CHAPTER III

Research Methodology, Data Presentation, Interpretation and Analysis

3.1 Research Design (Data Gathering Procedure)

3.1.1 Research Paradigm

This chapter explains the data gathering, methods of research, site analysis and

other data related to the development of the project which will give benefits to further

understand how the researcher arrived with the information and met the requirements

needed for the design of the project entitled,” A proposed School of Arts and Music “.

Data Gathering
Site Visit
Documents Gathering
Related Studies
INPUT

Information and Data Analysis

Definition of Goals and Objectives
Evaluation of Goals and Objectives
THROUGHPUT Site Analysis

Architectural planning and design solution

Planning and design development
Conclusion of the study recommendation
OUTPUT

Figure 10 Research Paradigm

 This chapter contains data which were gathered by conducting a broad research

utilized from different sources. The study nourishes knowledge and dug the core

thoughts of the proposed project provided by a topic or issue.

Research Generation

The researcher was able to collect information through different people and

agencies concerning the profile and space requirements of the project. Actual inspection

of the site was conducted to study the location’s suitability to the project, see the

physical condition, and understand what is needed for the proposed mixed-use

development plan. The researcher also conducted an interview to the people near the

site to gain some information about the site.

The researcher also gathered some essential information through:

Library Research

The researcher conducted research through some books that are related to the

project. These are published reference related to the proposed project. Several case

studies, related articles, theses and magazines for available data and information assist

the researcher in mitigating the proposed project.

Government and Non-Government Agencies

The researcher gathered vital and technical information regarding the proposed

development through the support of and assistance of the government agencies like the

City Planning and Development Office of Sta.Rosa. From the gathered information and

data appropriate for the solution for the problems identified and later can be established

through the help of the government of Sta.Rosa.

Site Visit

Actual site inspection was conducted to help the proponent pinpoint and analyse

possible problems that may arise during the development of the project. It also gives the

idea to the proponent the proper orientation of the site.

Internet

The use of the internet which is the most innovative and modern way of

searching has been a great help to the researcher to find especially the related literature

case study for the proposed development. The researcher visited numerous websites

which is related to the development of the proposed planned unit development.

The proponent greatly appreciates the support and participation of various

groups who donated their time and effort in assisting, drafting, evaluating, and critiquing

the above files that is from their municipality.

 Method Research Sources Data and Information
Library and Internet Graphic Standard Design Space Standards
Time Saver Planning Guidelines
Planning and Designer’s Design Space Standards
Handbook
Wikipedia and Google General Information
Binan City’s Official Site Information about Binan,
Laguna
Local Government Units Office of the Municipal  Comprehensive Land
Planning and Use Program (2005-
Development Coordinator 2015)
 Social Economic Profile
 Physical Profile
 Map of Biñan City
 Imagery Map
 Open Streep Map
 Road Map
 Street Map
 Brent to Pavilion
 Demography Map
 Flood Hazard Map
 Flood Prone Areas
 Geographic Map
 Ground Rupture Hazard
Map
 Hazard Map
 Hybrid Map
 Land Use Plain
 Land Use Map
 Land Marks Map
 Light Gray Canvas Map
 Liquefaction Hazard Map
 Brgy Boundary
 Tabloid Map
 Tabloid Map 2
 PEIS Hazard Map
 River Map
 Road Network
 Structure Plan
 Topographic Map
 Zone Map
Office of Public  Employment and
Employment Service Unemployment Rate
2013
 Employment Facilitation
 Job Vacancies Solicited
Office of the City Assessor  Tax Declaration of Real
Property
  Technical Description
and Lot Bearing of the
proposed site
Business Permit and  Master List of All
Legal Office Establishments
Site Visit Actual Sites  Sites pictures
 Personal investigation of
the data from the sites.

Table 1.0 Specific Data Resources

3.1.2 Data Sources

Primary Data/Sources

Data and information was gathered through ocular research, investigation of

related studies about the proposed development, visiting concerned agencies and

several interviews from resource persons.

These methods of data and information gathering assisted in visualizing the

Design Concept with response to the identified problems.

This data analysis of research design is reliable enough to have valid tools that

lead to valid outcomes and to realize the objective for this study and to answer research

question because it is one of the effective approach and is commonly use tool in

verifying research findings and evidences for its process. The study will help in giving

ample implication for further research that relates to planned unit development. The

research requires an organized data gathering in order to pinpoint theories included in

the research, the methodology of the research and the instrument of date interpretation.

The study analysis design incorporates a direct respondent observation as it is possible

that the study would be inexpensive and time efficient as the chosen method gathers

information about the existing site condition and in employing this method is to describe

the nature of the situation, as it exist at the time of the study and to explore the reasons
and causes for the arising issues involved and being investigated by the researcher

within a specific structure and context.

This study will employ a matter of qualitative and quantitative research design of

the study intends to find substantial real evidence in the process as specialist groups

can easily adopt as these designs may have standards measure needed to be executed

in accomplishing the task for conducting researchers as needed for the completion of the

research.

Secondary Data/Sources

The researcher in justifying the proposed development had made researches

through internet browsing and library visits from different books with related studies of

the proposal.

Collected and Mixed design ideas form different articles and Architectural

Concepts will aid the researcher to create a better design solution.

The researcher gathered data from library namely as Foster Wheeler Library of

Batangas State University. The date gathered are the related information including the

numerous theses available and associated with this study. The government and private

agencies in Sta.Rosa namely: City Planning and Development Office and City

Assessor’s Office provided the proper zoning and location of the site , information about

the development of Sta.Rosa and its socio-economic profile, also, the titles of the lot.

Using the internet is another way to get sources relating the development. Related

information and significant issues particularly the foreign related studies possess

instinctive quality of information which is of vital importance.

Criteria for Empirical Research

RELIABILITY: preferably, outcomes are assessed with relatively little measurement

error. Unreliability increases unexplained variation within groups and reduces the power

of analysis.

VALIDITY: in selecting a relevant measure for an outcome, it is critical that logical

inferences can be made for the operations upon which the measure was based to the

theoretical constructs relevant to the study.

RANDOMIZATION: subjects should be randomly selected from the correspondents and

then randomly assigned to interviewing.

3.2 Data Presentation, Interpretation and Analysis

The researcher itemized the process and method of data gathering into different

design categories and consideration for proper analysis of the proposed project.

 Considering the proper and best location of the city for the said proposal.

Identifying and rating the three-selected site through the use of different site

criteria; the researcher came up with the site selection process.

 The proper location of the site. Considering its pros and cons for the proposed

project is necessary for the proper planning and designing of the proposal.

 Through interview and observation of the present educational, economic and

social situation of the site, the probable density of users and their requirements

are very important for the researcher in visualizing the idea and the effect of the

concept in a particular user.

 Proper allocation of the said space requirement through the use architectural

programming and space analysis will help the proponent in understanding the

related spaces that will result good flow of traffic within and outside the building.
  Information about design consideration strategies of learning complex and other

related information about the proposal is also necessary.

With all the related information and the process of analyzing the proponent

identify the consideration in planning and designing the proposed project. As the

synthesis, the daily transaction regarding the use of the project proposal and the

consideration of natural element and resources will greatly affect planning preparation.

Site Declaration

3.2.1 Site Criteria

Listed below are the general and specific site characteristics that will aid the

researcher in selecting the most suitable location for the proposed project.

1. Social Aspect- It refers to social advantages of the location; existing lifestyle of

the people; literacy condition of the people; people that will benefit the project

and its users.

2. Accessibility- The site is accessible to private and public transportation.

3. Flexibility- The site has the ability to be transformed and developed.

4. Availability- The utilities that are needed to the site such as water supply, power

and communication lines, telephone connections and existing drainages.

5. Proximity- The relationship to the users.

6. Visibility- It pertains to having a clear view and ability to be seen easily; place

must be well known to public especially to the tourists.

