PLN Case study

8/19/2019 PLN Case study

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I. EXECUTIVE SUMMARY

A. Introduction

The Philippine Institute of Development Studies (PIDS) believes that education is one of the most important things an individual can have. With educated people, the Philippineeconom has a chance to gro! and bring this countr to a national competitive level.

Toda, the Philippines has a ver big amount of educational institutions ho!ever most of

these institutions are considered to have lo! "ualit educations. Due to the small amount of high "ualit educations, man #ilipino families, especiall those from the province, allo! theirchildren to move into dormitories that are located near the campus.

There are a lot of factors that hinders a student to achieve "ualit education or to satisfone$s dreams% ma it be &nanciall, sociall, phsicall, famil con'ict or location !ise poor.In here enters the idea of dormitor or student housing residence. rban universitiesincreasingl loo to mi*ed+use urbanied student housing to add vitalit to their surroundingsand enhance environment relations. It is a concept of a home environment providingutmost satisfaction at the same time, students are -ust fe! steps a!a from the campus. Astime passes b, innovations are needed for better service. oupled !ith the gro!ing maretfor student housing, a ne! !ave of thining has to change the !a buildings are renovatedand built. A ne! trend to!ards o/+campus living also stems from increased e*pectations of the students and parents. 0The are looing for more of an e*perience1. This translateshousing that supports student life b fostering social interaction, accessible and comfortableliving, and serves a !ell maintained and sustainable !oring and living environment.2odi&cations and moderniation are no! made to develop, enhance and provide "ualitlifestle to a student during his3her dormitor life.

4. 4acground of the pro-ect

Students prefer living near campus, as to not !aste time in transit and ma*imie thetime to do school!or, participate in activities, or mae friends. With this, the pro-ect calls forthe creation of an in campus dormitor for the universit. The dormitor should be (5) home+

lie in character, (6) have phsicall comfortable surroundings, (7) di/erent stud spaces,and (8) semi private spaces. The ma*imiation of the natural elements and surroundings isalso a must to promote sustainabilit.

Due to the lac of high "ualit educations in the Philippines, man parents prefer tosend their children to good schools despite the distance from their homes. This pro-ects goalis to create a dormitor for these students that provides a comfortable environment and isable to promote their personal development in all aspects. Such as9 discipline, team!or, andadaptabilit in their social and academic life.

. Pro-ect :b-ectives

5. To provide an active and outhful Wal+p Dormitor that !ill be conducive forresting and learning and !ould increase students$ opportunities for a !ider sociale*perience b considering the pschological needs of the users and providing theproper spaces and features to satisf them. :ne e*ample !ould be to provide theproper common spaces to encourage interaction bet!een students. Another !ouldbe to provide the proper features to create a feeling of safet among the users.

6. To develop a Wal+up Dormitor utiliing eas+to+maintain building materials,natural dalight and ventilation, and cost+e;cient !ater collection and distributionsstem to be able to create a sustainable and environment friendl structure thatminimies the use of unnecessar materials and ma*imie the natural resources inthe area.

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7. To create a human+scaled, rela*ing and re-uvenating environment for students bma*imiing the use of open spaces and natural elements of the site lievegetation, natural ventilation, and natural light.

8. To provide di/erent tpes of room accommodation that promotes and safeguardsthe students$ !elfare b oning each space properl from common and privatespaces to give a feeling of safet as !ell as individualism.

D. Summar of Succeeding Part of overnment, respectivel. 2ost school administrators consider the "ualit of life of theirstudents living in boarding houses or dormitories not as a pressing concern. Theirresponsibilit to them is con&ned onl !ithin the boundaries of the school or those o/ ?campus but school+sanctioned activities. Although, the have no control over the students$other activities and !hereabouts, administrators are in agreement that things that happenoutside the campus a/ect academic performance. Thus, it is imperative that administratorsare informed of the conditions of student boarders3 dormers to anticipate problems that mapossibl occur. As a result, the ma provide precautionar and proactive measures.

This stud is made for the designer to have a comprehensive and detailed informationabout the site and its environment. It includes maps, oning ordinances, topographic data,geological information, hrographic data, soil classi&cation and the lie. It is then e*aminedand analed for one to be able to establish the site$s advantage and limitations. After athorough analsis and stud of the site, it is then possible to come up !ith plans andconclusion !hether !hat part is suitable to house a certain building. If the land is foundsuitable, further stud has to tae place to establish other speci&c parameters

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II.SITE SURVEY

A. Of- Site Context and Its Changes

@ver site is directl a/ected b its surroundings and its speci&c location. Santa


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These maps sho! the location of the site from the the Philippine map, the A=A4A


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H


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The table sho!s the general population of Sta.


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"EVE"S A)' GRO*T+ $ATTER)

The municipalit of Santa


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important implications to future population gro!th, both in terms of immediate andlong+term e/ects. #or instance, the fact that HKM of the female population of Santa


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the cit. According to the la! of selectivit of migration, ounger people tend to migrate to &ndtheir fortune and be emploed in the companies located in Santa


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old) !ould depend to them for support. 2oreover, the old dependents aged BH ears old andabove, onl constitute four percent of the total economicall productive population of the cit.

S!hoo& 5 Age $o%&ation

In 6E56, the it of Santa


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it of Santa


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Total Gumber of eographic Information Sstem(>IS). This sstem !as able to properl identif the accurate boundaries to other ad-acent to!ns in=aguna (ities of 4iFan, abuao, and alamba) and avite (2unicipalit of Silang).

Among the 5L barangas of Santa


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:n the other hand, 4rg.Santo Domingo is the least dense baranga in the cit at 8E6persons per s"uare ilometer of land area. This is the bordering baranga of Santa


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emploees% or if it has &ve or more establishments !ith a minimum of ten emploees% or if ithas &ve or more facilities !ithin the t!o+ ilometer radius from the baranga hall (GS4


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H. @conom

Santa


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The Santa


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commercial sectors. Aside from the demand, the "ualit decreases as leachate fromdumpsites, industries, oil spills and septic tans in&ltrate into a"uifers.

