Team HK: Final Presentation
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Transcript of Team HK: Final Presentation
GUDC HONG KONG
STANFORD CAMPUS IN HONG KONG PROJECT (CHKP)
STANFORD UNIVERSITYLJUBLJANA UNIVERSITY
TEAM MEMBERSSam WrightAndy LiTheo LimJakob LozejDominik Košak MENTORSDerek OuyangSinan Mihelčič
HONG KONG TEAM
STANFORD UNIVERSITY
UNIVERSITY OF LJUBLJANA
GUDCHONG KONG
INTRODUCTION
WHAT? Stanford technological campus proposal WHERE? Search for the most suitable site in Hong Kong HOW? Via internet resources, online interaction, university professors and mentors WHY? To learn designing and making decisions for urban development,To use strategic thinking as a key for successful process in the project,To understand the decision-impact process based on gathered information
MISSION STATEMENT
The Stanford Center in Hong Kong is a not-for-profit subsidiary of Stanford University headquartered in Hong Kong SAR, China, established in 2005 as an overseas office to facilitate Stanford University’s presence in the rapidly growing East Asia Region. Along with Stanford Centers in Beijing, China, and Kyoto, Japan, The Stanford Center in Hong Kong is concerned with supporting and cultivating academic and political relations with major East Asian institutions. In addition, the Stanford Center in Hong Kong has a particular focus on networking with local businesses and corporations, especially in the areas of engineering and technology. As part of its overall mission, The Stanford Center in Hong Kong is developing a new project, the Campus Hong Kong Project (CHKP), which has three main goals: TO ESTABLISH a physical campus in the city of Hong Kong which introduces undergraduate and graduate-level education in the technology sector, namely in sciences, engineering, and business; TO ENCOURAGE closer academic, social, business, and cultural ties between the University and the rapidly growing East Asia Region; TO ENGENDER a mutually beneficial interaction space for the people of Hong Kong and Stanford affliates around the world.
ORDER OF PRESENTATION
1. Introduction 2. Context & Background 3. Site Selection 4. Site Analysis 5. Concepts 6. Financing 7. Public Relations & Outreach 8. Future Directions
INTRODUCTION
HONG KONG
CHINA
HONG KONG
CHINA
INTRODUCTION
HONG KONG
CHINA
INTRODUCTION
LANTAU
NEW TERRITORIES
HONG KONG ISLAND
KOWLOON
MAINLAND CHINA
OUTLYING ISLANDS
Official name: Hong Kong Special Administrative Region of the People's Republic of ChinaOfficial languages: Chinese, EnglishArea: land - 1,104 km² (426 sq mi), water - 50 km² (19 sq mi)Population: 7,061,200 (2010), 6,480 km² / 16,576/sq miTime zone: HKT (UTC+8)Currency: Hong Kong dollarHuman development index (HDI): 0.898 (very high)
GENERAL INFORMATION
Current Hong Kong was first incorporated into China during the Qin Dynasty and largely remained under Chinese rule until 1841 during the Qing Dynasty. Hong Kong became a colony of the British Empire after the First Opium War (1839–42). Originally confined to Hong Kong Island, the colony's boundaries were extended in stages to the Kowloon Peninsula in 1860 and then the New Territories in 1898. It was occupied by Japan during the Pacific War, after which the British resumed control until 1997, when China resumed sovereignty.
Hong Kong in 1843 (English colonial area) seen from Kowloon peninsula.
BRIEF HISTORY
HONG KONG ISLAND (Central, East Coast, South Coast)Hong Kong Island is the site of the original British settlement. Most of Hong Kong's highest skyscrapers and the financial centre can be found here, including its famous skyline along the northern coastline. Hong Kong's financial centre, shopping. Overall, Hong Kong Island is more modern and wealthy than the other areas of Hong Kong.
KOWLOONThis peninsula jutting south towards Hong Kong Island from the Asian continent is the most populous area in Hong Kong and at one time it was the most densely populated place in the world. Today, it offers a chaotic mix of malls, street markets and residential tenements.
NEW TERRITORIESNamed by British officials when leased from the Chinese government in 1898, the New Territories contain a curious mix of small farms, villages, industrial installations, mountainous country parks and towns that have populations the size of some cities.
