The Success of the Bonifacio Global City

The Success of the Bonifacio world(prenominal) urban centerBonifacio globose urban center is actual by gather Bonifacio cultivation Corporation (FBDC), now managed by the power station p wilenership of Ayala Land, Inc., semi-evergreen Holdings, Inc. (Campos Group) and the viles novelty breeding Authority (BCDA).Ayala Land has a bilk record of creating and sustaining successful occupation territorial dominions and large-scale integrated communities, including the Makati of import personal credit line District.The Campos Group has true(a) pour down expertise and financial muscle. It has discordant airscrew developments in the Edsa-Central atomic number 18a as well as in Laguna.BCDA, with its continuous commitment to the whole area and being the original fine-tune owner, completes the successful p cunningnership.Together, the p artistic creationners lend FBDC the stabi illuminatedy and wealth of experience in real estate development as seen in the success of the Bonifacio planetary metropolis. annalsBonifacio world(prenominal) city was once part of the 2,578-hectare property of Taguig that the United States disposal acquired in 1902 when the Philippines was under the Ameri scum bag Colonial Rule. The United States acquisition was glum into a military base and was named arm McKinley subsequently the 25th US chairman, William McKinley, who was responsible for the colonization of the Philippines. forgather McKinley became the headquarters of the 10,000 strong Philippine Scouts, which was the Philippine Di ken of the United States Army.In 1949, tercet years after the Philippines gained its political independence from the United States, Fort McKinley was turned over to the Philippine presidential term by virtue of the United States Embassy none No. 0570.In 1957, Fort McKinley was made the permanent headquarters of the Philippine Army and was renamed Fort Bonifacio after the Father of the Philippine Revolution against Spain, Andres Bonifacio, who organized what is effectively the first Philippine Armed Forces and whose father, Santiago Bonifacio, was a native of Tipas, Taguig.In 1992, an approximately 240-hectare slew of Fort Bonifacio was turned over to the Bases Conversion tuition Authority (BCDA). BCDA was created by virtue of Republic Act 7227, otherwise known as the Bases Conversion and Development Act of 1992, and signed into law by then President Corazon C. Aquino to facilitate the conversion of former US military bases and Metro manila camps into productive civilian use. Three years later, Bonifacio Land Corporation, a pool led by Metro Pacific, made a successful program line to become BCDAs partner in the development of the 240-hectare property, which was named Bonifacio spheric city.The partnership was dubbed the get across of the Century because Bonifacio world unspecific metropolis was sold at a walk price of Php 333,283.88 per square meter, with proceeds amounting to Php 30.4 billion.BCD A and the Metro Pacific-led consortium subsequently created the Fort Bonifacio Development Corporation (FBDC) to oversee the master planning of Bonifacio world-wide urban center. FBDC was the largest great deal registered with the Securities and Exc fall downe Commission in 1992, with a paid-up capital of Php 71.227 billion. The trade channeled Php 25.8 billion cash to government coffers and b in allooned property values in the vicinity overnight.In 2003, Ayala Land, Inc. and Evergreen Holdings, Inc. of the Campos Group purchased a controlling stake in Bonifacio Land Corporation from Metro Pacific. As major(ip) partners in FBDC, the machinedinal companies, along with BCDA, now shape the vision of this necropsy course drift into the bag of furyate sees, where technology meets aestheticals.Ownership StructureThe Fort Bonifacio Development Corporation (FBDC) is the briny developer of Bonifacio globose City, a 240 hectare beginning(a) business district at the sum tot al of Taguig City.Backing the FBDC in pursuing the ambitious tolerate are the Bases Conversion Development Authority and the formidable consortium of Ayala Land, Inc. (ALI) and Evergreen Holdings, Inc. of the Campos Group, who jointly completed the acquisition of a controlling interest of FBDC in 2003.The Ayala-Campos group brings to FBDC a wealth of real estate experience and aims to reduplicate the success of the development in the Makati Central bank line District. ALI has a track record for creating and sustaining successful business districts and large-scale integrated communities eon the Campos Group, through and through its real estate arm, Greenfield Development Corporation, has assorted property developments in the EDSA-Central subject and Laguna.Access and LocationBonifacio Global City is positioned to be a earthy extension of Makati Central Business District because of its proximity to much(prenominal).It is conveniently set(p) in