The ground!ater resources in the !estern ba of =aguna =ae are reported to be fair toe*tensive. #ollo!ing the surface gradient, the ground!ater 'o!s northeast from the Taalcaldera in the general direction of =aguna =ae.

The hdrogeolog of Santa


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#ig 8. >eneral Joning 2ap

The future scenario of land uses in Silang is relevant to anticipating the e/ects to 'oodingdo!nstream. The =P of Silang sho!s the head!ater of the Santa


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agriculture. ntil the late 5KE$s, Santa


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The Santa overnment o!ns some 5E.55 hectares of land that arecurrentl being used for a variet of uses (table 5.B). These government properties areconcentrated mostl in the northeast section of the municipalit.


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o!ever, there are settlements of s"uatters located in the interiors particularl behindindustrial sites (e.g. Piltel).

The main access road in the southeast portion is the Tagata+Santa


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the commercial areas. The inner to!n area located in the northeast section !ill becharacteried b sporadic redevelopment e/orts and in+&ll development. @*isting idle andagricultural lands !ill also be developed sporadicall into residences and commercial areas.Private developers !ill lead large+scale development of complete communities inconsolidated lands (south!est portion). The development !ill further attract population that!ill re"uire more services and facilities.

The municipalit recognies that it has to provide a strong frame!or for urban gro!th. Thisshall be done through the emploment of polic driven approach !hich sets de&nite guidelines fordevelopment. These policies are guided b the follo!ing principles9 enhanced accessibilit,ecological sustainabilit and social responsibilit. @nhanced accessibilit9 pertains to the provisionof e"ual access to economic opportunities across Santa


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2ovement sstems in Santa


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>reen&eld it is a 7EE+hectareintegrated commercial,residential and industrial parin Sta. reen&eld it includes9+ Paseo 7+ Sta. ( a8a6;

Soon to become a grand development in the south

of 2anila is the 5,EEE+hectare @ton it in Sta. ( a8a6;

8H minutes a!a from 2anila, Sta. @lena itCs. =ocated right at Sta.


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Sta. @lena it is surrounded b some of the PhilippinesC top golf courses9 the Sta. @lena >olf lub, The ountr lub and the anlubang >olf and ountr lub are all a s!ing a!a.

"ag%na ?e&Air I 9#.0 >( a8a6;

"ag%na de ?a6 9#, >( a8a6;

Schools near the site9

Ma&a6an Co&&eges "ag%na 9#.2 >( a8a6;

2alaan olleges =aguna is a modern international par+lie campus and an energ+e;cientand environment+friendl development designed to accommodate H,EEE students per ear. Tominimie the impact of buildings to the environment, the design reduces the carbon footprint of

6K


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the development b integrating the human activities of learning, living, !oring, shopping anddining !ithin a !alable distance.

'e "a Sa&&e Uni@ersit6 - S!ien!e and Te!hno&og6 Co(&ex 9/.< >( a8a6;

The 4eacon Academ (H.K m a!a)Adventist niversit of the Philippines (B.H m a!a)

The Sisters :f 2ar >irlsto!n 4iga ampus (57 ma!a)Adventist International Institute of Advanced Studies(58 m a!a)

+ere are so(e o7 Santa Rosas to%rist destinationsB

Santa Rosa de "i(a $arish Ch%r!h

It !as built in 5K6 upon the arrival of #ather #rancisco #avie. It has also a Philippine Independent

hurch t!in after 5E6.

6L


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2@


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4asicall, the present site is onl made up of tall grasses. Along the propert line arehuge fences to mar the e*tents of the site. There are also concrete H meter roads inside thesite.

4. Geo&og6 and the Soi&

Alluvium rocs are found in the remainder of the site. These rocs consist of anunconsolidated mi*ture of gravel, sand, silt and cla.

2ean!hile Santa


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site situated at 4rg. 2alitlit is considered as 4road plains !hich consist of higher andmore stable 'ood plains on level to nearl level terrain formed b alluviation. The soils aremoderatel !ell drained. It has the same formation !ith ma-orit of the barangas,including the Poblacion, anluran, 2alusa, =abas, Dila, Dita, Pooc and portions of the2aret Area, Ibaba, Pulong Sta. ru, and the laeside barangas.

Geo&ogi! +aard

@arth"uae aard The region of =aguna is strongl faulted given the presence of the 2ariina Oalle #ault

!hich traverses a north+south direction. The fault is disrupted b a number of minor steepfaults along its course that is re'ective of the volcanic activit relative to the area.@arth"uaes are a haard in Santa


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=AGD =ASSI#IATI:G 4AANS

District

@*isting >eneral =and se :fSanta


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66,EEE, a population of 8B,EEE for the medium+term, and a population of 86,EEE for the long+term. These !ater sstems are not onl meant to serve Santa


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The lae, ho!ever, has undergone e*tensive and continuing stud because of its role as the most signi&cant resource in the area. In 5B, the ==DA conducted a!ater "ualit stud !hich monitored several points in the lae and !ithin selectedtributar rivers. The station in closest pro*imit to Santa enerall, 'ood plains are classi&ed as naturall 'ooded, moderatel 'ooded and slightl 'ooded.

• Gaturall3 moderatel 'ood prone areas

The municipalitCs 'ood prone areas are found on the level lands along the laeshore !hile

the inland areas are sub-ect to moderate 'ooding.

• Slightl 'ood prone areas

:ccurs in Tagapo, anluran, 2alusa, =abas, Pooc, 4alibago, Dila and Dita. The easternportions of Tagapo, anluran, 2alusa, =abas, and Pooc serve as transition into moderatel 'oodedareas.

Ri@er $reser@ation

7H


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#eatures attributed to this map refer to the preservation of ecological balance and local &shinggrounds. The river sstem drains to the northeast, meeting =aguna =ae.

• #ishing grounds3 &sh pens for subsistence &shing

This categor refers to the laeside areas of Santa


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Santa


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The site is located at 4rg. 2alitlit !here !e can &nd the lastic


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Sitao

• 2angos+ the are along river side.