LANTAUThe largest of the Outlying Islands, twice the size of Hong Kong Island and famous for its high peaks, wild landscapes, great beaches and the airport, which has a significant role in Hong Kong's economy.
OUTLYING ISLANDSWell-known weekend destinations for the locals, the Outlying Islands are most of the islands surrounding Hong Kong Island. They range from significant population centers to rocks poking out of the sea.
DISTRICTS
Average age is 41.7 years and life expectancy is 82.9 years.
EthnicityThe majority of Hong Kongers of Chinese descent trace their ancestry to various parts of Southern China: the Guangzhou area, Sze Yap, Chaoshan, Fujian and Shanghai.
SOCIAL REPORTPopulation by Age
0-14 15-24 25-34 35-44 45-54 55-64 65+
Percentage of Population
13.5% 13.1% 15.3% 18.1% 17.5% 10% 12.5%
Total Male Population
482,500 445,400 462,000 547,000 594,200 353,500 339,500
Total Female Population
452,100 459,300 592,000 698,400 613,400 337,400 464,800
Population by EthnicityChinese 95%Filipino 2.1%Indonesian 0.8%Westerners 0.7%Indian 0.3%Other 1.1%
Labour Force Participation RateThe size of the total labor force in Hong Kong for 2010 was 3.65 million. This represented 59.7 per cent of the total population aged 15 and over. The distribution of the employed population in Hong Kong by occupation for 2010 was as follows:
Higher EducationMain higher education institutions in Hong Kong are The University of Hong Kong (21,500 students), The Hong Kong University of Science and Technology (8,000 students), Chinese University of Hong Kong (14,300 students), Hong Kong Polytechnic University (28,300 students).
Education Attainment 2005 2010No Schooling / Pre-Primary 6.4% 5.4%Primary 19.3% 17%Secondary 51.5% 52.3%Post-Secondary 22.8% 25.4%
Occupation Distribution 2005Managers and Administrators 9.7%Professionals 6.5%Associate Professionals 19.3%Clerks 16.1%Service Workers and Shop Sales Workers
16%
Craft and Related Workers 7.1%Plant and Machine Operators and Assemblers
5.8%
Elementary Occupations 19.4%
SOCIAL REPORT
Reclaimed land in Hong Kong (yellow).
● 7,650 Skyscrapers● Lack of buildable area has created very dense construction● Many developed areas are on top of Reclaimed Land● Land Reclamation dates back to Han Dynasty (206 BCE – 9CE)● Many projects are in development on Hong Kong Island and West Kowloon● The closure of Kai Tak Airport has lifted height restrictions, allowing more high rises to be built in West Kowloon
CONSTRUCTION REPORT
Salient Facts and Figures: ● Hong Kong has just over 1100 sq km of land controlled by a dedicated council● 40% of usable land is dedicated to conservation● 67% of land is still undeveloped● Permits to build are easier to obtain in the New Territories; harder to obtain in Kowloon; nearly impossible to obtain for HK island.● Most development is happening on new lands in the New Territories or reclaimed land in Kowloon.● Most new industries and universities are located in the New Territories. A spread-out American-style campus is possible in the New Territories.