the forward-looking urban cente r of Taguig, in the midst of the business hubs of Makati and Ortigas totals. It is directly cogitate to Manilas two major thoroughfares EDSA and C-5 highways. It is overly tardily conjugate to other major business oculuss in the country and the world as it is fixed scrawny to the Manila domestic and world(prenominal) airports.all(a) roads lead to home it is doorwayible via seven access brain The Kalayaan Avenue from the North, the Kalayaan flypast via EDSA and Makati, McKinley lane from the West, the three gates from C-5 highschoolway from the east, and via the airdrome through Villamor Air Base from the south.Strategic LocationBonifacio Global City (BGC) is conveniently located in the progressive city of Taguig, betwixt the business hubs of Makati and Ortigas Center. Because of its proximity to the Makati Central Business District, BGC is touted to be a natural extension of the Makati Central Business District.BGC is environ by the adjacent cities of Pasig to t he Northeast across C5 Highway, Makati to the West and Northwest, and Pasay to the Southwest and paraaque to the South across South Super Highway.The city is directly linked to Manilas two main thoroughfares EDSA and C5 Highways and is accessible via seven access points The Kalayaan Avenue from the North, the Kalayaan Flyover via EDSA and Makati McKinley Road from the West, the three gates from C5 Highway from the East, and via the airport through Villamor Airbase from the South.In addition, its proximity to the South Luzon Expressway brings the industrial zones of Muntinlupa, Canlubang, and Laguna makes it an ideal location. residential subdivisions in Makati and Alabang are as well as within easy reach.Easy Airport AccessServing as Manilas gateway to the world, Bonifacio Global City (BGC) is easily linked to other major business centers in the country, as it is located close to the Manila domestic and international airports.However, despite its proximity to the airport, BGC do es non directly lie under the airplane flight path and is non subject to heavy noise exposure.Superior MasterplanThe red-hot masterplan of the city center Bonifacio Global City (BGC) was numbered by Ayala Land planners and meridian US-based consultants. The 240-hectare coarse land area is composed of 88% mixed-use, with 34% devoted to rotate sets.BGC is a dynamic and self-contained pedestrian-friendly city. A fine-grained internet of pedestrian ways that link up to transit and parking are made help oneselfable.The citys grid design provides ease in navigation and uncomplicated access to residential, mer basetile, and business centers. The 33 grid dodge provides economic traffic and easily graspable circulation and access to individual properties and to public parking from all points of entry to BGC. every(prenominal) area in BGC is designed to enhance the quality of aliveness while providing a relaxed environment at the same time. Each piece of property in BGC is a prime lot that faces each a main thoroughfare or open greenery. Landscaped parks provide novel air while featuring world-renowned local art on display, bringing a sense of culture and style. body of piss pipes, communication cables, electrical energy lines, and LPG gas lines all remain electrical resistance to preserve the landscape and view.ZonesEncouraging balance between work and life, the well-planned zoning masterplan of Bonifacio Global City (BGC) puts equal emphasis on business, commercial, civil, culture and family activities. Every area is designed to enhance the quality of life.With the bright re-design of the City Center, each piece of property in its four zones faces either a main thoroughfare or open greenery. A network of retail promenades, paseos and plazas allow form an integral part in BGSs animal(prenominal) core.City That WorksTechnology meets aesthetics in Bonifacio Global City (BGC). BGC is an intelligent hub, where transportation, communication, estate suffices and security are delivered reliably and seamlessly, difference residents and visitors alike to do what they do best.BGC boasts of a new masterplan that involves a major re-design of the amenities and features of its 36-hectare City Center to make it more efficient and attuned to a new standard of living. It is in truth for the people on the cutting edge.Density-Controlled DevelopmentProtecting the value and attractiveness of Bonifacio Global City is the Design Standards and Guidelines (DSG) and contract of Covenants, Conditions and Restrictions (CCR). They are besides used to standardize the developments within the city.Density is controlled to body forth a well-planned community and ensure that utilities are adequate to service the developments. The appreciate of density used is the Floor Area Ratio ( remote) (see illustration on the right).FARs range from 6 to 18. However, retail components are allowed and up to a maximum