R E G R E E N E R A T I O N: Revitalizing the Heart of Quezon through Agropolitan Approach

A Proposed Planned Unit Development in the City of Tayabas, Quezon Province

CHAPTER V RESTRICTIONS AND GUIDELINES

CHAPTER V

Restrictions and Guidelines

5.1 Architecture and Urban Design

General Principles

1. The design of buildings within the Planned Unit Development must conform

to the Declaration of Restrictions, Covenants, and Conditions, this Design

Standards and Guidelines, as well as to all laws, ordinances, and rules and

regulations relating to land development, and building construction including

the National Building Code, the various planning and safety codes of the

Philippines and any amending or new legislation, whichever is more stringent

2. The objective

3. This Design Standards and Guidelines is intended to regulate the building

massing of the ____________ with respect to the Floor Area Ratio (FAR) or

development density, building coverage, building setback, easement and

building height, among others.

5.2 Land Use and Height Regulations

I. Building density shall be controlled by a maximum Floor Area Ratio. Floor Area

Ratio (FAR) is defined as the ratio between the Gross Floor Area (GFA) of a

building and the area of the lot on which it is built. The total GFA of any building

or buildings in a lot should not exceed the prescribed maximum FAR multiplied

by the lot area. Unless otherwise prescribed, maximum FARs shall apply only to

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developable lots and not to roads and other lots or parcels of land not intended

for vertical development.

II. In zones where no maximum FAR is prescribed, building density is limited by

maximum building height and yard/setback restrictions.

III. Zoning Classifications and Computations:

a. Residential

i. R1- single detached- typically described as a low density residential zone,

characterized mainly by single family, single detached dwellings with the

usual community ancillary uses on a neighborhood scale.

ii. R2- medium density residential use- medium density residential use or

occupancy, characterized mainly as a low-rise single-attached, duplex or

multi-level building/ structure for exclusive use as multiple family dwellings.

iii. R3- high density residential use- a high-density residential use or

occupancy, characterized mainly as a low-rise or medium-rise

building/structure for exclusive use as multiple family dwellings with mixed

housing types.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) = 52, 342. 283 sq.m

= 74, 774.69 x 1 30% (Open Area) = 22, 432. 407 sq.m

= 74, 774.69 sq.m

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __52, 342.283__

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12.00 m

= 4,361. 86 sq.m

b. Institutional

i. General Institution- a community to national level of institutional use or

occupancy, characterized mainly as a low-rise, medium-rise or high-rise

building/structure for educational, training and related activities, medical,

government, service administrative and related activities.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) = 293,240

sq.m

= 139, 838.33 x 3 30% (Open Area) = 56,036.34 sq.m

= 418,914.99 sq.m

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __293,240.49__

19.00 m

= 15,433.71 sq.m

c. Commercial

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i. C-1 Commercial One- a neighborhood or community level of commercial

use or occupancy, characterized mainly as a low-rise building/structure for

low intensity commercial/trade, service and business activities.

ii. C-2 Commercial Two- a municipal or city level of commercial use or

occupancy, characterized mainly as a medium-rise building/structure for

medium to high intensity commercial/trade, service and business activities.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) = 130,751.41

sq.m

= 93,393. 90 x 2 30% (Open Area) = 56,036.34 sq.m

= 186, 787.80 sq.m

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __56,036.34__

12.00 m

= 10,985 sq.m

d. Agricultural

i. Agricultural- an agricultural or agriculture-related use or occupancy,

characterized mainly as a low-rise or medium-rise building/structure for low

to high intensity agricultural or related activities.