7. Good Surroundings- The attractiveness of the destination’s surroundings.

 SITE
CRITERIA Site A Site B
Barangay Barangay
Don Jose Tagapo
Accessibility 3 5
Availability 4 5
Flexibility 5 5
Geographical 4 4.5
Location
Good 4 4.5
Surrounding
Market Type 4 5
Proximity 4 4
Topography 5 4
Visibility 5 5
Zoning 4 4
TOTAL 42 46

5 – Excellent 4 –Very Good 3 – Good 2 – Poor 1 – Very Poor

Table 3.0 System of Evaluation and Rating

3.2.1.3 Site Justification

The system of evaluation rating is one of the processes which are used to know

which site is fitted for the construction of the proposed project. Through this, the

researcher is able to choose from which among the two (2) sites is fitted for the project.
 Figure 11 Barangay Bungahan Site Pictures

The site in Barangay Bungahan is along the South Luzon Expressway. It is easily

accessible through Mamplasan Exit of SLEX. The site is already cleared. Its visibility to

motorists along SLEX may help attract to the future users or customers of the proposed

project. Its constraints are first, it is inside an industrial facility, the Unilab Pharma

Campus. Also, there’s a body of water at the north western part of the site. This site is

suitable but the other site is more advantageous.

 Figure 12 Barangay Mamplasan Site Pictures

The site is situated in Barangay Mamplasan. It is a site located in front of Unilab

Pharma Campus and located along United Laboratories Street and through Binan-Sta.

Rosa Access Road. The site is flexible to expand for future expansions. One of its

advantages is its location. The site can be easily accessed along SLEX through

Mamplasan exit. The site is suitable because of its location and zoning according to the

City Assessor of Biñan. The site has an area of 13.70 hectares.

 Figure 13 Barangay Binan Site Pictures

The location of the site is inside the Ayala Technopark which will be the limitation

because of its accessibility. The road along the site is the road heading to De La Salle

University Science and Technology Park. It cannot be accessed through a national

highway. The character of the site is suitable for the project. There will also be a problem

in clearing the site because the trees inside the site are old and big which may hinder

the design process of the proponent.

 Figure 14 Barangay Loma Site Pictures

The fourth site is located in Barangay Loma. The site is near the Laguna

Technological Park. It will help boost the location of this site. The problem is that the

land value will be low because the site is near an industrial complex. Also, one of its

problems is the infrastructure such as roads, water and electrical supplies. Although the

location has great views and strong geographical character, it is not suitable for the

proposed mixed-use development.

 3.2.2 Site Data

3.2.2.1 Macro Site

Figure 15 Map of the Philippines

Source:https://www.bing.com/images/search?
view=detailV2&ccid=M3ufEgx9&id=B76EB8BD5AAFFAA880A704ABEE48CB1A98EF07
AF&thid=OIP.M3ufEgx9KpF8bcG5p-NfygHaLI&mediaurl=http%3a%2f
%2fontheworldmap.com%2fphilippines%2fadministrative-divisions-map-of-
philippines.jpg&exph=3433&expw=2285&q=Printable+Map+of+the+Philippines+2018&si
mid=607988778792586802&selectedIndex=15&ajaxhist=0
 The Philippine is a sovereign island country in Southeast Asia situated in the

western Pacific Ocean. It consists of about 7,641 islands that are categorized broadly

under three main geographical divisions from north to south: Luzon, Visayas, and

Mindanao. The capital city of the Philippines is Manila and the most populous city is

Quezon City, both part of Metro Manila. It is bounded by the South China Sea on the

west, the Philippine Sea on the east and the Celebes Sea on the southwest, the

Philippines shares maritime borders with Taiwan to the north, Vietnam to the west, Plau

to the east and Malaysia and Indonesia to the south.

Figure 15 Map of CALABARZON

Source: Municipal Development and Planning Office

CALABARZON is one of the regions of the Philippines. It is designed as Region

IV – A and its regional center is Calamba City in Laguna. The region is composed of five
provinces, namely: Cavite, Laguna, Batangas, Rizal, and Quezon; the region’s name is

formed from the name of these provinces. The region is also more formally known as

Southern Tagalog Mainland.

The region is in southwestern Luzon, just south and east of Metro Manila and is

the second most densely populated region. CALABARZON and MIMAROPA were

previously combined together as Southern Tagalog, until they were separated in 2002.

Executive Order No. 246, dated October 28, 2003, designated Calamba City as

the regional center of CALABARZON. The largest city in CALABARZON Region and the

second highly urbanized city is Antipolo City. Lucena City is the first highly urbanized city

in this region.

CALABARZON is the most populated region in the Philippines, with a population

of 12, 609, 803 inhabitants.

Figure 16 Map of Province of Laguna

Source: Municipal Development and Planning Office
 Laguna, officially known as the Province of Laguna, is a province of the

Philippines found in the CALABARZON region in Luzon. Its capital is Santa Cruz and the

province is located southeast of Metro Manila, south of the province of Rizal, west of

Quezon, north of Batangas and east of Cavite. Laguna hugs the southern shores of

Laguna de Bay, the largest lake in the country. The city with the highest population

(based on 2010 census) is Calamba, while the least populated is the Municipality of

Famy.

Laguna is notable as the birthplace of Jose Rizal, the country's national hero. It is

also famous for attractions like Pagsanjan Falls, the University of the Philippines Los

Baños campus, the hot spring resorts of Los Baños and Calamba on the slopes of

Mount Makiling, Pila historic town plaza, Taytay Falls in Majayjay, the wood carvings and

papier-mâché created by the people of Paeté, the annual Sampaguita Festival in San

Pedro, the turumba of Pakil, the tsinelas footwears from Liliw, the Pandan Festival of

Luisiana, the Seven Lakes of San Pablo (the first city in the province), and the Nagcarlan

Underground Cemetery in Nagcarlan

Province of Laguna is the second ISO 9001:2008 certified province in the

Philippines.
 Figure 17 Map of Biñan City
Source: Municipal Development and Planning Office

History of Sta.Rosa City

A brief historical perspective of Santa Rosa City is provided in order to trace the

whole spectrum of its development that in turn can serve as a useful guide in the current

planning exercise being conducted for the city. The temporal narrative will provide a

picture of the direction being experienced by the city that will inform planners what

interventions need to be taken that will lead the city towards a more sustainable form of

development. In this narrative, the city’s history is traced through the following periods of
its existence: From Barrio Bukol, Revolutionary Period, American Period, Sakdalista

Revolt Period, Japanese Period and Post-War Period.

How Sta.Rosa Got its Name

The town was named after the first South American saint, Santa Rosa de Lima of

Peru, a nun of the Third Order of Saint Dominique. This act indicates the strong

influence of the Dominican Order in the town. Through the petitions of the prominent

local residents, Barrio Bukol was politically emancipated as the municipality of Santa

Rosa on January 18, 1792. As a new town, Santa Rosa had a visita (parochial church)

built of light materials. It was constructed beside the present municipal hall. Subsequent

improvements made it what it appears today. It now houses the town’s police station. As

a matter of practice, the visitas were not only used as a place for worship but also as

venues for classes for primary education (which consisted of the 3R’s – reading, writing

and arithmetic) and cathechism. This probably holds true in Santa Rosa since there was

no known school, whether permanent or temporary, during the 18th and the 19th

centuries.

About the City

Sta.Rosa is a 1st class city in the province of Laguna, Philippines. According to

the 2015 census, it has a population of 353,767 people. It is the second largest local

government unit in Laguna after Calamba. Nowadays, it is the seat of the First District

Representative of Laguna.

Santa Rosa was initially known for the Coca-Cola and Toyota manufacturing

plants in its industrial estates. Recently, it has also become popular for being the site of

Enchanted Kingdom, a local theme park; as well as several housing developments. This

city contains the 3rd largest complex in Laguna, Paseo de Santa Rosa. Santa Rosa
became a city by virtue of Republic Act No. 9264, which was ratified by its residents on

July 10, 2004.