A spread-out American-style campus is possible in the New Territories cf. China University of HK near Fo Tan, below
ZONING AND PARKS
PROPOSED SITES MAP1) KAI TAK AIRPORT, KOWLOON2) WEST KOWLOON, KOWLOON3) AUSTIN, KOWLOON
4) FO TAN, NEW TERRITORIES5) TUEN MUN, NEW TERRITORIES
1) KAI TAK AIRPORT, KOWLOON
2) WEST KOWLOON, KOWLOON
3) AUSTIN, KOWLOON
4) FO TAN, NEW TERRITORIES
5) TUEN MUN, NEW TERRITORIES
1) DECISION MATRIX CRITERIA
Decision Matrix Explanation: - Each criteria and sub-criteria is evaluated in 1-5 tier system (1 - worst, 5 - best)- Each sub-criteria is differently weighted, based on the importance of the subject- All provided data is objective and was found on the Internet or other authentic sources- Decision matrix also includes subjective data, provided by the locals
Economic - 20% Transportation - 20% Construction - 15% Parks and Zoning - 10% Sustainability and Environment - 15% Political and Neighborhood Feasibility - 20%
ECONOMIC DECISION MATRIX
Site / Subject Construction Costs
Land prices
Financial feasibility
Weighted total
Kai Tak Airport 3 2 5 3.3
Austin 3 2 5 3.3
West Kowloon 3 2 5 3.3
Fo Tan 4 4 4 4
Tuen Mun 4 4 4 4
Economic - 20 % 1. Construction Cost - 33.3% 2. Land Prices - 33.3% 3. Financial Feasibility - 33.3%
TRANSPORTATION DECISION MATRIX
Travel
Time to Airport
Travel Time to Downtown
Travel Time to Mainland
China
Distance to Closest MTR
Station
Frequency of MTR Transit
Number of MTR Lines
near the Site
Weighted Total
Rounded Weighted
Total
Kai Tak Airport 1 3 4 2 5 3 2.95 3
West Kowloon 3 5 5 5 3 5 4.6 4.6
Austin 2 3 5 4 3 5 4.1 4.1
Fo Tan 1 2 3 5 5 3 3.65 3.7Tuen Mun 1 1 1 2 4 2 2.05 2
Transportation - 20% 1. Travel Time to Airport - 5% 2. Travel Time to Downtown HK - 15% 3. Travel Time to China Mainland Travel Hub - 5% 4. Distance to Closest MTR station - 30% 5. Frequency of MTR Trains - 15% 6. Number of MTR Lines near the Site - 30%
CONSTRUCTION DECISION MATRIX
Existing
Infrastructure (Water)
Existing Infrastructure
(Roads)
Existing Infrastructure (Electricity)
Land Quality
Typhoon Flooding Danger
Landslide Danger
Casting Shadow
s
Traffic Noise
Weighted Total
Rounded Weighted
Total
Kai Tak Airport 3 3 5 5 3 5 5 4 4.25 4.3
West Kowloon 3 3 4 5 1 5 4 3 3.7 3.7
Austin 0 0 5 5 2 5 4 2 3.15 3.2
Fo Tan 0 0 2 3 5 3 5 5 3 3
Tuen Mun 0 0 1 3 5 4 5 5 3 3
Construction - 15 % 1. Existing Infrastructure (water 33.3%, electricity 33.3%, roads 33.3%) - 30 % 2. Land Quality - 25 % 3. Typhoon Flooding Danger - 10 % 4. Landslide Danger - 10 % 5. Casting Shadows - 10 % 6. Traffic Noise - 15 %
PARKS AND ZONING MATRIX
Site / subject measurement
% Park Space1 mile radius
% Park Space5 mile radius
Official Land Utilization
Distance to Edge of City
(m)
Distance to shore
Kai Tak airport
0
2.1
Residential
2500 m
0m
West Kowloon
4.8
5.1
Commercial
6500 m
200 m
Austin
4.9
4.8
Vacant
7000 m
250 m
Fo Tan
18.2%
16.0%
Open Space
500 m
8500 m
Tuen Mun
15.3%
14.9%
Commercial
500 m
6700 m
% of Total 20% 30% N/A 30% 20%
Parks and Zoning - 10%
SUSTAINABILITY AND ENVIRONMENT MATRIX
Site / subject measurement
H2O2/HNO3 (Ave. 2007)
O3 Concentration (Ave. 2007)
Kai Tak Airport 22.4 330 micrograms/cubic meter
West Kowloon 19.5 290
Austin 27.4 320
Fo Tan 8.8 200
Tuen Mun 16.2 250
% of Total 60% 40%
Sustainability and Environment - 15%
POLITICAL AND NEIGHBORHOOD FEASIBILITY MATRIX
Political and Neighborhood Feasibility - 20%
FINAL DECISION MATRIX
Current Weighting:
Economic 20%
Transportation 20%
Construction 15%
Parks & Zoning 10%
Environment & Sustainability 15%
Politics & Neighborhood Feasibility 20%