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ii. Agro-Industrial- an agro-industrial or related use or occupancy,

characterized mainly as a low-rise building/structure for low to high intensity

agro-industrial or related activities.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) =

160,908.958 sq.m

= 229,869.94 x 1 30% (Open Area) = 68,960.982

sq.m

= 229,869.94 sq.m

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __68,960.982__

4.00 m

= 40,227.24 sq.m

e. Industrial

i. I-1 Industrial One- a light industrial use or occupancy, characterized

mainly as a low-rise but sprawling building/structure for low intensity

manufacturing or production activities.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) =

25,268.3844 sq.m

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= 30,081.41 x 1.2 30% (Open Area) = 10,829.3076

sq.m

= 36,097.692 sq.m

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __25,268.3844__

4.00 m

= 6,317.10 sq.m

f. Cultural and Recreational

i. PRE (Park Structures, Recreation and Entertainment)- a range of

recreational uses or occupancies, characterized mainly as a low-rise or

medium-rise building/structure for low to medium intensity recreational or

entertainment functions related to educational uses, e.g., structures on

campuses or its component parks/open spaces and all other kinds of

recreational or assembly buildings/structures on campus such as auditoria,

mess halls, seminar facilities, gymnasia, stadia, arenas and the like.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) = 118,528.648 sq.m

= 84,663.32 x 2 30% (Open Area) = 50,797.80 sq.m

= 169, 326.64 sq.m

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CHAPTER V RESTRICTIONS AND GUIDELINES

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __118,528.648__

16.00 m

= 7,408.04 sq.m

ii. CUL (Cultural)- a community to national level of cultural use or occupancy

characterized mainly as a low-rise or medium rise building/structure for

cultural activities, e.g., cultural centers, convention centers, very large office

or mixed use/ occupancy buildings and the like.

TOTAL AREA= Lot Area x FAR Multiplier 70% (Buildable Area) = 104.607.668 sq.m

= 59,775.81 x 2.5 30% (Open Area) = 44831.8575 sq.m

= 149,439.525 sq.m

Building Height= assumed height of the building

Floor Plate= 70% (Buildable Area)

Building Height

= __104,607.668__

19.00 m

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CHAPTER V RESTRICTIONS AND GUIDELINES

= 5,505.6 sq.m

AREA COVERAGE
ZONING AREA TLA
RESIDENTIAL 74,774.69 sq.m 74,774.69 sq.m
COMMERCIAL 93,393.90 sq.m 186,787.8 sq.m
INSTITUTIONAL 139,838.33 418,914.99 sq.m
sq.m
AGRICULTURAL 229,869 sq.m 229,869 sq.m
INDUSTRIAL 30,081.41 sq.m 36,097.692 sq.m
CULTURAL 59,775.81 sq.m 149,439.525 sq.m
RECREATIONAL 84663.32 sq.m 169,326.64 sq.m
GREENBELT 116,557 sq.m 116,557 sq.m
Table

25 Area Coverage of Each Zone

I. Gross Floor Area

Gross Floor Area (GFA) is defined in the Declaration of Restrictions,

Covenants, and Conditions as the area contained within the external faces of the

external walls (or in the absence of such walls, the external perimeters) of any

building to be erected on the lot measured at each floor or level (including any

floor below the level of the ground), together with the area of each balcony in

such building, which shall be calculated from the overall dimensions of the

balcony (including the thickness of the sides).

The following building areas are always included in the calculation of GFA:

a. Administrative offices in all developments;

b. All indoor sports facility;

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c. Balcony at building interior at 100%;

d. Balcony of residential building exterior counted at 50%;

e. Balconies at all other buildings counted at 100%;

f. Bay window where the base of the bay is less than one (1) meter from the floor

line;

g. Changing room and locker room;

h. Escalator space at each floor;

i. Floor area measured to the exterior of perimeter walls and windows;

j. Floor space in accessory building;

k. Floor space I penthouse;

l. Lobby/foyer;

m. Mezzanine;

n. Toilet and bathroom;

o. Any other floor space not specifically excluded in this definition.

The following building areas are always excluded in the calculation of GFA

a. Parking areas;

b. Loading or unloading for motor vehicles;

c. Areas to be occupied solely by machinery or equipment for any elevator, air-

conditioning or heating system, mechanical or electrical risers, refuse collection

area exclusively serving the entire building;

d. Elevator shaft and fire stairs at each floor;

e. Enclosed fire exit and exit enclosure;

f. Uncovered gardens, landscape areas, children’s play area, and uncovered and

unenclosed recreational and sports facilities;

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There are some areas in the building that may be eligible for bonus FAR. These

building areas must be critical to the day to day functioning and the well-being of

the community that both

work and live within it. These

shall facilitate public

pedestrian movement

or the other public activities.