• Sugarcane+ these !ere before !hen the site is still not propert of ST.

7


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:ther plants found in the site are9

•

Talahib (Saccharum Spontaneum) ? According to the caretaers, ST+Santa


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*aste Manage(ent

So&id *astes

Increasing economic (production and consumption) activit, in e/ect, !ould boost thegeneration of solid !astes in an given communit. 4ased on the it$s @nvironmentalode (City Or%inance No.'-/0/''), 1Soli% astes2 refer to all discarded household,commercial !astes, non+haardous institutional and industrial !astes, street s!eepings,construction debris, agricultural !astes, and other non+haardous3non+to*ic solid !astes.

The &ndings of the WA Stud in 6EE8 on individual solid !aste generation of E.Bg3person in a da ma not be relevant toda due to increase economic activit of thepeople living in Santa


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Near

Population(Pro-ected)

Pro-ected Waste>enerated(2T3Da)

Pro-ectedWasteDiverted(2T3Da

)

Pro-ected Waste#orDisposal(2T3Da)


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• There is a temporar structure situated on the site that has >I sheets roo&ng as !alls. This temporar structure serves as the site$s temporar o;ce for visitors and theirsta/s.

h. Sens%o%s %a&ities

87


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The niverist of Santo Tomas ? Santa


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Age>roup 6E5H 6E6E 6E6H 6E7E

4oth 2 # 4oth 2 # 4oth 2 # 4oth 2 #

E+8 75,LEE

5B,8EE

5H,8EE

77,5EE

5K,5EE

5B,EEE

78,HEE

5K,LEE

5B,KEE

7H,EE

5L,HEE

5K,8EE

H+ 6,7EE

5H,6EE

58,5EE

7E,HEE

5H,LEE

58,KEE

75,LEE

5B,HEE

5H,7EE

77,5EE

5K,6EE

5H,EE

+58 6K,8EE

58,EEE

57,8EE

6L,HEE

58,BEE

57,EE

6,KEE

5H,6EE

58,HEE

7E,EE

5H,LEE

5H,5EE

5H+5

6K,KEE

57,8EE

58,7EE

6L,EE

58,EEE

58,EE

7E,5EE

58,BEE

5H,HEE

75,6EE

5H,5EE

5B,5EE

6E+68

76,8EE

58,LEE

5K,BEE

77,LEE

5H,HEE

5L,7EE

7H,6EE

5B,5EE

5,5EE

7B,KEE

5B,LEE

5,EE

6H+6

75,LEE

58,8EE

5K,8EE

77,5EE

5H,EEE

5L,5EE

78,HEE

5H,BEE

5L,EE

7H,LEE

5B,6EE

5,BEE

7E+78

6K,KEE

57,6EE

58,HEE

6L,EE

57,KEE

5H,6EE

7E,5EE

58,7EE

5H,LEE

75,7EE

58,EE

5B,8EE

7H+7

65,8EE

5E,HEE

5E,EE

66,7EE

55,EEE

55,7EE

67,6EE

55,8EE

55,LEE

68,6EE

55,EE

56,7EE

8E+88

5L,EE

,7EE ,BEE 5,KEE

,KEE 5E,EEE

6E,HEE

5E,5EE

5E,8EE

65,7EE

5E,HEE

5E,LEE

8H+8

5H,7EE

K,8EE K,EE 5H,EE

K,KEE L,6EE 5B,HEE

L,EEE HEE 5K,6EE

L,7EE L,EE

HE+H8

55,LEE

H,KEE B,5EE 56,8EE

B,EEE B,8EE 56,LEE

B,6EE B,BEE 57,8EE

B,HEE B,EE

HH+H

L,BEE 8,5EE 8,HEE L,EE 8,6EE 8,KEE ,7EE 8,8EE 8,EE ,KEE 8,BEE H,5EE

BE+B8

H,KEE 6,BEE 7,5EE B,EEE 6,KEE 7,7EE B,7EE 6,EE 7,8EE B,HEE 7,EEE 7,HEE

BH+B

7,7EE 5,8EE 5,EE 7,HEE 5,HEE 6,EEE 7,KEE 5,BEE 6,5EE 7,LEE 5,BEE 6,6EE

KE+K8

6,8EE 5,EEE 5,8EE 6,8EE 5,EEE 5,8EE 6,HEE 5,EEE 5,HEE 6,BEE 5,5EE 5,HEE

KH+K

5,7EE HEE LEE 5,8EE HEE EE 5,8EE HEE EE 5,HEE HEE 5,EEE

LE Qover

5,EEE 7EE KEE 5,5EE 8EE KEE 5,6EE 8EE LEE 5,6EE 8EE LEE

T:TA=

6K,LEE

588,6EE

5H7,BEE

75E,8EE

5HE,8EE

5BE,EEE

767,7EE

5HB,BEE

5BB,KEE

77B,7EE

5B6,EE

5K7,8EE

Source9 Gational Statistics :;ce, Sta.2esa 2etro 2anila, Philippines and @*cerpt from the #ieldStud of P.>.Oelasco (6E57) entitled 0Prospects and hallenges of Population >ro!th to @DServices of the it of Santa


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The least populated is 4rg. Sto.Domingo !ith 5.56 percent share to the pro-ected totalpopulation of Santa


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6E5E R6E55 R6E56 R6E57 R6E58 R6E5H R6E5B R6E5K R6E5L R6E5 R6E6E

it ofSanta


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Coni!ts

There are no much con'icts for the site is still far from other niversities nordormitories. The competition !ouldn$t be that strong.