of FAR 3 for Mixed-Use lots, while buildin gs with residential components must grow a minimum of FAR 4.Grid of Streets and BlocksGrid of streets and blocks that allow efficient circulation.33 grid scheme provides efficient traffic and easily graspable circulation and access to individual properties and to public parking from all points of entry to BGC. prosaic FriendlyA fine-grained network of pedestrian ways that connect to transit and parking, the pedestrian-friendly design is based on efficient and easily understandable circulation and access to individual properties and to public parking from all points of entry to Bonifacio Global City.Public TransportManaged by Bonifacio Transport Corporation, the multimodal public transport system connects Bonifacio Global City to the Metro Rail Transit and other commercial and business districts.With transit s heydays in strategic points around Bonifacio Global City, residents and visitors target never run out of places to go in BGC. run and UtilitiesThe vision and attention to detail with which Bonifacio Global City was developed is not only visible in its structures, still it also permeates into its high-quality services and utilities. goBonifacio demesne Services Corporation, under the supervision of Ayala Property Management Corporation, handles the estate services of Bonifacio Global City. Guards patrol the grounds 24 hours a day. Business owners and residents may waul the Police / Security aid Center regarding whatsoever safety concern and get an immediate response. The Police / Security Assistance Center also apprehended more than 2,000 traffic violators, ensuring safety and order in the community since 2002.Quick response to medical emergencies and accidents are in place. The Bonifacio Global City Emergency Response Team (ERT) has responded to 228 emergency patients and three actual fire incidents in the area. To date, it has conducted seven emergency evacuation drills. A state-of-the-art ambulance is available for the spry transfer of patien ts wishing hospital care.As demonstration of its competence in promoting safety in the community, the Bonifacio Global Citys ERT won 1strunner-up in the 2ndNational Vertical Fire Competition during the 16thIndustrial / Commercial Safety Competition held travel March 11, 2006.And also in 2006, at the height of super typhoonMilenyo,the ERT was quick to respond in addressing the extensive damage brought about by the calamity. travel trees were re-rooted, traffic and streelights were repaired, roads were cleared of debris, and normal operations in Bonifacio Global City were resumed, all in a matter of two days. The ERT also lent assistance to nearby Barangay Forbes in clearing portions of McKinley Avenue.Other accomplishments of the BGCEA embarrassRepainting of 35km of street curbsInstallation of traffic lights within BGCConstruction of pedestrian lanes purify and restoration of asphalted roadsPlanting of 89 Royal Palm Trees beautify upkeep and maintenance of the whole of BGCIn-hou se nurseryUtilitiesWater DrainageResidents and tenants of Bonifacio Global City enjoy uninterrupted urine emerge and consistent water pressure. Large water reservoirs assure strong water pressure 24 hours a day, 7 days a week. The water and sewage system is managed by Bonifacio Water Corporation.Because of its commitment to safe and efficient wastewater disposal, Bonifacio Water Corporation has fully integrated sewage collection, treatment and disposal facilities. An underground drainage detention structure is in place to prevent floods in Bonifacio Global City. The structure can hold 22 million liters of water and release it under controlled conditions.Cylindrical, heavy and bulky Liquefied Petroleum ball up (LPG) tanks get become a thing of the past in Bonifacio Global City. Residents no longer need to purchase these tanks as LPG is distributed in residential units through an underground piping system by Bonifacio Gas Corporation, which is managed by Pilipinas Shell.This syst em assures residents of a unbendable and constant supply of LPG, and residents consumption is metered. Not only is this more convenient, but it also eliminates the dangers of leaking regulators and tanks.This system assures residents of a steady and constant supply of LPG, and residents consumption is metered. Not only is this more convenient, but it also eliminates the dangers of leaking regulators and tanks.Some building owners in Bonifacio Global City have also started using LPG to power their air-conditioning systems, enabling them to save on their electricity bills. They are also now unaffected by power service interruptions and no longer have to make do with generators during power outages. electrical PowerElectric power is supplied through underground lines. Meralco will rebuild power substations to ensure continuous supply in Bonifacio Global City. Residents need not worry about power