Table 26 Land Use Intensity Controls

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CHAPTER V RESTRICTIONS AND GUIDELINES

1. Building, Architecture and Easements

The guidance of the OWNER in the preparation of such building plans, certain

fundamental restrictions are imposed as follows:

I. Construction Materials

The OWNER must use durable materials, properly finished and of a type

of architecture that is in harmony and in context with the theme and surrounding

landscape of the development, with the intention of permanency. The OWNER

further agrees to comply with the existing laws, rules and regulations governing

the design and construction of buildings, including the National Building Code of

the Philippines, the Fire Code of the Philippines and the Water Code of the

Philippines.

II. Easements

The buildings within the Zone shall be subjected to the minimum

allowable easements for the purpose of ventilation, drainage, sewage and

other public utility facilities as may be necessary and desirable, which shall

be measured from the property line to the building line in the following

manner:

a) Buildings fronting a main street are not required to build to the property

line, however, should it be intended otherwise, they are required to

provide pedestrian arcade within the property line with a minimum of 3.5-

meter clear pedestrian width.

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b) 5 meter minimum for the building face fronting a service or secondary

road at all upper floors from the ground level. For corner lots, an

additional 5-meter landscape setback shall be maintained along the

secondary road perpendicular to the main street.

c) Build-to-line is required for common or adjacent property lines.

d) All building facades along the build-to-lines are required to comply with

the build-to-requirement of up to 70% of the building face.

Basements dedicated for utilities or parking may be built up to the

property line.

5.3 Building Height

The building height of all buildings must conform to the FAR restrictions of the

development and other government regulatory bodies such as, but not limited to, the

Civil Aviation Authority of the Philippines and the proper local government unit. The

elevation per lot is indicated in the relevant Lot Information Plan.

5.4 Architectural Style

I. The architectural style shall evoke a modern and progressive look. Consistent

with the vision of Tayabas is the use of innovative construction and finishing

material that is not only cost efficient and aesthetically pleasing but also

environmentally friendly.

II. Signage shall be limited to the building face. Free standing signages are not

allowed except for way finding, street signs and other signage.

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5.5 Eaves, Canopies or Casings

Eaves, canopies, casings or any other similar architectural or structural features

shall not be allowed to project beyond the property line. In cases where such eaves,

canopies, casings or any architectural features exist, their extreme outer edge shall be

considered as the building line.

5.6 Porte Cochere or Covered Walks

Porte cochere or covered walks from the main entrance of the building proper to

the street curb maybe be allowed, but shall, in no case, be permanent in nature or be

considered an appropriation of the air space so as to serve as a basis for prescription.

Such porte cochere or covered walks shall be removed by the OWNER in the event that

the same shall stand in the way of street widening, installation or repair of utilities

underneath the sidewalk or any similar improvements.

5.7 Public Utilities Easement

The building shall be subject to a service road in favour of duly authorized public

utility or service entities and their successors and assigns for the installation of electric

poles, metal alley arms and all the accessories and appurtenances connected therewith

for the exclusive purpose of carrying utility lines (electric, telephone, etc.), including free

access for repairs, inspections and all other acts necessary to public safety and the

preservation of the utility lines.

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5.8 Service Entrances

All service entrances for utilities shall be conducted into the building by means of

underground conduits or pipes from the main service lines. A water pump directly

connected to the water main is no allowed. A water pump may, however, be installed to

draw water from a ground storage tank of adequate capacity supplies by natural

pressure from the water main.

5.9 Retail Establishments

Retail shops such as restaurants, clinics, spas and other similar establishments

within the development shall observe strict sanitary and health regulations, particularly

the adoption of pest control measures. All buildings must comply with the Batas

Pambansa Blg. 344, otherwise known as The Law to Enhance Mobility of Disabled

Persons.

5.10 Building Character

I. Building character relates to the range of exterior visual patterns expressed

through cornices, columns, glazing and variations in massing, colors, texture

and materials. In identifying the particular character for a building, it is

important that:

(a) It respects the character of buildings in the same block/district and;

(b) Facades shall employ different but related architectural elements so

as to avoid repetition and monotony.