Figure 18 Base Map Figure 19 Irrigated Area Map

Source: Municipal Development and Planning Office
 Figure 20 3D Contour Map Figure 21 Orthophoto Map
Source: Municipal Development and Planning Office

Figure 22 Flash Flood Areas &

Submerge Brgy. Map Figure 23 Flood Susceptibility Map
Source: Municipal Development and Planning Office
Figure 24 Flood Susceptibility Map Figure 25 Watershed Map
Source: Municipal Development and Planning Office

F
igure 26 Geographical location Map Figure 27 Land Use Classification Plan Map

Source: Municipal Development and Planning Office

Figure 28 Land Use Plan Figure 29 Land Use Map
Source: Municipal Development and Planning Office

Figure 30 Liquefaction Map Figure 31 Livestock & Poultry Farms

Source: Municipal Development and Planning Office
Figure 31 Population Density Map Figure 32 Rain-induced Landslide Map
Source: Municipal Development and Planning Office

Figure 34 Road characterization Map Figure 35 Subdivision Boundary

Source: Municipal Development and Planning Office
 Figure 36 Map of Sta.Rosa City
Source: Municipal Development and Planning Office

Figure 37 Type of Rock Map Figure 38 Type of Soil Map

Source: Municipal Development and Planning Office
 Figure 39 Road Network Map Figure 40 Traffic Choke Point Map
Source: Municipal Development and Planning Office

Figure 41 Bureau of Fire Protection

& BJMP Map Figure 42 Structural Framework Plan
Source: Municipal Development and Planning Office
 Figure 43 Topographic Map Figure 44 Zoning Map
Source: Municipal Development and Planning Office

Figure 43 Relocation Sites Map Figure 44 Evacuation Center Map

Source: Municipal Development and Planning Office
The Municipality of Biñan is located in the Province of Laguna, about 40 kilometres

south of Manila. It is bounded on the north by San Pedro on the south by Santa Rosa

and on the west by Carmona, Cavite. On the eastern and northern horizon lies the

Laguna de Bay.

Biñan covers a total land area of 4,350 hectares that represents 2.5 percent of

the entire Laguna area and of the 29 municipalities in the Province, Biñan is the third

most populated, (9.8% of the provincial population) next only to Calamba (12.66%) and

San Pedro (11.42%). It comprises 24 barangays, all classified a urban.

TERRESTRIAL ENVIRONMENT

Geography and Location

The City of Santa Rosa is located within 121ᴼ 6’ latitude and 14.19’

longitude. It is bounded on the northwest by Biñan, on the southwest by Cabuyao

and on the west by the Province of Cavite. On the northeast is Laguna de Bay.

It is bounded on the NE, along lines 1-97 by Laguna de Bay; on the SE,

along lines 97-255 by the Cabuyao River; along lines 255-430 by the City of

Cabuyao; along lines 430-537 by the Diezmo River; on the SW, along lines 537-

544 by the Municipality of Silang, Cavite; on the NW, along lines 544-714 by the

Sta. Rosa River; along lines 714809 by Biñan Estate; on the NE, along lines 544-

714 by the Sta. Rosa River; along lines 714-809 by Biñan Estate; on the NE,

along lines 809-to the point of beginning by Laguna de Bay.

The western portion of the city occupies the numerous commercial,

industrial, and business establishments, while the northern portion is primarily

composed of residential areas and subdivisions, schools, industrial zones and

various business establishments.

 City of Santa Rosa is a first class city in the province of Laguna,

Philippines. It is also known as “The Lion City of the South” and Next Wave City”.

With a total area of 54.14 square kilometers (5,415 hectares) City of Santa Rosa

represents 3.08 percent of the total land area of the province of Laguna.

Geology and Geomorphology

Two types of rocks are found in the City of Santa Rosa: clastic and

alluvium rocks.

Clastic rocks consist of inter-bedded shale and sandstone with occasional

thin lenses of limestone, as well as tuff and reworked sandy tuffs and partly

tuffaceous shale. These formations are located in the southwestern portion of the

municipality where Sto. Domingo, Don Jose, and portions of Pulong Sta. Cruz

and Malitlit are situated.

Alluvium rocks are found in the remainder of the municipality including the

Poblacion. These rocks consist of an unconsolidated mixture of gravel, sand, silt

and clay.

SOIL

City of Santa Rosa has four series of soil types. In order of decreasing

quantity, these are: Lipa series, Guadalupe series, Carmona series, and Quingus

series.

Topography, Slope and Elevation

 Topography

City of Santa Rosa covers a total land area of 5,543 hectares. It is almost

entirely plain with 97.89% of its total land area having slopes ranging from 0.0 to

2.5% indicating level to nearly level lands. Only about 114 hectares or 2.06% of

the total land area of the city is subject to slight erosion. The area most

susceptible to erosion is the south-western tip of Barangay Santo Domingo

Atmospheric Characteristics

 Climate

The climate of the area is characterized by two pronounced seasons - dry from

November to April and wet for the rest of the year.

 Temperature and Humidity

Mean annual temperature is 27.6ᴼC and is relatively cool due to the site’s

elevation and favorable air shed condition. The warmest month is May with an

average of 30.0ᴼC while the coolest month is January with an average temperature

of 25.0ᴼC.

Average relative humidity, the measure of the moisture content of the

atmosphere is 80% in Santa Rosa. This makes the city fairly cooler than the

Metropolitan Manila area where average relative humidity exceeds 81.0%.

 Wind Speed and Direction

Northeasterly winds prevail during the months of October through February.

Winds come from the southeast during March and April. Southerly winds prevail during

May while from June through September southwesterly prevail. The average speed of

winds is 5 kilometers per hour.

 Rainfall and Rainfall Intensity

 Annual average rainfall is notably 1,950 millimeters. The maximum rainfall occurs

in October while minimum rainfall is gauged at 2 millimeters. Though the city is located

in a region subject to typhoons, Santa Rosa is hardly affected due to protection from the

outlying mountain areas.

. Geologic Hazards

 Earthquake Hazard

The region of Laguna is strongly faulted given the presence of the Marikina

Valley Fault which traverses a north-south direction. The fault is disrupted by a

number of minor steep faults along its course that is reflective of the volcanic

activity relative to the area. Earthquakes are a hazard in Santa Rosa as the West

Marikina Valley Fault traverses Sto. Domingo.

 Slope/Soil Erosion

Bring primarily flat, the lands of Santa Rosa are subject by none to slight erosion.

The remaining areas experience no apparent erosion. There are two types of terrain

in the city:

Level to very gently sloping. Areas with slopes ranging from 0.0 to 2.5% are ideal for

any sort of development.

Undulating to rolling terrain. Areas characterized by slopes of 5.0 to 18.0%. Santa

Rosa, mainly Sto. Domingo, has terrain with 2.6 to 5.0% slopes. Note that slope

characteristics rate the southwestern portion, section of Sto. Domingo, as fair.

Its soil of clastic rocks provides high quality potable water for residential, commercial

and industrial uses. These good water bearing characteristics makes the town an

ideal site for major investment areas by the private sectors. Potential Areas of

Saltwater
 Population: Levels, Growth, Distribution and Movements

The 2015 Philippine Statistics Authority (PSA) Census showed that the City has

a population of 353,767. The Public Use File (PUF) of the 2015 Philippine Statistics

Authority (PSA) Census is not yet available as of writing.

Total Population Enumerated in Various Censuses

Thirty five years ago, the population of Santa Rosa was only 47,639 persons.

The population size is almost five times the population of the City of Santa Rosa in

the 2010 actual census of population and housing. The enumerated upward sloping

population data from various censuses through the years can be attributed with the

favorable economic development brought by the private sector making Santa Rosa

as an alternative location for businesses and residences other than Metropolitan

Manila.

During the last Population Census of 2015, the total population of the city is

353,767 with 90,710 households. The average household size is 3.9. It is number 7

among top 10 most populous cities/municipalities in Region IV-A (CALABARZON) area.