!. Site Va&%es Rights and Restraints

O8nershi and Va&%es

The establishment to be built on the site is niversit of Santo Tomas, Sta. od. The @ucharist and the =iturg of the ours arethe essential elements of Dominican praer. The gift of the ol ospel, read literature, !rite do!nthoughts or meditate. 4ut no matter !hat form it taes, each student regularl and

religiousl sets aside part of ever da for contemplation. The integral nature of Dominican communit life lies in the fact that the communit continuall shapes,supports and challenges each friar. 2ore than -ust residences, a Dominican communit(prior) is a home ? a place !here the student lives, pras, recreates and continuallencounters hrist in his brothers. 4ecause of this, it is often the starting point forpreaching. Students spend at least &ve ears in studies. @ven after the end of initialformation and the beginning ministr a student$s commitment to stud and his ongoingformation !ill continue throughout his Dominican life. Preaching the Word is the &rstpriorit of the Dominicans. @ach student is activel involved in preaching. It is re"uiredto tae ver seriousl the honor and responsibilit that come !ith preaching the >ospelof esus hrist. The Dominican legac calls us to preach the truth of the >ospel, &rst andforemost. :ur lives of praer, stud and communit provide the environment for

Dominican preaching to gro! and tae root.

"ega& Contro&sB :oning and other reg%&ation

8L


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The establishment is a universit. It is privatel named 3 o!ned b niversit of Sto. Tomas. It !as registered on the Kth da of August in the ear 557 in the registrationboo of the o;ce of the Deeds of =aguna. Some of its design guidelines3regulations arethe natural setting and planned landscape shape the te*t of ST environment. It istherefore ased to preserve its natural state and prevent alteration. ( See pa"e - or

onin" an% Or%inances o Sta !osa City)

A!!eted territories

The 7EE+hectare ST Sta. arden, Dormitor,@lementar and ighschool Department, Transient ousing, Specialied education,onvention center, >randstand,


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natural environment. The Xuiros famil made a commitment to develop the land of theirheritage into a premier master+planned cit.

II. Private intentions for future use and con'icts

ST !ill start constructing a 88+hectare teaching hospital campus in Sta.


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The ma-orit of the people are Ro(an Catho&i!s. :ther religious groups represented include thehurch of >od International, the nited hurch ofhrist in the Philippines, esus Is =ord hurch, 4aptist and #undamental 4ible churches.

Santa Rosa de "i(a Catho&i! Ch%r!h

It !as built in 5K6upon the arrival of#ather #rancisco#avie. In 5L56 on 8thof August, Santa


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E@ents The cit celebrates their feast da same !ith the patron Saint


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III. 'ATA CORRE"ATIO)A. SW:T Analsis ( tabulation based on the :/+site and :n+site data)

Strengths • @asil accessible b both private and public transportationo =ocated in Santa


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Single =ane road and the onl access !a of the site

@*isting Propert !ith no e*isting trees

2ap of ar Dealers in Sta.


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b. :n+site 2acro and2icro Socio+ @conomicImpacts (see applicableconditions under this)

:n Site 2acro Socio @conomic Impact

E(&o6(ent I(a!ts The speci&c pro-ect !ill be able to provide more opportunities for the residents of

Santa


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The site is an untouched land that is currentl being occupied b a caretaer andhis famil. There are no e*isting structures or informal settles, maing it eas for thepro-ect to be started !ithout the consideration of the e*isting residents.

Ma!ro D%t%re Residents

Due to the surrounding residential developments, it is eas for the users to beprovided !ith di/erent housing opportunities. This pro-ect is also speci&call forresidential purposes for the students of the niversit of Sto. Tomas. The future usersare most liel to be of the universit and at an age of 5B+67 ears old. The commonuser !ould be students from di/erent provinces and living !ithout their families.

=iving in a boarding house or dormitor is necessar for students !ho come fromfar places. In Davao it, an observable statistics of universit students fromneighboring provinces and the cit$s outsirts live in these temporar residences. 4asedon e*isting data, student+boarders3dormers, and reveal that a student$s sta in aboarding house and dormitor has signi&cant contributions to his3her personal, social,academic and emotional gro!th.


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$rote!ti@e de@i!es

There are also changes in the land use upstream a/ect hdrolog processesincluding the "uantit and "ualit of !ater draining to do!nstream communities. The2unicipalit of Silang of the Province of avite support the head!aters of seven sub+basins ? four of !hich including the Santa


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. #indings and


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• To also create a stead 'o! bet!eenthe surrounding commercial andresidential developments for theease of users b creating moreaccess sstems.

Weanes

ses

• To consider a design that does not

interfere !ith the surroundinglandmars and structures as tonot tae a!a from the e*isting0aura1 of Sta.


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Percentages and =and use and activities9

B7


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A+4 53K.H [ 57M + can be activel used onl for hill sports or free pla4+ 5367 [ 8.7HM + suitable for movement and informal activit+D 537.H [ 6LM + ma re"uire terracing or cribbingD+@ 5357 [ K.BM + suitable for movement and informal activit@+# 5375 [ 7.67M + usable for all inds of activities#+> 5355E [ .5M + do not drain !ellA+> Hm35Em [ 6.B7M + usable for all inds of activities

?.Site Ana&6sis

B8


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The site that is located at sta.


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E. S%staina4&e 'esign So&%tions

BB


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•


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Wind electrical production is most recognied b the giant !hite !ind mills that slo!l turn!ith the prevailing !inds. A ne! form of !ind based technolog from Aerotecture International,Inc. has created a product that is not onl e;cient, but also is no longer re"uired to be vertical,

and isn$t prone to bird loss or a victim of unsightl aesthetics. Although not et in mass productionthe adoption and re&nement of this technolog !ill push for the acceptance of !ind generation inurban areas.

4ecause of the slightl sloping contour this allo!s the sight to have a breee !hich is notdisrupted because of the fe! trees found on the site. This allo!s the application of !ind turbinesto be a possibilit in the roof of the structure going hand and hand !ith the solar panels because itdoes not disrupt the amount of light it catches. The group decided to place the !ind turbines inthe roof because the building is located in the highest part of the site and the higher the !indturbine is, the more !ind it catches therefore creating more energ.

re!ater

B


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Public rail transit increases communit !ell+being b creating -obs, boosting economicdevelopment and propert values, and b reducing pollution and tra;c congestion. @ach personriding light+rail transit vs. driving an automobile for one ear reduces hdrocarbon emission bnine pounds, nitrogen o*ide emissions b &ve pounds, and carbon mono*ide emissions b B6.Hpounds. :ne electric light+rail train produces nearl percent less carbon mono*ide andhdrocarbon emissions per mile than one automobile does. Student housing located near transitand the universit reduces the need for paring spaces and supports pedestrian friendlcommunit, !hich in turn puts less stress on the environment.