Economic Transportation Construction Parks & Zoning
Environment & Sustainability
Political & Neighborhood
FeasibilityTotal
Kai Tak Airport 3.3 3 4.3 2 2.5 3.3 3.1
West Kowloon 3.3 4.6 3.7 2.3 2 3.8 3.4
Austin 3.3 4.1 3.1 2.2 1 4.1 3.1
Fo Tan 4 3.7 3 3 5 2.3 3.5
Tuen Mun 4 2.1 3 4 4.1 2.3 3.1
SELECTED SITEWEST KOWLOON, KOWLOON
SELECTED SITEWEST KOWLOON, KOWLOON- Highly Urbanised Area- Waterfront Proximity- Well-integrated in the City
SITE ANALYSIS - built / void
SITE ANALYSIS - tissue
SITE ANALYSIS - typologies
SITE ANALYSIS – structure size
SITE ANALYSIS - height dominants
SITE ANALYSIS - traffic
SITE ANALYSIS – geometry and characteristics of space
SITE ANALYSIS – construction
- coastal land reclamation consists of two layers: highly permeable layer consisting of crushed rock fragments underneath a less permeable layer (sand)- land reclamation increases water level- deep foundations have a profound impact on underground water flow● building on reclaimed land demands ground improvement and
constant maintenance (drainages) – Source: Preliminary assessment of the impacts of deep foundations and land reclamation on groundwater flow in a coastal area in Hong Kong, China
ASCERTAINMENTS:● LESS CONTACT AREA WITH GROUND = LOWER COSTS FOR
CONSTRUCTION AND MAINTAINING● BUILDING ON RECLAIMED LAND DEMANDS AT LEAST 20 % MORE
INVESTMENT THAN BUILDING ON ORDINARY LAND
SITE VIEWS – union square
SITE ANALYSIS – harbour city
SITE ANALYSIS – harbour city
SITE ANALYSIS – WK waterfront promenade
CAMPUS PROGRAMMATIC SCHEME
Common Facilities
Student Housing
Technical Facilities
Laboratories Building
Technical Incubator Building
Business School Building
Engineering School Building
168,000 ft2
30,000 ft2
20,000 ft2
10,000 ft2
15,000 ft2
12,500 ft2
12,500 ft2
CAMPUS VOLUMETRIC PROGRAM
Common Facilities
Student Housing
Technical Facilities
Laboratories Building
Technical Incubator Building
Business School Building
Engineering School Building13F
10F
50F
7F9F9F 11F
CAMPUS PROGRAMMATIC SCHEME
ENGINEERING SCHOOL + LABORATORY BUILDING – specialized in construction techniques and innovative approaches to construction and materials which will contribute to local developement TECHNOLOGICAL INCUBATOR – making collaborative environment with local companies and young enterprises which will boost approaching to the market BUSINESS SCHOOL – exploring new ways of fostering an entrepreneurship community STUDENT HOUSING – providing residential space for 800 students COMMON FACILITIES – providing comfortable and healthy environment for staff, students and locals OPEN SPACES – use of existing green space on the western side (peninsula)
CAMPUS CONCEPT 1
CAMPUS CONCEPT 1
CAMPUS CONCEPT 1
CAMPUS CONCEPT 1
CAMPUS CONCEPT 2
CAMPUS CONCEPT 2
FINAL CONCEPT DETAILS - Concept 1
FINAL CONCEPT DETAILS - Concept 1 (Phase 2)
FINAL CONCEPT DETAILS - Concept 2
CONCEPT DECISION FACTORS
Concept 1 Concept 2
Construction Better
Views Better
Access Better
Building Heights Better
Potential for Growth Better
Distance to Green Spaces Better
Plot Size-Cost Better
Feng Shui Better
Overall Better
FINANCE
Minimize Risks
Mitigate Costs
1. Buy the land
2. Partner with a local developer
3. Make a pre-emption agreement with the city of Hong Kong
Principal sources of data used in the cost estimation model :
- Hong Kong's Rating and Valuation Department
- Hong Kong's land sales in 2009-2011
- Hong Kong Census and Statistics
Phasing Plan & Timeline Schedule
FINANCE
Laboratories building
15,000 sq ft $17.5 mil.
Engineering building
30,000 sq ft $26 mil.
FINANCE
Student Housing
170,000 sq ft $115.5 mil.