Population
2018 2017 2016 2015
Area
Aplaya 17,682 16,930 16,209 15,519
Balibago 23,465 22,466 4,510 20,594
Caringin 24,608 23,560 22,557 21,597
Dila 35,165 33,668 32,235 30,863
Dita 32,197 30,827 29,514 28,258
Don Jose 21,503 20,587 19,711 18,872
Ibaba 9,447 9,045 8,660 8,291
Labas 22,099 21,158 20,257 19,395
Macabling 22,141 21,198 20,296 19,432
Malitlit 27,915 26,727 25,589 24,500
Malusak (Pob.) 3, 035 2,906 2,782 2,664
Market Area (Pob.) 16,077 15,393 14,737 14,110
Kanluran 5,452 5,220 4,998 4,785
Pook 48,748 46,673 44,686 42,784
Pulong Santa Cruz 25,697 24,603 23,556 22,553
Santo Domingo 4,664 4,464 4,274 4,092
Sinalhan 24,835 23,778 22,766 21,797
Tagapo 38,353 36,721 35,158 33,661
Total (Santa Rosa) 403,081 385,923 369,495 353,767

Table 3.0 Annual Average Percent of Population Increase/Decrease by Barangay,

1970/75/80/90/95
Source: NSO, CALA II Data
Source of Basic Data: NSO Census publications.

Population Forecasts

If the current trend in population growth would persist, Biñan will have the

following population levels:

On the other hand, this table presupposes a slowdown in population growth,

which is the most probable consequence of controlling the growth in the industrial sector.

This scenario is specifically characterised by the following:

1. Persistence of the current trend in natural increases (due to births and deaths);

2. In-migration being either employment-led (attracted by employment opportunities

within and outside existing IEs) or housing-led (attracted mostly by available

medium to high-end housing);

3. No additional IEs to be put up, except those already approved by PEZA, thus,

potential locators will have to occupy existing IEs;

4. Selective employment opportunities given the envisioned knowledge-based and

information-technology type of industries to locate in IEs; and,

5. Small-scale industries outside IEs to continuously absorb labor supply.

Scenario 2 - Controlled Growth of the Industrial Sector

 Year Land Area Density Percent
Population (sq. km) (Person/sq. Change
km)
1990 94,719 54.15 1,749
2000 185,633 55.39 3,357 0.92
2010 284,670 55.48 5,131 0.53
2013 296,621 55.48 5,347 0.04
2015 353,767 55.48 6,376 0.19

Table 4.0 Projected Populations

Source: CALA II

2. Land Use

Present Land Utilisation

 General Land Use and Present Land Utilisation

Biñan’s has 4,350 hectares or 43.5 square kilometers of land area. A

comparison of the distribution of land uses in 1979 versus 1991, presents several

suppositions regarding Biñan’s unprecedented growth and development:

The 1979 projected land use map for Biñan clearly shows that they were not

expecting the type and magnitude of land uses that are present today. The large-scale

residential and industrial developments scattered over many of the barangays today ran

contrary to the controlled growth in barangay centers and preserved agricultural lands

that they were expecting two decades ago. The lack of any sound municipal land

management mechanisms and the pressures of Metro Manila’s development southward

allowed widespread urbanization to take place.

 Table 5.0 Actual General Land Use and Urban Land Use, 1999
GENERAL LAND USE Area (has.) Percent of
Land Use 1999 Tota l
Built-up Area (Urban Land Use) 2,449 56.30
Residential 1,705 39.20
Commercial 54 1.24
Industrial 556 12.78
Institutional 16 0.37
Mixed-Use 29 0.66
Recreation/Open Space 5 0.12
Cemetery 17 0.38
Infrastructure 52 1.20
Utilities 14 0.33
Others 0.00
Agriculture 397 9.13
Idle/Unde ve loped Land 1,504 34.57
TOTAL LAND AREA 4,350 100.00

Note: This was derived from actual digital data and surveys of the Land Use where
the Consultancy Team collaborated with the MPDO.
Source: CALA II, MPDC,1999

Agriculture

Agricultural land use in Biñan has been declining dramatically since 1979 with its

share of total land area dropping from 86.9% - 9.13% in 1999. Of the 820 hectares of

irrigated land, only 392.5 hectares are currently devoted to agricultural use.

From 1989 to the present, agricultural areas converted to commercial,

residential, and industrial uses have amounted to 784.113 hectares: 425.821 hectares in

Barangays Malamig and Biñan with the construction of Laguna Technopark in the area,

199 hectares in Barangays Ganado, Loma, and Mamplasan (site of Laguna International

Industrial Park), 114.0 hectares in Barangays Tubigan and Canlalay, 9.7310 hectares in

Timbao, and 7.79 hectares in Calabuso.

 Among the areas devoted to agriculture, riceland is the only product significantly

contributing to the local economy and is still considered productive. Most if not all areas

previously assigned to croplands are now considered idle or underdeveloped.

According to CALA Transport Strategy and Short Term Programs and Projects

(March 1999), the share of employment in agriculture has accounted for 12% of total

employment in Laguna. In the case of Biñan, San Pedro, and Calamba, (municipalities

located along the South Luzon Expressway, and the Manila South Road), share of

employment in the same sector is 2%, 6%, and 3% respectively.

The share of employment in the service sector is 45% for Biñan, and 41% for

Calamba. Share of employment in the industrial sector is 53% in Biñan and 41% in

Calamba, which are both greater than the provincial average of 36%. This suggests

strong “industry-led urbanisation” for the two municipalities.

Residential

Because of the economic opportunities and water transport (that was extensively

used as late as 1979) offered by Laguna de Bay and the Biñan river, original settlements

were formed alongside these areas, especially in the area of Barangay Malaban and,

Barangays San Antonio, San Vicente, Calabuso, Soro-Soro, and Langkiwa.

In 1979, several other independent clusters of settlements could be found in

Barangays Halang, Platero, Loma, Timbao, Biñan, Malamig, Ganado, and in the

Southwest portion of Mamplasan. Although settlements were presumed to grow as

independently within barangay centres, residential areas developed more quickly around

the area of the SLEX (formerly South Superhighway) in the form of residential

subdivisions.
 Traditionally, most of the residential areas were located beside the Poblacion.

This is verified by a previous 1979 land use map showing barangays San Jose, Sto.

Domingo, San Antonio, Casile and De La Paz as dedicated to residential use. As the

Poblacion central business district expanded, and consequently became more

congested, residential areas were converted to more commercial uses. This is

suggested by the negative and decreasing rate of population growth in the Poblacion

and its surrounding barangays (San Antonio, San Jose, Tubigan, Casile, and De La Paz)

from the period 1990 to 1995, down from the 8% growth it recorded during 1970-1980.

Most notable was Barangay Tubigan, which experienced negative growth from 1970 to

1980. Barangay Tubigan was where most of the croplands were located.

As expected, residential areas have been continuously increasing. This has been

accompanied by a shift in the pattern of residential land use from the clustered type

around the Poblacion and along several nuclei, to a linear pattern along various

transportation networks. These changes can again be associated with

The municipality’s proximity to Metro Manila. A percentage of the household

populations were households with their main employment in Metro Manila but who opted

to reside in Biñan to avail of the more affordable residential lots. However, the number

of subdivision projects in the municipality is indicative that Biñan has taken more than

the role of a dormitory town to Metro Manila. The development of industrial estates

(Laguna Technopark, and LIIP) has contributed to increased formal and informal

households in the area. The number of squatter settlements last recorded had reached

3,500 families. These can be found along the PNR railway, and in barangays Canlalay,

San Vicente, Platero, and the lakeshore barangays of San Antonio, Malaban and Casile.

Commercial
 Commercial areas forming the built-up areas in Biñan have been increasing from

8.3017 hectares in 1979, to almost 54.0 hectares in 1999. This represents about 600 %

increase.

In 1979, commercial areas were located within the Poblacion (1.264 hectares),

and its adjacent barangays of Barangay Canlalay (3.55 hectares), and Barangay Platero

(1.2644 hectares). Since 1980, commercial areas have spilled over into barangays San

Jose, Tubigan, San Vicente, and Sto. Niño, and the consequent conversion from

residential to commercial use. Commercial and industrial land uses were formed by

small groups of commercial and industrial establishments around the Poblacion.

Around 1990, large industrial establishments that came in, had to be classified

separately from commercial use, as industrial use. Large commercial establishments

have been emerging in the area – the Olivarez Complex in Sto. Domingo, Morales Mall

in Sto. Niño and Platero, and El Pueblo in Mamplasan.

Industrial

Actual land use devoted to industrial use was only recorded in the 1991 Land

Use Development Plan where 117 hectares of the Laguna International Industrial Park

(barangay Mamplasan) was recorded.

