premier CBD,
employing stopgap measures to its traffic and parking problems, since
part of its solutions depend on the government's fulfilling its
infrastructure schedule. It may also be about the same length of time
Metro Manila may have to go through the necessary pain before
realizing a true dream city.
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Old January 29th, 2006, 01:32 PM   #67
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from phil forum originally posted by geebeng
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Old January 29th, 2006, 04:29 PM   #68
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wow nice view
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Old January 30th, 2006, 10:29 AM   #69
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wow.. eurostar carnival...
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Old February 8th, 2006, 10:10 AM   #70
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Just reposting Sugarboy's original posting of this great aerial panoramic pic of the Makati CBD skyline from FBGC (Fort Bonifacio Global City) /Manila Golf vantage point. Hope you like it as mch as I did.
Quote:
Originally Posted by sugarboy


Credits to John Tronco for this fabulous shot.

www.troncophotography.com

@3cr, now you know why it will be very frustrating for me to have a unit at Fairways Tower. This is your view bro!

For the info of the photography fanatics, the photographer named above is one of the very few shooters here in Manila known for aerial panoramic shots. John uses a special panoramic, low distortion camera which imprints a 4.5cm x 16cm image on 120 film.

The image above is practically the actual size of the contact print.
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Old February 9th, 2006, 07:49 AM   #71
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^Wow, i love that pic!
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Old February 12th, 2006, 09:54 AM   #72
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eto fave ko

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Old February 13th, 2006, 05:39 AM   #73
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wow nice shot
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Old February 13th, 2006, 08:43 AM   #74
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i didn't know that FBGC have a thread here...
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Old February 14th, 2006, 09:59 AM   #75
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underconstruction @ FBGC

taken by DUDZ!!!
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Old February 14th, 2006, 10:26 AM   #76
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whats the tall tower?
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Old February 14th, 2006, 10:30 AM   #77
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Bellagio 1
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Old February 14th, 2006, 10:43 AM   #78
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i see.. so is it already topped off?
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Old February 14th, 2006, 07:31 PM   #79
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almost topped-off, i guess. it looks like they're just working on the crown.
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Old February 16th, 2006, 05:48 AM   #80
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another shot by the awesome sir DUDZ!!!

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