Common Facilities
12,500 sq ft $8.25 mil.
FINANCE
Best-case scenario
Worst-case scenario
Phase 1 scenarios:
-Signed pre-emption agreement-Differences in cultures won‘t represent a bigger obstacle-Equivalent sponsor funding to Stanford CA-Popularity among students
-Unavailability of land for growth-Local disapproval-Cultural barrier-Lack of sponsor funding-Unpopularity among students
Predicted risks
Selling all the facilities with profit.
Continue the project to phase 2 as planned.
Rent the facilities until it is possible to buy aditional land.
Predicted scenarios in year 2021
FINANCE
Business as Usual
Technological incubator
10,000 sq ft $9 mil.
Business school building
20,000 sq ft $17.25 mil.
FINANCE
FINANCE
Technical Facilities
15,000 sq ft $10 mil.
Land Purchase
32,300 sq ft $9.5 mil.
Phase 2 scenarios:
Best-case scenario
Worst-case scenario
-Stanford University is a key element of HK‘s education system- Differences in cultures won‘t rapresent a bigger obstacle-Equivalent sponsor funding to Stanford CA-Popularity among students
- Non-acceptance from local companies-Local disapproval-Cultural barrier-Lack of sponsor funding
Predicted risks
In case of unpredictable events facilities will be sold with loss.
The project is a enormous success. Revenues and donations are higher than predicted.
School activities will pursue normally. Stanford will need to foster relationship with surrounding companies.
Predicted scenarios in year 2028
FINANCE
Business as Usual
All Facilities and Invested Capital (IC) Engineering building 30,000 sq ft $26 mil.
Laboratories building 15,000 sq ft $17.5 mil.
Student housing 170,000 sq ft $115.5 mil.
Common facilities 12,500 sq ft $8.25 mil.
Business school 20,000 sq ft $17.25 mil.
Tech incubator 10,000 sq ft $9 mil.
Technical facilities 15,000 sq ft $10 mil.
Surrounding land 32,300 sq ft $9.5 mil.
Total IC $213 mil.
FINANCE
How to justify the higher investment compared to other sites in Hong Kong? Is it justifiable at all?
Justification:- proximity of corporations and companies- prestigious location- closeness to all needed infrastructure- facilitation of the exit strategy
FINANCE
DEVELOPER LIAISON
Terms of Agreement: 1. Stanford is the owner of the land, SHKP is the main developer. 2. SHKP develops campus and other properties together with Stanford as a main stakeholder. 3. SHKP will take full profit from any non university-related residential, retail, and office tower units. 4. SHKP and Stanford will jointly manage architectural design and character of the entire development. The two areas of the project should be integrated to a certain extent, but the Stanford area should have more of the feel of a campus. 5. SHKP will profit from proximity and prestige to leverage higher profits on their development units. 6. Stanford and SHKP will agree upon further terms regarding compensation through annuities or other means.
Sun Hung Kai Properties (SHKP)
PUBLIC OUTREACH AND INVOLVEMENT
Inform and Engage the Public Public Information Meetings -Union Square-Docks and Harbor Development-HKU, other universities-West Kowloon Local contribution to project -Public art -Architecture Competition-Information Booths in Local Malls, MTR Stations
Information Media Channels -Twitter (@StanfordinHK)-Facebook (StanfordinHK)-Newspaper and TV ads
POLITICS, PERMITTING AND PROCESS
We will consult with SHKP to guide us through the permitting process. We will need to gain permits from the following authorities: HK Planning and Development BoardHK Department of EducationHK Buildings DepartmentHK Environmental Protection DepartmentWest Kowloon District CouncilUnion City District Council In addition, we will collaborate with the following groups to ensure social and cultural integration of our project: Society for Community Organization (SoCO)HK Heritage Studies and Promotion OrganizationMonte Jade Science Technology AssociationHong Kong Electronics and Technology Association (HKETA)and others
FUTURE DIRECTIONS
1. Develop Institutional and Developer Relations 2. Obtain Stanford-side Approvals and Final Program Requirements 3. Detailed Architectural and Schematic Design 4. Carry Out PR and Outreach Plan 5. Environmental Review Process
CONCLUSION