At present, digital data shows that total land area devoted to industrial use is

already at 556 hectares including Laguna Technopark (along Barangay Malamig and

Biñan) operational since 1993, which is shared by Biñan with Sta. Rosa. Laguna

Technopark, 42% of which rests in Biñan. The Technopark is actually part of an

integrated mixed use community having its own residential and commercial

establishments. Its choosing to locate in Biñan, and its strategic position, continues to

contribute to the municipality’s development.

Mixed-Use

Total area devoted to mixed use is 29 hectares. Lands classified under mixed-

use exist along the major roads and highways of barangay Canlalay, Sto. Domingo, and

the Poblacion.

Mixed-use developments have been increasing as recent ventures of developer’s

and landowners have preferred this type of development.

Mixed-use developments are evolving around the southwestern portion of Biñan,

particularly along Mamplasan and Halang.

Institutional

Areas allocated for institutional use can be classified as public and private.

Based on 1999 digital data, total area recorded under institutional use is 16 hectares.

Public Institutional areas cover the Poblacion area, Municipal Hall, all public

schools and health related facilities, the PNR station, etc. There are 342 recorded public

elementary classrooms situated in about 6.7 hectares of land. Public institutional areas

do not have the flexibility to increase much because of the lack of government land.

Private lands devoted to institutional uses, however, have significantly increased since

1991. Several educational institutions have put up their facilities in Biñan in barangays

San Antonio, Sto. Niño, San Vicente, Sto. Tomas, and Platero.

Idle/Undeveloped Land

There is a very significant increase in the area allocated as idle/undeveloped land

from 1979 to 1999. From 112 hectares in 1979 and 375 hectares in 1991, there remains

859.3 hectares of land left idle/undeveloped. This represents a 10.1% increase in the

present 1999 data on idle land since 1991. It could also be inferred that more than
2,000 hectares of agricultural land previously dedicated to livestock and other domestic

animals, and production of traditional crops (jackfruit, pineapple, lanzones, mango,

tomato, and sugarcane) is less productive.

 3. Urban Form and Character: Urban Land Use

Founded in 1571, Biñan’s urban form continues to retain qualities of its Spanish

colonial past. The plaza remains the anchor of the town center holding the government

center, market, and church.

Since the earliest residential area was located in the poblacion, it was the first

area to grow and is now the most congested having the highest densities at 1,200 to

1,400 persons per square kilometer. The average density of Biñan is about 70 persons

per square kilometer. Even as early as the 1970’s population growth was already

slowest in the Poblacion and its periphery, suggesting that there was little room left. In

time, other developments have continued to occur along and near the periphery of the

“old town” leaving the more congested poblacion.

Development in the last twenty years within and around the poblacion can be

characterized as having occurred haphazardly or in piecemeal fashion. The center of

the poblacion is still the plaza complex, which seems to overflow with all forms of activity

throughout the day and well into the evening. The location of the church, the municipal

hall, the public market, and the Central Business District around the plaza has created a

healthy mix of religious, institutional, commercial, and business activities. This vibrant

mix of sustained activities is one of the poblacion’s strengths. This strength, however, is

also the root of the poblacion’s major problem, which is congestion and vehicular traffic.

The concentration of activities at the urban centre has caused vehicular traffic that is

expected to worsen if left unattended to. The new public market, which will be located at

the back of the Municipal Hall, is almost finished and this is expected to alter the

movement of people in the area. The old public market at the plaza will be converted into

a parking building and this will free more space at the plaza which is presently also

utilised as an open parking lot.

 In terms of urban design, the poblacion does not seem to carry any integrating or

unifying character, and this has contributed to the relative deterioration of the urban

core.

Growth in the poblacion as well as the other barangays, while very significant,

has been mostly private-sector led and does not appear to be part of a larger municipal-

wide development plan. As a result, public sector plans have been delegated to a

reactive mode.

In 1979, Biñan was only 19.6% urban (including Barangays Canlalay, Casile, De

La Paz, Malaban, Poblacion, San Antonio, San Jose, San Vicente, and Sto. Domingo

totaling 854 hectares). It is suggested that the first areas to become urbanised are the

Barangays proximate to the Poblacion

By 1991 Biñan was classified as 100% urbanised.

4. Present Land Management Mechanism

There is currently no Zoning Ordinance in Biñan. Their last submitted Land Use

and Zoning Ordinance, although approved by the Sangguniang Barangay and the

Provincial Government, did not get approval from the HLURB.

THE LOCAL ECONOMY

A significant shift from agriculture to industry and the service sectors has been

taking place since the 1980. This shift is being fuelled by the unprecedented expansion

of Metro Manila industry and services to the south as well as government policies

enacted in the 70’s that encouraged dispersal of industries to areas outside the Metro

Manila area.

Traditional industries are also being edged out by larger industrial investments

(industrial estates) in manufacturing, automotive, and electronics. In 1991 Biñan, had

5,681 persons employed in the agricultural sector. At present, Biñan’s agriculture sector

accounts for only 2% (1,000 persons) of its labor force, while its industry and service

sectors account for 53% and 45% respectively. Where Barangays Platero, Langkiwa,

and Mamplasan had the biggest areas of irrigated lands, much of these have now been

converted to other uses. Large areas of barangay Mamplasan and barangays Biñan and

Malamig, for example, have been converted to industrial use to accommodate the

Laguna International Industrial Park and Laguna Technopark.

5. Trade and Industry

Manufacturing industry in Biñan in 1991 had been dominated mostly by home or

cottage enterprises such as woodcraft and hatmaking (refer to Table 7.0).

Type Number
Footwear 136
Needle craft 12
Woodcraft 21
Metal craft 8
Hat making 20
Bag making 2
Wig making 1
Rice Cake 7
Towel Making 1
Pinipig 3
Rice Mill 8
TOTAL 221

Table 6.0 Types of Registered Manufacturing Industries, 1991

Source: MPDC, Biñan

However, manufacturing mix now in Biñan especially in its industrial parks have

changed in terms of composition (refer to Table 7.0). There had been a shift from

cottage types of industries to hard manufacturing industries composed mainly of

electronics, telecommunications, automotive, packaging, among others. There are

currently two main industrial parks situated in Biñan, the Laguna International Industrial

Park (LIIP) and the Laguna Technopark (LTI). Majority of the locators in LIIP and LTI are
electronics and semiconductor companies. In LIIP, there are a lot of garments and textile

manufacturers as well. In LTI, there is also a significant number of automotive and car

parts manufacturers which chose to locate in this park.

 Industry Type Laguna Laguna Technopark
International (Located between
Industrial Park Binan and Sta. Rosa)
Electronics / Semi-conductors 8 15
Transport and Car Parts 1 14
Electrical Machinery and Apparatus 1 6
Garments and Textiles 5
Machinery and Equipment except 3
electrical
Medical, Precision and Optical 3 1
Instruments,
Watches and Clocks
Other Industries 4 11

Table 7.0 List of Industrial Firms, By Location, 1997

Source: PEZA

Table 9.0 shows that for the first quarter of 1999, employment in Biñan was

registered at 56,000 persons, which grew from the 1998 figures by only 1,000.

Year Total TYPE OF INDUSTRY

(‘000) (% to Total) (% to Total) (% to Total)
Agriculture Industry Service
1999 56 (1.78) 1 (51.78) 29 (46.43) 26
Urban 56 1 29 26
Rural 0 0 0 0
1998 55 (1.82) 1 (45.45) 25 (52.73) 29
Urban 80 5 33 42
Rural 0 0 0 0
1997 52 0 (44.23) 23 (55.77) 29
Urban 75 6 33 37
Rural 0 0 0 0
Average % share (1997-1999) 1.23 47.24 51.53

Table 8.0 Employment Status, 1998

Source: Bureau of Labor and Statistics,Department of Labor and Employment,
Intramuros Manila

In terms of breakdown, 51.53% are employed in services while 47.24% are

employed in industry. Only 1.23% has been employed in agriculture from 1997 to 1999.

Table 8.0 shows that increasing share of industry in terms of employment vis-à-vis the

service sector.

Overall employment rate in Biñan is relatively high with respect to the Laguna

average which posted employment rates of 89.30% in 1998 to 90.60% in 1999.