This is an important solution because the site is surrounded b man di/erent developmentsthat ma be used b the users. It is important for the site to ma*imie the di/erent !as of

accessibilit to provide ease for its user$s !hich !ill promote the area. A light rail train sstem maeither be applied around the perimeter of the site or crossing through an integral part of the site.

2odular onstruction


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O. Attachments

STD@GTS #


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Almost half of the respondents are in Second Near ollege (8M, HL respondents), 6Mcomprises of Third Near ollege students (78 respondents), With e"ual number of 55 respondentsare #irst and #ourth ear college (M each), 7M are #ifth Near ollege Students (7 respondents)

and one taing up uridical Doctorate.

2ost of the


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respondents said the live in avite, 58 in alamba, =aguna, 56 from G


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2ost are living !ith another student. 5E students said the are 8 in a room, 8 said the$re alone, 7said the$re 7 and 6 said the$re H and 5 said the$re L.

6K said that the$re environmentis pleasing and 8 said its notbecause it is not !ell maintainedand not pleasing.

:G=SI:G9

It is ver evident that Sta.


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4oundaries

Gorth9 G@9 @*isting


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MUNICIPALITY OF SANTA ROSAORDINANCE NO. ___

Series of 1999

AN ORDINANCE ADOPTING A LAND DEVELOPMENT GUIDANCE SYSTEMFOR THE MUNICIPALITY OF SANTA ROSA AND PROVIDING FOR THE

ADMINISTRATION, ENFORCEMENT AND AMENDMENT THEREOF AND FOR THE REPEAL OF ALL ORDINANCES IN

CONFLICT THEREITH .

Be it ordained and enacted by the Sangguniang Bayan of Santa Rosa:

HEREAS , Section 20-c of the Local Government Code provides that local overnment !nits shall contin!e to prepare their respective Land "se #lans enacted thro!h $onin %rdinances &hich shall be the primary and dominant bases for the f!t!re !se of land reso!rces'

HEREAS , the local overnment of Santa Rosa, in p!rs!it of its development oals and ob(ectives, form!lated its ComprehensiveLand "se and )evelopment #lan &hich &o!ld re*!ire the enactment of re!latory meas!res to translate its plannin oals andob(ectives into reality'

HEREAS, this $onin %rdinance is one s!ch re!latory meas!re &hich is an important tool for the implementation of theComprehensive Land "se and )evelopment #lan'

NOW THEREFORE, the Sangguniang Bayan of Santa Rosa in a session assembled hereby !"o#$s the follo&in $onin %rdinance.

ARTICLE ITITLE OF THE ORDINANCE

Section +. Ti$%e of $&e Or"i'!'(e. his $onin %rdinance shall be no&n as the S!'$! Ros! L!'" De)e%o#*e'$ G+i"!'(eSs$e* and shall hereinafter be referred to as the LDGS.

ARTICLE II AUTHORITY AND PURPOSE

Section 2. A+$&ori$. he L)GS is enacted p!rs!ant to the provisions of the Local Government Code of ++, R./. +10 Section34 52 i67 a!thorisin the 8!nicipality thro!h the San!nian Bayan to adopt a $onin %rdinance in consonance &ith the approvedComprehensive Land "se and )evelopment #lan and in conformity &ith 96ec!tive %rder o. 2.

Section ;. P+r#oses. he L)GS is enacted for the follo&in p!rposes:

+. #romote and protect the health, safety, peace, comfort, convenience and eneral &elfare of the inhabitants of the 8!nicipality'

2. G!ide the ro&th and development of Santa Rosa in accordance &ith its Comprehensive Land "se and )evelopment #lan'

;. #rovide the proper re!latory environment to ma6imise opport!nities for creativity, innovation and mae ample room for development &ithin the frame&or of the 8!nicipality


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. he L)GS provides a direct ven!e for comm!nity empo&erment &here the staeholders become involved especially in critical

development decisions'

+. he re!lations in the L)GS are considered as land !se manaement tools that area necessary to provide a clear !idance toland development in order to ens!re the comm!nity


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• &hich act as nat!ral b!ffers aainst shore erosion, stron &inds and storm floods' and

• on &hich people are dependent on their livelihood.

. Coral reef characterised by one or any combination of the follo&in conditions:

• &ith 30F and above live coralline cover'

• spa&nin and n!rsery ro!nds of fish' and

• &hich acts as nat!ral brea&ater of coastlines.

+3.9nvironmentally Critical #ro(ects - refer to those pro(ects &hich have hih potential for neative environmental impacts andare listed in #residential #roclamation 2+1 dated + )ecember +4+, as follo&s:

a. eavy ind!stries

• non-ferro!s metal ind!stries'

• iron and steel mills'

• petrole!m and petro-chemical ind!stries incl!din oil and as' and

smeltin plants.

b. Reso!rce e6tractive ind!stries

• ma(or minin and *!arryin pro(ects' and

• forestry pro(ects s!ch as loin, ma(or &ood processin, introd!ction of fa!na 5e6otic animals7 in p!blicDprivate

forests, forest occ!pancy, e6traction of manroves and raEin.c. ishery pro(ects

• dies forDand fishpond development pro(ects

d. Anfrastr!ct!re pro(ects

• ma(or dams'

• ma(or po&er plants 5fossil-f!elled, n!clear-f!elled, hydroelectric or eothermal7' and• ma(or roads and brides.

+1.96ception- a device &hich rants a property o&ner relief from certain provisions of the L)GS &here beca!se of the specific !se&o!ld res!lt in a partic!lar hardship !pon the o&ner, as distin!ished from a mere inconvenience or a desire to mae moremoney.