interruptions, outages, or fluctuations, as the supply is meticulously monitored and main tained.Fiber Optic Cable NetworkThe fiber optic cabling network supports a wide range of telephone, video and data applications. This enables residents and tenants to access information more efficiently and at better connection speeds. All cabling is done through underground infrastructure so there are no unsightly lines that contrast with the view.Bonifacio Global City Estate familiarity (BGCEA)To continue building a city that is at once a destination, an experience, and a way of life is the goal of the Bonifacio Global City Estate connecter (BGCEA). These are the words of BGCEA President Vincent Y. Tan, and they sum up the passion with which BGCEA pursues its vision.Comprised of owners, lessees and occupants of property in Bonifacio Global City (BGC), BGCEA provides the proactive and dynamic leadership necessary for BGC to sustain development and achieve its goals. They ensure that what they do now redounds to the greater good of the community and its sustainability in the fo rthcoming, regardless of whatever challenges the future may bring. BGCEA continues to advocate environmental protection and awareness, as well as to promote camaraderie among residents and tenants.BGC seeks to enable investors to experience business and economic opportunities in a world-class setting. Through the leadership of BGCEA, it continues to establish itself as the premier in advance(p) business district, where efficiency, creativity, and quality are its hallmarks, and where passion finds a home.City with a SoulFew places can boast of both vision and passion. Bonifacio Global City is a place which exudes vision and inspiration to those who call it home.A sprawling cosmopolis of powerfulnesss, residential, commercial and mixed-use projects, this city of the future fuses convenience with comfort, where individuals can blend fast-paced activities and easy lifestyles.LandscapingThe landscaping of Bonifacio Global City is the product of careful planning and the latest technolog y.The latest technology and modern city planning bring 5-star comforts and conveniences closer to home, cogent evidence that the future has indeed arrived here. Its contemporary high-rise office and residential buildings, new retail outlets, pedestrian-friendly roads and walkways speak of a dynamic, spirited lifestyle.Not lacking to build a typical concrete-and-steel real estate jungle, the Fort Bonifacio Development Corporation developed a cosmopolis with greenery, trees and parks, true to its vision of a space where people can enjoy both work and play. The open spaces and scavenge environs enable residents and tenants to go about their activities without worrying about pollution.The design concept is based on landscaped areas around which mixed-use neighborhoods will emerge, and all over one turns, the view of the city exudes vibrancy and life.Public prowessBonifacio Global City has a Public Art Program aimed to enhance its aesthetic quality and give it a distinct character and style. The Public Art Program is managed by Bonifacio Arts Foundation, Inc. (BAFI) and funded by all the lot buyers / owners in Bonifacio Global City.A drive through the city streets reveals prominently displayed art works, which are as varied as the passions of the artists who made them.http//www.fbdcorp.com/image.php?id=60type=2.1.jpgAng Supremo,which is Ben-Hur G. Villanuevas tribute to Andres Bonifacio, immortalizes the work class heros struggle for the nations immunity. The three-meter tall system and bronze statue is a dense testament to an inspiring historical figure for which the city is named.Other art pieces can be found at Bonifacio High Street. All five art pieces are active making Bonifacio High Street an provoke destination for everyone.http//www.fbdcorp.com/image.php?id=61type=2.1.jpgBalanghaiby Leo Gerardo Leonardo, with three paddles representing Luzon, Visayas and Mindanao, is a kinetic work which moves with the wind.http//www.fbdcorp.com/image.php?id=6 2type=2.1.jpgThe Treesby Reynato Paz Contreras is a canopy of three interlocking trees, a testament to Mother human race herself.http//www.fbdcorp.com/image.php?id=63type=2.1.jpgKasaysayan Bawat Orasby Juan Sajid de Leon Imao is a 16-meter brass and cement sculpture, which is also a sundial with seven theme like dolls representing the 7,100 islands of the Philippines.http//www.fbdcorp.com/image.php?id=64type=2.1.jpgKasalikasan(a play onkasali ka sa kalikasan, or you are part of nature), is Jerry Araos respite to wear out city souls. Kasalikasan is a garden where one can convey with Nature, or to have small gatherings or private parties. For inquiries on the renting of Kasalikasan, divert contact Marilou Velez at 818.3601 loc 3201.http//www.fbdcorp.com/image.php?id=65type=2.1.jpgTransformationby Architect Lor Calma is a breathtaking, grand sculpture