 6. Tourism

The tourism project of building the 26-hectare Southwoods Ecocentrum at the

heart of the Southwoods Community is a strong boost to Biñan’s tourism. The

Ecocentrum is envisioned to provide local and foreign tourists world-class facilities. The

structures to be built include three office towers, two hotels, the San Augustin Cathedral

Complex, a retail town center and four thematic districts – the Spanish, the Asia, the

Philippines, and the Americas districts.

One of the initial facilities built within the Ecocentrum is the Splash Island. It is

currently the main tourism attraction in Biñan. It offers various amenities such as slides,

and other aqua-based attractions. The facility is owned and operated by Fil-Estate

Ecocentrum Corp.

7. Circulation Network

Service Area

Extreme traffic congestion has been observed at the Poblacion. This can be

attributed to the concentration of traffic generators within a very limited road area. This

is aggravated by the public market of Biñan that is considered the main public market

frequented even by residents from Carmona and Sta. Rosa. Bus terminals located in

the Poblacion are accessible through narrow roads, while FXs, jeepneys, and tricycles,

and their terminals consume most of the lanes dedicated to traffic for their parking.

The SLEX exit at Canlalay-Halang Road causes traffic congestion at the MSR

end, as this is only a one-lane barangay road. The Calabuso road is also only a

Barangay road that functions as the sole west-east link.

Capacities
 Biñan is served by both the Commuter and the Long Distance Train Services of

the PNR and can be reached from Metro Manila through the South Luzon Expressway.

As of 1992, there are nine (9) bus lines plying Biñan – Manila, Manila-Batangas, Manila-

Sta. Cruz, and the Manila-Lucena routes with a total of 333 units. On the other hand,

there are 436 units covering Biñan – Calamba, Biñan-Pasay, and Biñan-Zapote routes.

Internal transport services are provided by PUJs and tricycles.

The transportation facilities are composed of 400 square meters Malaban Rock

causeway, used as a docking place for motor boats coming from the lakeshore towns of

Rizal and Laguna, the PNR station at San Vicente, and the various bus and jeepney

terminals mostly located in the poblacion.

There are five (5) bridges with a total span of 128 meters. As of 1992, there are

61.81 kilometers of road. National roads comprise 11.6% while provincial, municipal,

and barangay roads make up 12.9%, 6.54%, and 69% respectively. These, however, do

not include roads within the residential subdivisions. A large portion is paved with

concrete, covering about 66% while 32% are unpaved and the rest are asphalted.

Transport Demand

The ALMEC Study gives an aggregate estimate of present traffic demand for the

municipality of Biñan. The characteristics are shown in the following table.

Type within CALA to/from CALA Total

Intra LGU CALA M. Manila Others
Public 183109 98706 38041 1864 321720
Private 17406 33657 17816 1747 70626
Total (%) 51.1 33.7 14.2 1.0 100.0

Table 9.0 Transport Passengers Per Day, 1996

Source: CALA

There are a total of 392,346 person trips per day for the whole municipality.

Traffic to-and-from Metro Manila is about 14.2 percent lower than the average percent

for the CALA area. The private mode share is also low at 18 percent compared to the
CALA overall average of 22 percent, whereas, intra-local government share is high at 51

percent.

The projections of ALMEC, as given in Table 6.2, suggest that traffic will not

increase as much as the rest of the CALA area. While traffic for the other zones is

estimated to grow at an average of 5.6 percent, Biñan’s traffic will only increase by 3.6%.

Nevertheless, private vehicle trips are still expected to increase faster than that of public

transport.

2015/1996 Growth, % per year

Intra CALA to/fr MM Intra CALA to/fr MM
Public 1.56 1.24 2.4 1.1
Private 3.95 3.96 7.5 7.5

Table 10 Growth in Traffic Demand

Source: CALA
8. Utilities

Water Resources

The groundwater availability and carrying capacities for the Municipality of Biñan

based on groundwater resources, water extraction per unit area and population density.

With a safe yield extraction rate of 12.12 lps/km 2, Biñan has one of the highest

groundwater capacities among the lakeshore towns.

The carrying capacities are calculated from estimates of safe groundwater yield

and exclude potential supply from surface water bodies. Based on 1998 estimated

population density of 4,037 ca/km2, it is calculated that present water extraction levels

are approximately 73% of the safe groundwater yield. Future development should take

into careful consideration the availability of water source alternatives.

The major surface water bodies traversing the municipality are the Biñan and

Sta. Rosa rivers. Based on water quality and water use, Sta. Rosa River is classified as

Class B and could potentially be tapped for industrial water supply.

Water Utilities and Systems

 In terms of Level III water systems, the town is served by the Laguna Provincial

Waterworks System which covers also the towns of Sta. Rosa and Cabuyao. In Biñan,

this system serves a population of approximately 4,600 ca or only about 2.6% of the total

town population. In May 1999, water sales averaged 777 m 3 per day. Per capita

demand is around 169 litres per capita per day.

This Level III system covers mainly the urban areas. It covers 8 barangays.

Water source for this system mainly comes from a spring source located in the town of

Cabuyao. Applicable water rates are shown in Table 7.2. Many residential subdivisions

also operate Level III systems. These are shown in Figure 3.3 and Table 7.2. Level III

systems, both private and public, serve approximately 34.9% of the total population.

Consumer Type/ Water Consumption Water Rate

Residential
0-10 m3 P20.00
11-30 m3 P0.50 per m3
31-50 m3 P1.50 per m3
51-70 m3 P2.00 per m3
71-100 m3 P2.50 per m3
More than 100 m3 P3.00 per m3
Commercial
0-10 m3 P50.00
11-30 m3 P1.50 per m3
31-50 m3 P2.50 per m3
51-70 m3 P3.00 per m3
71-100 m3 P4.00 per m3
More than 100 m3 P5.00 per m3

Table 11 Level III System Water Rates, 1999

Source: CBSRWS, 1999

Barangays No. of Connections

Poblacion 115
Platero 136
San Antonio 437
Malaban 23
Canlalay 26
San Jose 59
Sto. Domingo 30
San Vicente 46
 Others 60
Total 932

Table 12 Level III Coverage Area, 1999

Source: CBSRWS, 1999
Sewerage and Sanitation

At present, there is no public sewerage system. Domestic wastewater is

disposed of through soil percolation or through drainage canals or directly to surface

water bodies. Septic tanks reduce the pollution load but these are not maximised as

these are usually poorly designed and constructed and has little maintenance. Also, it is

noted that septic tank systems are not extensively used in the rural areas.

The industrial estates operate their own sewerage collection and treatment

systems. The treatment plants are secondary systems, which are designed to treat

wastewater to within the DENR standards.

The number of households with toilets, per type of toilet facility, as of 1990, has

only around 80% of the total households have sanitary toilets (water-sealed).

Type of Toilet Facility No. of %

Households
Water-sealed sewer/septic tank, used exclusively 13,543 51.75
by the household
Water-sealed sewer/septic tank, shared with other 3,907 14.93
households
Water sealed, other depository, used exclusively 1,348 5.15
by the household
Water sealed, other depository, shared with other 2,089 7.98
households
Closed Pit (antipolo) 808 3.09
Open Pit 426 1.63
Other (pail system, etc.) 1,157 4.42
None 2,890 11.04
Total 0 100.00

Table 13 No. and Type of Toilet Facility, 1990

Source: MPDO, 1990

Power
 All barangays are presently energized. As of 1998, there are about 39,902

house connections. NPC generates power and feed/transmits this to the MERALCO's

power distribution system. MERALCO estimates that they service at least 96% of the

population. MERALCO commercial and industrial connections/customers as of 1998 are

placed at 3,200 and 115, respectively.

Type No. of Connections % Average Rate

(P/kWh)
Residential 39,902 92.17 4.1630
Commercial 3,200 7.39 4.1361
Industrial 115 0.27 3.6369
Others 76 0.18 2.4835
Total 43,293 0.00 3.9886

Table 14 MERALCO Electric Connections, Average Rates, Sales, 1998

Source: MERALCO

Telecommunications

Telephone services are provided by PLDT, DIGITEL, PT&T and INTELCO and

total line/exchange capacity is around 28,100 lines. These telecommunication firms offer

direct distance dialing (DDD).