II. The expression of building character shall include horizontal and vertical

banding and rhythm, storefront cadence and lintel, cornice and molding, and

the organization of glazing. Comparable compatible design details shall be

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employed at all sides of the building. The design of the building shall be

compatible with the local climate in both the overall form and materials used.

5.11 Façade

I. All building walls, including parking structures, shall be designed with sufficient

architectural details to create a distinct identity and still be consistent with the

character and context of other buildings in the same block.

II. Buildings shall provide for a hierarchy of horizontal and vertical expression and

patterns that shall relate to the particular form and proportion of a building. The

purpose of detailing is to create consistency among the building frontage and

other architectural features such as the building entrance, corner and variation in

setback.

III. Balconies are allowed.

IV. Buildings shall have a minimum of 40% glass to solid structure ratio.

5.12 Building Entrance and Storefront

I. The main entrance to a building shall be clearly defined by its size and form as

well as in the use of colors, texture, materials and lighting. Its size, however, shall

relate in scale to the overall configuration of the building base.

II. The main entrance doorway shall be recessed into the faced and/or located

under an arcade or canopy. Entry doors must not project beyond the property

line when opened and must comply with all access requirements as required by

the Law to Enhance Mobility of Disabled Persons (BP. 344).

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III. The design of storefront shall reflect the activity which is accommodated behind it

as well as the urban setting in which it is located. Unifying elements with respect

to signage, graphics, awning and lighting shall be adopted.

IV. The design of and use of materials in both main entrance and storefront must

comply with the requirements outlined in the local building, fire and other relevant

codes. The materials used shall be durable and weather resistant.

5.13 Walls/Fences

I. Fences are permitted only in areas where vehicular access is allowed, provided

that the fence is integrated to the building façade. Notwithstanding the foregoing,

fences are not allowed to face the main road.

II. Fences shall act as visual screen as well as physical screens.

III. Fences and wall designs and materials are subject to design approval.

IV. Fences are to be maintained by the OWNER.

V. A percentage of 60% see-through is required on fence design.

VI. Fences shall have a single design theme and shall be subject to the approval of

the Association.

VII. No part of the fence shall exceed 2 meters from ground line measured vertically

from the top-most tip of the fence.

VIII. Fences shall be constructed of permanent and durable materials. Concrete or

hollow block fences shall be plastered and painted at a minimum.

IX. Billboards and other marketing advertisements are not allowed to be installed on

perimeter fences or any portion thereof.

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5.14 Parking and Vehicular Access

I. No vehicular entrances or exits shall be allowed along the perimeter of rotundas

and at defined areas in the vicinity of street intersections.

II. Vehicular curb cuts shall at least be 6 meters away from the corner of the

property line as indicated in the Lot Information Plan. Wherever possible, curb

cuts for adjacent parcels shall be combined. Curb cuts for mixed use

developments must be no greater than 12 meters wide. No more than 2 curb cuts

may be combined.

III. All other safety requirements related to vehicular access shall be provided in

accordance with the National Building Code.

IV. The main pedestrian access shall be located fronting the street, as specified in

the Lot Information Plan. Auxiliary access can be located elsewhere as service

access to the building.

5.15 Loading and Unloading Requirements

Loading and unloading requirements must be provided within the lot boundary.

The following design guidelines shall be followed:

(a) Office/Retail Developments- the point of access for loading activities shall not

interrupt any main shopping frontage. The maneuvering of trucks shall be

made within the lot except where access is onto a vehicular lane.

(b) Hotels/Others- loading/unloading bays shall be located close to the service

entrance.

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5.16 Lighting Concept

I. The building light concepts shall be as follows:

Location/Building Type Lighting Area

Civic building Principal Façade

General Mixed-Use Building Entrance and roof

II. In line with the overall concept of sustainability, the use of energy

saving/alternative energy source lighting fixtures is greatly encouraged.

5.17 Illumination

I. Exterior building mounted signs: graphical portions of all signs must be

brighter than the sign background.

II. Exterior art, sculpture and special features:

Lighting equipment used to illuminate all items of art or sculpture visible to the

public from streets, sidewalks, passageways or open spaces shall be equipped with

shielding devices such as shrouds, “barn doors” and louvers, as necessary to shield

viewers from the glare generated by fixture lamps.