of three stacked laminated glasses, 5 to 10 meters tall. At night, it is internally lit and set in cascading water from a fountain pool.http//www.fbdcorp.com/image.php?id=66type=2.1.jpgPasasalamat, along Rizal Drive, is Ferdie Cacnios brass representation of two fishermens humble expression of gratitude to the Almighty for a big(p) harvest.http//www.fbdcorp.com/image.php?id=161type=2.1.jpgSpecific Gravityby Reg Yuson is a suspended boulder fountain which orchestrates the connection between the audience as a mobile participant and their primordial parity to gravity a seemingly weak though strong magnate which defines the visible world as we know it.http//www.fbdcorp.com/image.php?id=162type=2.1.jpgHearsayby Reg Yuson is a pun on the Filipinos penchant for news heard from the grapevine. It is an installation of twisted pipes connected at a lower place the ground which can be used as a implike tool to communicate.http//www.fbdcorp.com/image.php?id=163type=2.1.jpgBearable Lightnessby Reg Yuson and Ronald Achacoso is a collaborative artwork between cougar Ronald Achacoso and sculptor Reg Yuson. It is a canti levered structure with centrifugal patterns of elementary colors suggesting a state of perpetual lightness merging the properties of painting and sculpture that freakishly invite the audience to climb on top of the platform and interact with the structure to imbibe in sensations relating to the tensions between gravity and weightlessness, surface and depth.http//www.fbdcorp.com/image.php?id=164type=2.1.jpgTinstaej 85 by Conrado Velasco is nicknamed wee beastie by the artist, derived from his on-going art series entitled Tinstaej (There Is No Such Thing As Endless Joy). The image resembles a silhouette of a teddy bear.http//www.fbdcorp.com/image.php?id=165type=2.1.jpgPresenceby Reg Yuson is an installation of 20 free-standing floor chimes. The idea is to dig the individual chimes to produce sounds to invite good vibes that can bring up the park.Bonifacio Global Citys public arts program also includes art tours for residents and school children. In April 2002, the BAFI Dance Group was launched to fuse the yeasty efforts of playacting artists, underprivileged children and members of the Taguig community.Bonifacio Global Citys public arts program truly nurtures the creative spirit. Here art is not treated as a get out entity, but rather as a way of life. For more information, please call the Bonifacio Art Foundation Inc. at 818-3601 loc. 3201 or 3202 and look for Ms. Marilou Velez. fellowship FacilityIn response to the need for a venue for various community gatherings, Bonifacio Global City Estate Association, Inc. (BGCEA) offers function rooms in the newly renovated Community Facility located at the Bonifacio South area.Association members can choose between air-conditioned and non-air-conditioned function rooms which can be rented at reasonable hourly rates.Directory of LocatorsStrategically located between Makati and Ortigas, Bonifacio Global City is an emerging business landscape which hosts many of the countrys top corporations and multinationals. It is a bustling, dynamic community where anything and everything one needs are barely a few minutes away.CommercialThe Fort is one of the ducky hang out places in Metro Manila, and home to some of the citys close to popular night spots and fine dining restaurants.Celebrities and socialites frequentEmbassy, and upscale nightspot and restaurant.Pier Oneoffers a more laid-back atmosphere where one can hang out with friends.Popular events such as product launches and concerts are held atNBC Tent. Those looking for a place to dine can indulge themselves inLe Souffle, Prince of Jaipur, Good Earth, Gourdos, and La Opera.The point is Bonifacio Global Citys convenience hub. The shops here cater to the daily essentials of both city visitors and tenants. Fill your prescription at South Star Drug of fuel your car at Pilipinas Shell. Grab a burger and fries meal at Jollibee, a cup of joe at Starbucks coffee, or a bottle of wine at Ralphs Wines. The Fort Palm Springs Office, Forum.Fort, and Of fice Ko To are also located at Stopover. Other food chains include pizza Hut, Chow King, Pancake House, Bacolod Chicken, Pho Bac, Reyes Barbecue, Gloria Jeans Coffee and Nacho Fast. BPI Family Bank and PSBank are also open for the banking needs.Those who are building their dream homes will delight in the extensive selections at MC Home Depot and Price impertinent/SR, and families and barkadas will love the great buys at the bazaars of Market Market, while car aficionados can check out the Car Plaza, as well as the showrooms of Mercedes Benz, Ford, and Honda.The business and leisure landscape here is truly diverse and extensive, and only Bonifacio Global City offers a balanced lifestyle where people can work and play with passion.BONIFACIO HIGH STREETBonifacio High Street is a one of a kind promenade located