There are approximately 15.9 lines per 100 capita, which is above the national

density of 8.07 and Region IV density of 7.02, but is only around less than half the

telephone density of 28.62 in the National Capital Region (NCR).

SMART, PILTEL, Globe Telecom, and ISLACOM are among the

Telecommunications Networks providing cellular services in Biñan. Other

telecommunication services (i.e., telegrams, telegraphic transfers) are provided by the

National Telecommunication Commission, LBC Express, RCPI, PT&T and JRS Express.

Flood Control and Drainage

 The Biñan River and the Laguna de Bay serve as main receiving water bodies for

stormwater runoff. A system of storm drainage systems in the urban areas, residential

areas and industrial estates convey runoff to these natural water bodies. These consist

of reinforced-concrete pipes, open canals either lined or unlined and reinforced-concrete

rectangular culverts. Flooding is limited to tidal flooding in the lakeshore areas, in

particular portions of the areas in Barangays Malaban, De La Paz, and San Jose. At

worse, the flooding reaches a foot deep and does not subside for at least two days.

Flooding also occurs in areas where the drain capacities are inadequate.

3.2.2.2 Micro Site

Figure 45 Panoramic View of the Site
Source: Google Earth

Figure 46 Site Pictures – Portion A

Figure 47 Site Pictures – Portion B

Figure 48 Site Pictures – Portion C

Figure 49 Site Pictures – Panoramic

Figure 50 Road and Landmarks Map
 LOT
LOT BEARINGS DISTANCE (m) AREA (sqm)
NUMBER
N 74 DEG 24’W 117.55
N 28.7 DEG 24’E 72.10
N 38.4 DEG 24’W 65.20
N 28.7 DEG 24’W 59.38
N 30.4 DEG 24’W 55.26
N 22.2 DEG 24’W 60.49
N 0 DEG 24’E 39.93
S 23.8 DEG 24’E 83.99
Lot 1 2432-B 52579.44
S 23.8 DEG 24’E 59.83
S 15 DEG 24’E 105.77
S 19.3 DEG 24’E 62.18
N 64.7 DEG 24’E 81.99
S 18 DEG 24’E 93.48
N 84 DEG 24’W 66.40
S 80.1 DEG 24’W 37.08
S 65.3 DEG 24’W 37.51
N 83.3 DEG 24’W 139.90
N 20.8 DEG 24’E 72.10
Lot 2 2433 7860.05
S 67.2 DEG 24’W 117.55
S 0 DEG 24’E 52.41
S 67.2 DEG. 6’W 177.26
S 40 DEG. 6’W 26.96
S 61.1 DEG. 6’W 50.66
N 19.5 DEG 24’E 77.37
N 14.3 DEG 24’E 233.34 87715.79
Lot 3 2439
N 25.5 DEG 24’E 88.93
N 20.8 DEG 24’E 139.90
S 21.8 DEG 24’E 101.85
S 68.2 DEG. 6’W 78.32
S 0 DEG 24’E 125.95
N 28.5 DEG. W 49.95
N 61.5 DEG. W 7.39
N 0 DEG. E 33.35
S 79.10 DEG 24’E 30
N 18.3 DEG. W 41.56
N 25.6 DEG. W 87.50
Lot 4 2440-PT 61102.34
N 77.5 DEG. E 130.86
S 68.70 DEG 24’E 89.64
S 84.8 DEG 24’E 74.29
N 84.5 DEG. E 59.86
S 2.3 DEG 24’E 172.23
S 87.7 DEG 24’E 315.13
Lot 5 2440-B N 84.5 DEG. E 59.86 4047.4045
N 84.8 DEG 24’W 74.29
N 68.70 DEG 24’W 89.64
S 77.5 DEG. W 130.86
N 0 DEG 24’E 125.95
N 68.2 DEG. 6’E 78.32
 N 21.8 DEG 24’W 101.85
N 0 DEG 24’E 52.41
N 18 DEG 24’E 37.51
N 84 DEG 24’E 37.08
N 80.1 DEG 24’E 66.40
S 65.3 DEG 24’E 93.48
S 3.3 DEG 24’E 77.05
S 65.4 DEG 24’E 16.48
S 13.9 DEG 24’E 256.80
TOTAL LAND AREA 136,883

Table 15 Lot Bearings

LOT 4

Figure 50 Lot Distribution

Source: Google Earth
Figure 50 Sun and Wind Orientation
Source: Google Earth
 3.2.3 Site Analysis

3.2.3.1 Internal Strengths and Weaknesses and External

Opportunities and Threats (SWOT Analysis)

MACRO SWOT ANALYSIS

STRENGTHS

 Strategic Location

 Industrialized

 Highly Urbanized / Commercial

 Rich in Water Resources

 Non-IRA Dependent

 ICT/Computerized City Government Operations System

 Strong Political Will

 Presence of Tourist Spots (EK, Golf)

 Strong Collaboration between Government, Private and Civil Society organizations

 Strong TechVoc Schools

WEAKNESSES

 Flood-Prone Area

 Urban Problems (Traffic issues, environmental degradation, housing/ development of

slums, peace and order)

 Traffic Congestion

 Lack of Tertiary Schools

 Lack of Government-Owned Lands

 Outdated Baseline Data

OPPORTUNITIES

 Next Wave City / Tholons Ranking

 Increasing Job Opportunities

 Green Technology in Establishing Master Planned Communities

 Highly Urbanized City

 Water Transport System

 Development of Cuartel De Sto. Domingo

THREATS

 Aggressive Investment Promotional Campaigns of Neighboring LGU’s

 Development and Industrialization of Upland Cavite

 Deterioration of Laguna Lake

SO, WO, ST and WT Strategies

S-O Strategies

 Match local manpower skills with the required standards of industry (ICT, Mfg., etc.)

through training, capability building

 Invite potential investors/aggressively promote the city to the target locators as the

ideal investment location.

 Apply and upgrade the city status from a component city to highly urbanized city

 Promote comprehensive tourism package linking local tourist attractions (EK, old

houses, Cuartel De Sto. Domingo, manufacturing plants like Toyota, Nissin, Coca-Cola)

 Take advantage of strong and active presence of private sectors and civil society in

the promotion/conduct to projects and programs

 Maximize the technology (ICT) adopted in government services to promote

transparent, efficient and relevant services to Santa Rosa constituents.

 Adoption and mainstreaming green technology to government centers and new

developments. As exemplified by Master Planned Communities

S-T Strategies

 Operationalization of investment code through political will to promote the city to

investors

 Coordinate with upland Cavite for possible collaboration/metropolitan arrangement to

come up with a win-win solution in addressing their development in relation to its effect

(flooding in Santa Rosa)

 Through the CPDC and CENRO, collaborate with LLDA and other related agencies on

how Santa Rosa can help/participate in taking care of Laguna Lake

 Promote sustainable development in the management of local watershed

W-O Strategies

 Promote water transport system as alternative mode of transportation to alleviate

worsening traffic conditions

 Implement CBMS to identify unemployment rate, poverty rate, etc. to clearly identify

the people who most need scarce government services and avoid free riders that will

strain the city resources

 Promote the conversion of the city to HUC to be able to have a sole and dedicated

congressman that will lobby the national government in providing additional tertiary

schools, hospital supports, etc.

W-T Strategies
  Implementation of the Drainage Master Plan awaiting metropolitan agreement with

upland Cavite in mitigating flooding in the city.

 Training/capability building of non-civil service eligible employees to match the needed

skills standard of BPO and other industries.

 Relocate informal settlers encroaching on Laguna Lake to a relocation housing site

through a government housing program (to protect and restore Laguna Lake and social

housing services to deserving indigent members of the community).

MICRO SWOT ANALYSIS

STRENGTHS

˗ The site is generally plain and slope will not be a major problem for the proposed

mixed-use development.

˗ Southern Luzon Expressway (SLEX) is accessible within the site, also SLEX has

Mamplasan Exit which directs the users to the destination unabridged.