+.loorD/rea Ratio 5/R7 - is the ratio bet&een the Gross loor /rea of a b!ildin and the area of the lot on &hich it stands.)etermined by dividin the Gross loor /rea of the b!ildin and the area of the lot. he Gross loor /rea of any b!ildin sho!ldnot e6ceed the prescribed floor area ratio 5/R7 m!ltiplied by the lot area.

+4.orest $one 5$7 an area intended primarily for forest p!rposes.

+.General Commercial $one 5GC$7 an area for tradin, services and b!siness p!rposes.

20.General Anstit!tional $one 5GA$7 an area principally for eneral types of instit!tional establishments e.. overnment offices,schools, hospitalsDclinics, academicDresearch, convention centres.

2+. General Residential $one 5GR$7 an area principally for d&ellinDho!sin p!rposes.

22.Gross loor /rea 5G/7 - the G/ of a b!ildin is the total floor space &ithin the perimeter of the permanent e6ternalb!ildin &alls 5incl!sive of main and a!6iliary b!ildins7, occ!pied by:

a. %ffice areas'b. Residential areas'c. Corridors'd. Lobbies'e. 8eEEanine'f. Hertical penetrations &hich shall mean stairs, fire escapes, elevator shafts, pipe shafts, vertical shafts, vertical d!cts,

and the lie and their enclosin &alls'

. 8achine room and closets'h. Storae rooms and closets'i. Covered balconies and terraces' and

(. Anterior &alls and col!mns, and other interior feat!res.

96cl!din the follo&in:

. Covered areas !sed for parin and drive&ays, incl!din vertical penetrations in parin floors &here no residentialor office !nits are present' and

l. "ncovered areas for /C coolin to&ers, overhead &ater tans, roof decs la!ndry areas and caes, &adin or s&imminpools, &hirlpool or (ac!EEis, ardens, co!rts or plaEas.

2;.LRBDB%/R) - shall mean the o!sin and Land "se Re!latory Board

2. Ampervio!s S!rface - type of man-made s!rface &hich does not permit the penetration of &ater.

23.Land "se Antensity Controls 5L"AC7 - refer to controls on open spaces 5#L%7, b!ildin b!l 5/R7, b!ildin heiht 5BL7 andimpervio!s s!rfaces 5/AS/R7. he L"AC is imposed to control, amon others, traffic eneration, re*!irements on !tilities, over-b!ildin, over-cro&din, vis!al access and to attain the desired Eone character. he L"AC is applied as follo&s:


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impacts &hen !nlie !ses are located in pro6imity. $ones are distin!ished accordin to allo&able land !se intensities, &hich aredisc!ssed in detail in s!cceedin articles.

Section 1. Des(ri#$io' of -o'es. he intent and p!rpose of each Eone is described belo&.

1. Low Intensity Development Zone

he Lo& Antensity )evelopment $one 5LA)$7 is the Lo& Antensity )evelopment /rea described in the CL")#. he $one is oneof the direct !rban e6pansion areas of the #oblacion b!t is, ho&ever, determined to have lo& development capability.Limitations are d!e mainly to it bein flood prone &ith !nstable soils in some parts. At is delineated in order to controldevelopment in these environmentally sensitive lands.

he LA)$ f!rther hosts the remainin classified aric!lt!ral areas of Santa Rosa. he L)GS does not provide for the re-classification of these aric!lt!ral areas. Re-classification shall have to !ndero the standard stat!tory proceedins as re*!iredby the San!nian Bayan.

he L)GS provides that the LA)$ shall be a predominantly lo&-intensity development area havin s!bstantial veetated andlandscaped open spaces. /ll developments shall caref!lly consider drainae as &ell as minimise impervio!s s!rface conditions.

Baranays incl!ded in the LA)$ 5in &hole or in part7 are as follo&s: Sinalhan, /playa and Cainin.

2. !"#n Re$evelopment Zone

he "rban Redevelopment $one 5"R$7 is the "rban Redevelopment /rea described in the CL")#. At hosts the traditionalb!siness and residential districts of Santa Rosa. hese districts have since e6panded and evolved into a mi6ed-!se area

predominated by lo& to medi!m intensity activities. he Eone, ho&ever, has moderate development capability in as m!ch as it islocated on environmentally sensitive land and has little room for s!bstantial infrastr!ct!re improvement.

At is the intent of the L)GS to enco!rae !rban rene&al to enhance the present mi6ed-!se character of the area as &ell as preventthe over-b!rdenin of infrastr!ct!re. he L)GS f!rther promotes the lo& to medi!m-intensity mi6ed !se development in this area,&hich can improve the identity and character of the Eone in partic!lar and the 8!nicipality in eneral. / compact !rbandevelopment pattern is desired, interspersed &ith strateic p!blic open spaces.

he central #oblacion area, composed of Bys. Janl!ran and 8al!sa, is hereby classified as a Historical Redevelopment District (HRD) his encompasses RiEal Blvd., from the foot of Sta. Rosa Bride to the corner of G. B. $avalla St.' . GomeE St.from the corner of /non!evo St. to the corner of #. GomeE St.

Baranays incl!ded in the "R$ 5in &hole or in part7 are as follo&s: aapo, 8aret /rea, #oblacion, Labas, #ooc, Balibao, )ilaand )ita.

%. &!owt' (#n#)ement Zone * 1

Gro&th 8anaement $one + 5G8$-+7 is described as Gro&th 8anaement /rea + in the CL")#. At !sed to be the !rbanfrine area of the m!nicipality and has since e6perience sporadic !rban ro&th, &hich is no& in the process of consolidation. Atalso has moderate development capability &ith limitations d!e to floodin haEards and limited capacities of access roads.

At is the intent of the L)GS to enco!rae the &ell-ordered consolidation of !rban ro&th in this area. )evelopments shall be of moderate intensity in consideration of its nat!ral and man-made limitations.