in the City Center of Bonifacio Global City, whose anchor is its 40-meter wide and almost a km long activity park. It starts with a sleek mix of unique and current restaurant s and retail shops found at Serendra, then crosses to a twin avenue of popular restaurants and rows of flagship stores of various brands, which stretches all the way to Third Avenue.Well-designed corporate office spaces are also found at the second floor of Bonifacio High Street, overlooking the open-air activity park below. Being the central point of the development transversing from east to west Bonifacio High Street is the heart and mind of Bonifacio Global City, allowing business and pleasure to converge in a truly refreshing and vibrant environment.ResidentialThe various residential buildings in Bonifacio Global City are based on the concept of providing urban dwellers freedom of choices to fit different lifestyles.These buildings include Serendra, Bonifacio Ridge, Pacific Plaza, Essensa, Kensington, Blue Sapphire, Regent parkway, gilded Residences, South of Market, and Infinity, among others. A residence in Bonifacio Global City not only puts one in the center of a thrivin g business district, but also allows the enjoyment of first class facilities, convenience, and prestige.OfficesMany top companies and multinationals call Bonifacio Global City home.HSBC Centre, Del Monte Philippines, HanjinPhil Headquarters, Steel Asia, GE Money, GE Philippines, Intel Philippines, Sony, and Community Innovations are just some of the citys corporate tenants.The Chancery of capital of Singapore is also moving into Bonifacio Global City.Schools and Other InstitutionsInternational schools such as the Japanese School, British School, and International School Manila are located in Bonifacio Global City further enriching the citys multi-cultural community.The world-class 600-bed St. Lukes Medical Center is expected to serve the public by third quarter of 2009.FBDC ProjectsFort Bonifacio Development Corporation (FBDC) continues to invigorate the landscape of Bonifacio Global City (BGC) with world-class projects.After completing various residential and office building proje cts such as the Bonifacio Technology Center, Bonifacio Ridge, and the HSBC Centre, FBDC will soon bring to Bonifacio Global City The Mind Museum.The Mind Museum, the first state-of-the-art interactive science museum in the country, is envisioned to be a venue where visitors will be spellbound with science. It is also slated to open by 2010.With these world-class developments and other future projects that will complement the current offerings of Bonifacio Global City, FBDC has truly made Bonifacio Global City a premier central business district and the home of demon-ridden minds.Master Plan of Bonifacio Global CityThe Bonifacio Global City (BGC) is a cosmopolis of offices, residential areas, commercial blocks, and civic centers that look good on the addition sheet as they do on the land.With the ingenious re-design of the City Center, the accurate BGC district takes on a dramatic increase in the land value. Each piece of property is designed to enhance the quality of life envisio ned to be appreciated and to appreciate for years to come.Fort BOnifacio 001.jpgThe City Center36 Hectares of prime property located at the heart of Bonifacio Global City3.5 Hectares of the 36 hectares are dedicated to landscaped areas on major roads, 32ndstreet on the north, 5thavenue on the west, 26thstreet on the south and 11thavenue on the east.Serves as a strong anchor within Bonifacio Global City with retail, office, civic and social activitiesHighlighted by the Bonifacio High Street, a 40-meter wide 1 kilometer length of pedestrian super highway stretching from east to west, with wide open parks, interactive artworks, specialty food outlets, and brand shops.E-SquareLocated along major roads 32ndstreet and 5thAvenueConvenient Access to Makati via Kalayaan Fly-overAccredited by PEZA, allowing PEZA-registered companies to avail of tax incentives and other benefitsWith various developments already existing and ongoingIncludes the 2.7 hectare Jose Y. Campos Park (formerly Crescent West Park), which provides open spaces and parking areas.Bonifacio SouthLocated at the entrance of Bonifacio Global City from McKinley RoadAlong a major road, McKinley crusade, with rear access from 21stdrive and 26thStreetProvides a relaxing view of Manila play Fairways and Forbes Park SubdivisionHome to luxury residential towers, Essensa, Regent Parkway and South of Market, among othersEasy access to the airport via Lawton RoadBonifacio TriangleBonifacio Global Citys gateway to the north, with easy access to Makati and Ortigas Central Business DistrictsClose to high-end international schools and right across the Japanese SchoolAlong main roads Kalayaan Avenue and University ParkwayLower density given lower FAR and surrounding low-rise institutions