5.18 Signage

I. Introduction

a) The developer has designed and is responsible for implementing a

comprehensive system of signage which includes infrastructure,

information, orientation signage and transit signage. This system also

addresses the design, use and implementation of signs that are used for

marketing.

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b) Marketing signages are distinguished from permanent signages as they

are used during the construction phases to provide an aesthetically

uniform temporary signage and barricades. Marketing signage include

temporary directional, infrastructure and construction-related signage as

well as construction barricades.

c) Signs and graphics which occur on individual properties and lots must

conform to these Design Standards and Guidelines.

II. General Restrictions

a) Signs that do not comply with the restrictions are set to be removed

b) All advertising signs including temporary signs painted on a blank wall of

a building are strictly prohibited, except as allowed in this Design

Standard and Guidelines or with prior written approval. No signs are

permitted on a building, structure or street except as provided for under

this or as approved. All exterior building signs shall conform to the

restrictions set forth hereunder.

c) All signs are restricted within the property line except for retail tenant’s

identification, which are allowed to project beyond the property line. The

exempted sign types must not project more than 1 meter beyond the

property line and have a clearance of not less than 5 meters above

ground level.

d) Public service devices such as clocks or temperature indicators may be

affixed to the exterior of a building provided that, such devices shall not

include any advertisements whatsoever.

III. Permitted Signs

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a) Permitted sign types relate to the uses allowed. Only the sign types

shown for each use are permitted.

IV. Sign Types

a) Top of Building

 Function - An identification sign limited to the building logo and/or

name, or the logo and/or the name of the principal tenant or other

organization as contracted by the OWNER

 Form - Individual letters and logo

 Quantity – Maximum of 2

 Location – Affixed to the top or uppermost portion of the building

 Size – In portion to the building with maximum letter height dimension

2.0 meters; length shall not exceed 5 times allowable height.

 Illumination – Halo-illuminated or internally illuminated individual

letters

 Material/Color – Materials to complement the architecture of the

building

b) Free-standing

 Function – An identification sign limited to the building logo and name

or the logo and the name of the principal tenant and address

 Quantity – 1 per building on address street, except streets having two

frontages, in which case 1 sign per frontage is permitted

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 Location – Signage shall be positioned within the lot; the sign shall be

a minimum of 15 meters from a street corner; signage may be placed

in the plaza area or landscaped area

 Size – Face of the sign shall not exceed 10 square meters; maximum

height of 2.0 meters; maximum thickness of 0.5 meters

 Illumination – Halo-illuminated, internally illuminated box letters, or

externally illuminated

c) Entrance canopy

 Function – An identification sign limited to the building logo and name,

or the logo and the name of the principal tenant and address

 Form – Permanent architectural canopy or porte cochere

 Quantity – 1 per building on address street, except streets having

more than 1 frontage, in which case 1 sign per frontage is permitted

 Location – Signs shall be positioned over main entry doors only and

within the lot;

 Size – Face of the sign shall not exceed 4 square meters; maximum

height of 0.5 meters; projection beyond the property line is not allowed

 Illumination – Halo-illuminated, internally illuminated box letters, or

externally illuminated

 Material/Color – The use of materials shall be complement the

architecture of the building. Painted signs on awnings are acceptable.

d) Address

 Function – An identification sign limited to the building address and

street name

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 Form – Permanent applied letters to building facade or glass 2

frontages, in which case two signs are permitted

 Location – Signs shall be positioned in glass areas or applied to

architectural elements near the main doors

 Size – Face of sign not exceed 0.25 square meter; letter size shall not

exceed 0.10 meter

Max 1.00 meter

Min 0.10 meter

 Illumination – Non-illuminated

 Material – Use of materials which complement the architecture of the

building are required

e) Retail Tenant Identification

 Function – An identification sign limited to the tenant logo and name ,

can include address

 Form – Individual Letters

 Quantity – 1 per tenant – except where tenant space fronts on 2

streets

 Location – Permanent applied letters to the building fascia panel or

projecting from the building (maximum projection of 1.0 meter;