Baranays incl!ded in G8$ - + 5in &hole or in part7 are as follo&s: aapo, 8acablin, Balibao, )ila, #!lon Sta. Cr!E, )itaand 8alitlit.


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R- Secondary 20R-3 #rimary ;0

R-1 #rimary ;0R- Secondary 20

Section . I'$er#re$!$io' of $&e -o'e /o+'"!r. An the interpretation of the bo!ndaries for any of the Eones indicated on the%fficial $onin 8ap, the follo&in r!les shall apply:

+. @here Eone bo!ndaries are so indicated that they appro6imately follo& the centre of streets or hih&ay, the street or hih&ay

riht-of-&ay lines shall be constr!ed to be the bo!ndaries.

2. @here Eone bo!ndaries are so indicated that they appro6imately follo& baranay bo!ndary lines, the delineation shall bebased on those indicated on the cadastral maps.

;. @here Eone bo!ndaries are so indicated that they are appro6imately parallel to the centre lines or riht-of-&ay lines of streetsand hih&ays, s!ch Eone bo!ndaries shall be constr!ed as bein parallel thereto and at s!ch distance therefrom as indicatedin the %fficial $onin 8ap. Af no distance is iven, s!ch dimension shall be determined by the !se of the scale sho&n in saidEonin map.

. @here the bo!ndary of a Eone follo&s a stream, lae or other bodies of &ater, said bo!ndary line sho!ld be deemed to be atthe limit of the political (!risdiction of the comm!nity !nless other&ise indicated. Bo!ndaries indicated as follo&in shorelinesshall be constr!ed to follo& s!ch shorelines and in the event of chane in the shorelines, shall be constr!ed as movin &ith theact!al shorelines. Bo!ndaries follo&in bodies of &ater shall be s!b(ect to p!blic easement re*!irements as provided in the@ater Code, in the provisions of this ordinance and &ith other applicable re!lations.

3. @here a Eone bo!ndary line divides a lot of sinle o&nership, as of record at the effective date of the L)GS, the lot shall beconstr!ed to be &ithin the Eone &here the ma(or portion of the lot is located. An case the bo!ndary line bisects the lot, it shallfall in the Eone &here the principal str!ct!re falls.

1. @here Eone bo!ndaries are said to be as indicated in the %fficial $onin 8ap, the location of the parcel in consideration shallbe referred to from the cadastral map and overlain to the former.

. he mapped location of the property in consideration shall prevail over that of the te6t!al description.

ARTICLE VGENERAL REGULATIONS

Section +0. Ge'er!% Pro)isio' he 8!nicipality reconiEes that any land !se is a !se by riht b!t provides that the e6ercise of s!ch riht shall be s!b(ect to the revie& standards of the L)GS.

Section ++. Cl#ssi0i3#tion o0 ses. )evelopment proposals shall be classified accordin to the allo&ed !ses &ithin the follo&inEones, as defined by the LRB:

• General Residential

$one

• General Anstit!tional $one

• Socialised o!sin

$one

• Special Anstit!tional $one

• General Commercial

$one

• /ric!lt!ral $one

• Liht And!strial $one • /ri-And!strial $one

• 8edi!m And!strial $one • orest $one

• eavy And!strial $one • #ars and Recreation

$one

he definition as &ell as the list of allo&able !ses &ithin each classification as provided by the LRB to the above is adopted in this%rdinance and are e6hibited in /ppendi6 ).

Section +2. Hei&$ Re+%!$io's. "nless other&ise stip!lated in this ordinance, b!ildin heihts m!st conform &ith the heihtrestrictions and re*!irements of the /ir ransportation %ffice 5/%7, the ational B!ildin Code, Str!ct!ral Code and other r!lesand re!lations related to land development and b!ildin constr!ction.

Section +;. S+0"i)isio's, Co'"o*i'i+*s, E(o'o*i( !'" So(i!%ie" Ho+si'. #ro(ects classified as S!bdivisions andCondomini!ms or 9conomic and SocialiEed o!sin shall conform to the r!les and re!lations of the follo&in:

+. #) 3, >S!bdivision and Condomini!m B!yers< #rotective La&? and its implementin r!les and re!lations'2. Batas #ambansa 220, >#rom!lation of )ifferent Levels of Standards and echnical Re*!irements for 9conomic and

Socialised o!sin #ro(ects? and its revised implementin r!les and re!lations';. R/ 2, >"rban )evelopment and o!sin /ct'? and. %ther pertinent overnment r!les and re!lations.

Section +. /+i%"i' Se$0!(2 Re+%!$io's. "nless other&ise specified in this ordinance, b!ildin setbac re!lations shall beper the minim!m re*!irements of the ational B!ildin Code.

Section +3. E!se*e'$ . #!rs!ant to the provisions of the @ater Code, the follo&in easements shall be observed:


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+. he bans of rivers and streams and the shores of the seas and laes thro!ho!t their entire lenth and &ithin a Eone of three meters in !rban areas, 20 meters in aric!lt!ral areas and 0 meters in forest areas, alon their marins, are s!b(ectto easement of p!blic !se in the interest of recreation, naviation, floatae, fishin and salvae.

o person shall be allo&ed to stay in this Eone loner than &hat is necessary for space or recreation, naviation, floatae,fishin or salvae or to b!ild str!ct!res of any ind.

2. 8andatory five-meter easement on both sides of earth*!ae fa!lt traces on the ro!nd identified by #AH%LCS.

Section +1. S#e(ifi( Pro)isio's i' $&e N!$io'!% /+i%"i' Co"e. Specific provisions stip!lated in the ational B!ildin Code5#.). +017, as amended, relevant to traffic enerators, advertisin and b!siness sins, erection of more than one principalstr!ct!re, d&ellin on rear lots, access yard re*!irements and d&ellin ro!ps, &hich are not in conflict &ith the provisions of the$onin %rdinance, shall be observed.

