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小さなタワーズ
2. Concept 3. Master Plan 4. Ginza Proposal
ial dent i s re
imp e
ercial mm o c l palace ria
ial dent i s re
imp e
ercial mm o c l palace ria
ori om 40 min
60 min
haneda / yokohama development pole
haneda 70 min
OMORI
HANEDA
YOKOHAMA
night to day population
nter e c y cit
ori om
ginza
omori res. rental
res. condo
ofďŹ ce
hotel
retail
storage
parking proďŹ table on both sites
Program Analysis
ginza res. rental
res. condo
ofďŹ ce
hotel
retail
storage
parking
Ginza Program
omori res. rental
res. condo
ofďŹ ce
hotel
retail
storage
parking
Omori Program
ginza
daily bike storage for commuters boutique mini storage auxiliary storage for micro units
omori
daily bike storage for commuters mini storage business storage for ofďŹ ces
Storage
1. Observations 3. Master Plan 4. Ginza Proposal
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OPNO SHUK ]HS\L! Z[HJRLK WYVNYHT
Concept
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Concept
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Concept
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Concept
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Concept
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WYVNYHT )
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SHUK ]HS\L! SV^
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Concept
1. Observations 2. Concept 4. Ginza Proposal
GINZA
OMORI
HEIWAJIMA STATION
Omori
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HEIWAJIMA STATION
Omori
condominium
condominium
storage
storage
storage
Omori Species
ofďŹ ce
storage
ofďŹ ce
storage
Omori Species
parking
storage
parking
storage
Omori Species
Omori Implementation
1. Observations 2. Concept 3. Master Plan
res 01
res 02
hotel
retail
recreation
parking
storage
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fixed set input curves set lot set FAR = 14
loft shape lot area overall area
variable set FA AR% set prrogram a% set prrogram b%
overall heights a height b height
program a
analysis sun access
a weighting
view access
a weighting
program a score
program b input curves
¥/sm
a weighting
sun access
b weighting
view access
b weighting
¥/sm
b weighting
sun access
c weighting
view access
c weighting
¥/sm
c weighting
sun access
d weighting
view access
d weighting
¥/sm
d weighting
program c program b score
hibiya park
program d
} }
imperial palace
program c score
total score ginza
to maximize program d score
Form Analysis
sun access
view access total score
0.39
0.38
0.39
0.41
0.38
res 01
area: 5,478 gsm 87 units rent: 100,900 ¥/sm/year
res 02
area: 4,647 gsm 98 units rent: 81,100 ¥/sm/year
hotel
area: 4,275 gsm rent: 30,000 ¥/night
retail
area: 4,245 gsm above 2,575 gsm below rent: 147,267 ¥/sm/year 70,800 ¥/sm/year
recreation
area: 3,225 gsm rent: 60,000 ¥/sm/year
parking area: 4,840 gsm rent: 600,000 ¥/sm/year
storage area: 4,840 gsm rent: 120,000 ¥/sm/year
Program
res 01 loss factor: 14%
res 02 loss factor: 15%
hotel loss factor: 27%
retail loss factor: 15%
recreation loss factor: 15%
parking loss factor: 52%
storage loss factor: 46%
Circulation
res 01 construction: 380,000 ¥/sm
res 02 construction: 284,000 ¥/sm
hotel construction: 500,000 ¥/sm
Total Construction 14,301,395,500 ¥
retail construction: 350,000 ¥/sm above 480,000 ¥/sm below
recreation construction: 480,000 ¥/sm
parking construction: 450,000 ¥/sm
storage construction: 420,000 ¥/sm
Structure
Return on Cost: Leveraged IRR: Unleveraged IRR: Equity Multiple: Acquisition Cost: Total Project Cost:
5.5% 17.8% 7.6% 1.57x 17,666,220,000 짜 39,561,676,348 짜
allowable lot: 1,500 sm FAR: 9.0 area: 13,500 sm
existing area: 1,800 zsm
proposed
zoning bonus area: 1,800 zsm
air rights area: 5,145 zsm
lot: 1,287 sm FAR: 14.5 area: 34,125 gsm 18,645 zsm
Zoning Bonus
1
2
3
4
6 5
1. RESIDENTIAL 01 2. RESIDENTIAL 02 3. HOTEL 4. RETAIL 5. SCHOOL/PUBLIC PLAYGROUND 6. ATHLETIC CENTER 7. PARKING 8. STORAGE
GINZA: SECT.
7
8
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小さなタワーズ