minimum of 5.0 height meters above the ground

 Size – Sign may extend the entire width of the store front; maximum

sign height is 1.00 meter

 Illumination – Halo illuminated internally illuminated box letters, or

externally illuminated

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 Material/Color – The use of materials which complement the

architecture of the building is required

f) Arcade Blade Signage

 Function – Projecting “blade” identification signage limited to the

tenant logo and name

 Quantity – At each set of entrance door into tenant space

 Location – Projected from interior wall or hung from ceiling of arcade

with lowest point of signage at least 3.5 meters from the arcade

ground level

 Size – Maximum 1.0 sqm; thickness 40 mm maximum

 Illumination – Non-illuminated, LED

 Material/Color – Creative designs and materials to add interest to

arcade are encouraged.

g) Parking Identification

 Function – An identification sign limited to announcing the entrances

and exits from parking – shows clearance height.

 Quantity – Maximum 1 per entrance exit

 Location – May be placed on the street wall of a podium, and that the

top of such sign shall not exceed 5.0 meters above grade.

 Size – Sign shall not exceed a maximum height of 0.3 meter and

width of the drive

 Illumination – Halo-illuminated, internally illuminated box letters, or

externally illuminated

 Material/Color – Harmonious with building facade

h) Parking Directional

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 Function – International symbol with directional arrow perpendicular to

street

 Form – Wall mounted or projecting from wall

 Quantity – 1 per entrance or exit

 Location – On wall of garage entrance ramp or as wall mounted

projected sign

 Size – 0.8 square meter

 Illumination – Internally illuminated box

 Color – Blue international symbol

i) Advertising Signage

 Function – Poster display panels

 Form – Free-standing or building mounted panels

 Quantity – As may be approved

 Location – As may be approved

 Illumination – Externally illuminated

j) Advertising Signage – Active Display

 Function – Active electronic display advertising

 Form – Building-mounted and projected from buildings

 Quantity – As may be approved

 Location – Above 5 meters from sidewalk – integrated with building

facade

 Illumination – Active electronic display and moving messages

 Material/Color – Framework and boxes to be reviewed

Temporary Signage Criteria

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A Proposed Planned Unit Development in the City of Tayabas, Quezon Province
CHAPTER V RESTRICTIONS AND GUIDELINES

Any and all signages which are erected during the marketing phase must

conform to the established standards as presented in this document.

Marketing signage shall be made up of a flexible system of components which

are assembled to meet the specific requirements of each property or project.

Marketing signage shall be temporary. When the marketing phase of the project

is over, the signs which convey marketing information shall be removed. The marketing

phase is defined as the period from the beginning of construction of a project until the

issuance of the certificate of occupancy. If a project is suspended or terminated, the

marketing signs shall be removed.

Owners and Developers are responsible for the cost of construction installation

and removal of marketing signs.

6 Open Space, Landscapes and Easement Areas

In drawing up the plan for the Zone, the objective has been to create a visually

exciting and stimulating environment.

Private Open Space

Publicly accessible landscaped areas within the lots are encouraged particularly,

in all large-scale developments. If such spaces are integrated into a comprehensive

pedestrian network, such spaces may be utilized for public art that may be developed by

the Owner or the Association.

Private open spaces within mixed-used or commercial lots must be designed to

enhance the use of outdoor spaces, particularly at the podium level.

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The Owner shall constantly maintain all open spaces/ easements located within

its lot, as imposed by the Declarant.

Technical Criteria

The recommended guidelines for plant sizes are as follows:

Plant Type Plant Size

a. Small plants 2.0 meters trunk height

b. Large plants 3.5-4.0 meters trunk height

c. Street trees 4.0-5.0m total height at 2” trunk

diameter, with single/vertical

trunk, with 2.0-meter trunk

d. Park trees 2.5- 3.0 m total height, at least with 2” trunk 22

Service access points for garbage trucks must be located away from the emergency exit

areas.

5.19 Utilities

All utility documents and drawings received from the Owner shall be forwarded to

the appropriate utility company or service provider. Any queries that the utility company

may have with respect to the submitted plans will be forwarded directly to the Owner.

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