Section +. Ne$3or2 of Gree' !'" O#e' S#!(es. /ll residential and commercial s!bdivisions are re*!ired to provide reenstrips and forest pars as provided in San!nian Bayan Resol!tion 14-. he L)GS provides that ind!strial s!bdivisions shallalso be re*!ired to comply &ith the provisions of the said Resol!tion. or this p!rpose, the s!itable tree species are e6hibited in

/ppendi6 9 LRB /dministrative %rder o. 02 Series of +.

Section +4. Pro4e($s of N!$io'!% Si'ifi(!'(e. #ro(ects may be declared by the 9)/ Board as #ro(ects of ationalSinificance p!rs!ant to Section ; of 96ec!tive %rder o. 2. @hen a pro(ect is declared as s!ch by the 9)/ Board, theLocational Clearance shall be iss!ed by the LRB p!rs!ant to 9% 2, in cons!ltation &ith the 8!nicipality of Santa Rosa in order to ens!re that the re*!irements of the L)GS are met.

Section +. E')iro'*e'$!% Co*#%i!'(e Cer$ifi(!$e. #ro(ects &ithin the scope of the 9nvironmental Ampact /ssessment Systemor those that are classified as 9nvironmentally Critical #ro(ects or those &hich are located in 9nvironmentally Critical /reas shallnot be commenced, developed or operated !nless the re*!irements of the 9nvironmental Compliance Certificate have beencomplied &ith.

Section 20. S+0"i)isio' Pro4e($s. /ll o&ners and developers of s!bdivision pro(ects shall, in addition to sec!rin a LocationalClearance as provided by this %rdinance be re*!ired to sec!re a development permit p!rs!ant to the provisions of #) 3 and itsAmplementin R!les and Re!lations or B# 220 and its Amplementin R!les and Re!lations in the case of Socialised o!sin#ro(ects in accordance &ith the proced!res laid do&n in 9% +, Series of +;.

Section 2+. I'fr!s$r+($+re C!#!(i$ies. /ll developments shall not ca!se e6cessive re*!irements at p!blic cost for p!blicfacilities and services and &ill not be detrimental to the economic &elfare of the comm!nity. /ll developments shall e6hibit thattheir re*!irements for p!blic infrastr!ct!re 5s!ch as roads, &ater s!pply and the lie7 are &ithin the capacities of the systemDsservin them.

Section 22. Tr!ffi( I*#!($ Assess*e'$. 8a(or, hih intensity facilities s!ch as commercial-residential b!ildins havin fo!r floors and above, shoppin centres, schools, !niversities, ind!strial estates andDor other similar developments that are re*!ired toprovide 20 or more vehic!lar parin slots by the ational B!ildin Code, shall be re*!ired to s!bmit raffic Ampact /ssessments&hich shall form part of the re*!irements for Locational Clearance. %ther traffic eneratin developments, as determined by the$onin /dministrator, shall be re*!ired to s!bmit the same.

Section 2;. So(io5E(o'o*i( I*#!($ Assess*e'$. 8a(or facilities s!ch as ind!strial estates, ind!strial establishments,shoppin centres andDor similar facilities that re*!ire 30 or more employees d!rin operations shall be re*!ired to s!bmit Socio-9conomic Ampact /ssessments &hich shall form part of the re*!irements for Locational Clearance. #roponents shall establish thattheir developments shall ca!se direct socio-economic benefits to the m!nicipality s!ch that they prioritise the hirin of *!alifiedresidents of the m!nicipality, provide relevant employee ho!sin facilitiesDassistance andDor prioritise the so!rcin of materials ands!pplies from the m!nicipality.

ARTICLE VIINNOVATIVE TECHNI6UES

Section 2. I''o)!$i)e Te(&'i7+es or Desi's. or pro(ects that introd!ce fle6ibility and creativity in desin or plan s!ch as b!tnot limited to #lanned "nit )evelopment, o!sin pro(ects covered by e& o&n )evelopment !nder R/ 2, BLASS CommercialComple6es, etc., the $onin /dministrator shall on ro!nds of innovative development techni*!es for&ard applications to LRB for appropriate action.

ARTICLE VIIPERFORMANCE STANDARDS

Section 23. /+ffer Y!r"s. B!ildin setbacs shall be considered as b!ffer yards. /side from providin liht and ventilation, b!fferscan mitiate adverse impacts and n!isances bet&een t&o ad(acent developments. @henever necessary, b!ffers shall be re*!ired tobe e6tended andDor provided &ith plantin materials in order to ameliorate said neative conditions s!ch as, b!t not limited to, noise,odo!r, !nsihtly b!ildins or daner from fires and e6plosions. / b!ffer may also contain a barrier, s!ch as a berm or a fence, &heres!ch additional screenin is necessary to achieve the desired level of b!fferin bet&een vario!s activities.

+. B!ffers Bet&een /d(oinin #roperties. Bet&een t&o different developments, e.. General Residential and GeneralCommercial, the more intense land !se shall provide the proper b!ffer desin and materials. Af a development shall occ!r beside a vacant lot, the o&ners of the properties in consideration may s!bmit a contract!al areement &hereby the re*!ired


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(#4im5m6LO

(#4im5mFAR

(#4im5m7HL

AI-AR

0.1 2.0 .0 #l!s +0F of res!ltant#L%

%. Histo!i3#l Re$evelopment Dist!i3t

/ll !ses allo&ed &ithin the "R$ are allo&ed in the istorical Redevelopment )istrict 5R)7. 8oreover, the applicable L"AC is as

follo&s:

(#4im5m6LO

(#4im5mFAR

(#4im5m7HL

AI-AR

0.4 2.0 ;.0 +00F of total lot area

he desin and constr!ction of all b!ildins, str!ct!res and other facilities therein shall observe a ispanic /rchitect!ral motif,circa +400s and m!st remain compatible &ith the architect!re of the m!nicipal hall. he to&n plaEa shall also be rehabilitatedalon the same architect!ral character. !rther, all commercial sinaes, billboards, advertisin sins and the lie shall note6ceed si6 meters in heiht nor shall be of s!ch dimensions as to dominate the vis!al landscape and obstr!ct vie&s. heir desins and materials shall also conform to the historic character of the )istrict.


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