˗ The site is located at suburban areas where land tends to be lesser CBD (Central

Business District)

˗ Biñan City is a government agency that is a pro-business.

˗ The site is low susceptibility to flood and other hazards.

WEAKNESSESES

˗ There are business parks and industrial complexes that are already present in

the site. These establishments are considered a competition for the proposed

project.

˗ The site is located wherein the state doesn’t enjoy population growth.
 ˗ The infrastructures within the city to reach the site will be challenging because of

the inadequate financing allocated to it.

˗ The national and local government will be unable to meet social and

infrastructure requirements and rely on role of nearby towns to support its

growth.

˗ The location of the site is near the Splash Islands wherein the noise and waste

pollution are problems of the site.

OPPORTUNITIES

˗ The proposed project can help boost the quality of existing commercial

establishments in the city.

˗ A good road network will provide easy access to the users of the project. It will

attract more investors to use the proposed project.

˗ Within the vicinity, small number of business establishment is being erected. It’s

an opportunity that the site is very suitable to the proposed project.

˗ The project will be a major economic driving force will come from commercial

activity from poblacion, industrial activity from IEs, SME/industries in town.

THREATS

˗ The active Marikina Fault Line is located in Barangay San Francisco where the

site is located. Though the fault line is not located directly in the site, it will greatly

affect when the fault line moves.

˗ The presence of existing business establishments might create competition to

the proposed project.

˗ The location of the existing facilities within the city proper may create advantage

to the proposed project.

 ˗ The existing urban infrastructure and transportation requirements will be unable

to accommodate development requiring greater public sector involvement in

transport and traffic management.

3.2.3.2 Summary of Site Analysis

There are many key concerns in the site. Because of the fundamental

characteristics of the site, the development of the proposed project will result site

possibilities and problems objectively. Through the process of site selection, the site was

analyzed and visualized to embrace more strength rather that weakness and

opportunities and threat. The utilization of the site advantages before and after the

development is the consideration to be presented in the site development plan.

The disadvantages will depict possible solutions or approaches to lessen the

negative effect and developed it to opportunities rather than liabilities.

With the enumerated site advantages and disadvantages, the researcher

analyzed that the site will be productive and appropriate for the development of the

project.
 3.2.4 User’s Analysis

3.2.4.1 Users Demography

The proposed mixed-use development project targets to cater the massively

increasing number of business industry in the whole province that is showing a big

response to the decrease of unemployment rate, not only in the southern Luzon Region

but also in the whole country.

Proof of Progression

The proposed project aims to have its mark and make a name in the business. It

is in particular of the service sector which includes call centers and other (IT) information

technology related services that has a vast number in Biñan. The pursuance of the

mixed use development is in line of this sector that aims to put this service sector

wherein they will be arranged in a systematized manner, which the future users,

investors and clients will enjoy easy and fast access to every service sector inside the

business park. That is worth the convenience for them for not travelling from one place

to another.

Top Companies that will occupy the business park:

BPOs (Business Process Outsourcing Companies)/Call Center Companies

 Accenture

 Access Worldwide Communications Inc.

 Affiliated Computer Services

 APAC Customer Services

 Convergys Corporation

 Dell

 Headstrong Company
  IBM

 Innodata Isogen

 iSys Global Information Technology Services

 JP Morgan Chase

 Phil-Am Outsourcing Solutions Inc.

 Rainmaker

 Sitel

 StarTek

 SupportSave

 Sutherland

 Sykes Enterprises

 Teleperformance

 TeleTech

 Telus

 Megaworld Corporation

 Philippine National Construction Corporation

Information Technology

 Indra Philippines

 Accenture

 Asiatech Global Innovation Co. Ltd.

 DataOne Asia Philippines Inc.

 Microsoft

 Misys

 Trend Micro
  Headstrong

 iSys Global Information Technology Services

 IMB

 Codelean Inc.

 inWrite

Banking

 Allied Bank

 Asia United Bank

 Asian Development Bank

 Banco de Oro Universal Bank

 Banco Santander

 Bank of the Philippine Islands

 China Banking Corporation

 Chinatrust Commercial Bank

 Development Bank of the Philippines

 Equitable PCI Bank

 East West Bank

 Export and Industry Bank

 Hongkong and Shanghai Banking Corporation Limited

 Land Bank of the Philippines

 Metropolitan Bank and Trust Complany

 Philiadelphia National Bank

 Philippine Bank of Communications

 Philippine National Bank

  Philippine Savings Bank

 Philippine Veterans Bank

 Philtrust Bank

 Planters Bank Development Bank

 Rizal Commercial Banking Corporation

 Security Bank

 Union Bank of the Philippines

 United Coconut Planters Bank

Telecommunications

 Bayan Telecommunications Inc.

 Digital Telecommunications Philippines

 Globe Telecom

 Philippine Long Distance Telephone Company

 Red Mobile

 Smart Communications

 Talk ‘n Text

 Sun Cellular

 Touch Mobile

Real Estate Company

 Ayala Land Inc.

 Jollibee Foods Corp.

 Ayala Corp.

 Globe Telecom

 San Miguel Corporation

 Bank of the Philippine Islands

 ABS-CBN Broadcasting Corp.

 Philippine Long Distance Telephone Co.

 SM Prime Holdings

 Banco de Oro Unibbank

3.2.4.2 Organizational Structure

Owner

General
Manager

Sales &
Business Resident Inventory
Promotion
Manager Manager Manager
Manager

Public Area Convention Chief

Retail Shops
Management Manager Accountant

Publicity
Hotel Housekeeping Clerks
Manager
 Mail and
Restaurant Clerk
Information

Security
Figure 53 Organizational Structure of the Owner

HomeOwners

Department
Owner Board of Trustees
Manager

Maintenance

Figure 54 Organizational Structure of the Owner to Board of Trustees

Officers

General Manager Supervisor Trainors

Trainees

Figure 55 Organizational Structure of the General Manager

 Public Area
Management
Public Area
Supervisor
Utility Men
Gardening &
Maintenance
Pest Control
Housekeeping
Management
Garbage
Management Housekeeping
Supervisor
Garbage
House Cleaining
Management
Services
Supervisor
Linen & Laundry
Staff
Supervisor
Sorters
Linen Attendant
Mail Clerks
Resident Laundry Attendant
Manager Ironer

Mail and Information

Management Security
Mail & Information Department
Supervisor Security
Mail & Information Supervisor
Supervisor Sercurity
Mail Clerk Guards/Watchers
Information Clerk

Figure 57 Organizational Structure of the Resident Manager

BPO Organizational Structure

HR Dept.
General Assistant
Office Dept. Director
Gen. Office
Financial
Rep. Head
Finance
Accounting

Sales Dept.
Sales Office
Head Officer Secretary Head
Sales &
Marketing Marketing
Dept. Officer
Marketing
Head
Event
Coordinator

Maintenance
Technical
Security
Support
Technical
Support
Figure 57 Organizational Structure of the Head Officer
 3.2.4.3 Behavioural Pattern/Analysis

Executive Officers

ARRIVE LOG IN OFFICE BREAK

WORK

APPOINTMEN BOARD
T MEETING

LOG OFFICE LOUNGE

LEAVE (SNACK)
OUT WORK

Figure 58 Behavioural Pattern of Executive Officers

Employees

ARRIVE LOG IN OFFICE BREAK

WORK

MEETING REPORT

LOG OFFICE LOUNGE

LEAVE (SNACK)
OUT WORK

Figure 59 Behavioural Pattern of Employees

 Front Office Attendants

TIME IN LOBBY TOILET ATTENDING BREAK

GUESTS TIME

LOUNGE TIME OUT

AREA

Figure 60 Behavioural Pattern of Front Office Attendants

Head of Security

TIME IN

TOILET OFFICE MONITORING BREAK

TIME

SUPERVISING ALL SECURITY

GUARDS

TIME OUT

Figure 61 Behavioural Pattern of Head of Security

Security Guards

TIME SECURITY MOBILIZING

IN POSITIONS

TOILE REPORTING TO BREAK

TIME
T HEAD TIME
OUT
SECURITY

Figure 62 Behavioural Pattern of Security Guards