Nature of the Project/Background

History

Sagay City was formerly known as Arguellas. It was founded by Teniente

Francisco Rodriguez and Basilio Cordova on 1860 in the mouth of the Bulanon River.
Later, by the order of the Spanish governor, the town was transferred to Pueblo de
Magallanes (now known as Old Sagay) to honor Fernando Magallanes.

It was in 1906 that the name of the town was changed into Sagay. It was taken
from the semi-spherical shell called “sigay”, which can be found in the area. At this
period of Sagay’s history, land transportation began to supplant sea travel but the
seaside community continued to flourish. The first public schools conducted in English
were established and Mr. Cornelio Pascual Sr. was assigned as the first English teacher
in Vito. More American missionaries were also sent to tutor more Filipino English
teachers.

Population/ Language/ Area

As of 2010, Sagay City recorded a population of 140,740, all living in a land area
of 330.34 km2 (127.54 sq mi). Sagay City is located along the northeastern coast of
Negros Island. It is bounded on the north by the Visayan Sea, on the east by Escalante
City and the town of Toboso, on the south by the town of Calatrava, and on the west by
the cities of Cadiz and Silay.Architectural History.

Tourist Spots

Sagay Marine Reserve – this is a protected marine reserve established in 1999

to protect marine life in Carbin and Maca reefs. Sagay is the largest marine reserve in
the Philippines, covering an area of 32,000 hectares.

Himoga-an River Cruise – this is a community-based tourism project patterned

after the Bohol River Cruise. This cruise will take up to two hours. This boat also serves
as a floating restaurant.
 MUSEO SANG BATA SA NEGROS

This interesting whale-shaped building located

at Brgy. Old Sagay facing the 32,000-hectare
protected seascape, Sagay Marine Reserve, is the
first hands-on and children’s interactive museum
outside Metro Manila aimed to promote the love of the
sea. The exhibit at the first floor focuses on the marine
environment with emphasis on the importance of the marine ecosystem and its threats.

It also has an exhibit on international folk arts and toys, Philippine crafts, health
exhibit on smoking and values education. It also houses the Joseph Galicia Marañon
Library, a collection of books and memorabilia of the late Governor Joseph G. Marañon.
Among its programs are: Marine Biodiversity Conservation and Climate Change
Education Program, Sponsor a Museum visit, Junior Museum Guide, Adlaw sang
Kabataan, Marine Camp for kids, Art and Recycling workshop, interactive storytelling,
Elementary Science Teachers Training among others.

The museum is being managed by the Museo sang Bata sa Negros Foundation.
It is strongly recommended to stop over here before going to other nature-based
destinations.

SUYAC ISLAND MANGROVE ECO-PARK is the first

fully-community based eco-tourism project in line
with the city’s thrust on sustainable tourism
development. This site is the home of one of the
oldest and biggest mangroves particularly
sonnertia alba or commonly known as pagatpat
specie in Negros Occidental. Best to visit is during
high tide where you can enjoy swimming and mangrove paddling.

The community also offers the freshest seafood with their Suyac kinilaw among
others. This eco-tourism project is a pro-environment, pro-community anchored on our
guiding principle “tourism enriches, protects and helps build communities.” It is being
managed by the community – Suyac Island Eco Tourism Association (SIETAS).

A social marketing pride campaign was launched in 2013 in the island and
continues to promote biodiversity conservation programs in the community. Portion of
the proceeds help fund community and environmental activities.

CARBIN REEF is a 200-hectare marine sanctuary

inside the 32,000-hectare protected seascape with
its huge, tongue-shaped creamy white sandbar. Its
clear water offers the freshest option for swimming,
snorkeling and picnic or just frolicking in the sand.
The sandbar is shaped by the wind and the current
and it differs each year.

To enjoy the amazing underwater, you may avail of the Buhay Dagat snorkeling
package. Guests are briefed of the protected area rules and regulations in line with the
sustainable and responsible tourism thrust of the City Government of Sagay. Prior
booking is recommended as carrying capacity is only 100 persons.

VITO CHURCH This church is a pilgrims place and

one of the historical landmarks of the City. It was
established by the Recollect friars in 1860. The
faithful flock to the church every friday in fulfillment of
their “panaad” or promise to the patron saint.
“Palapak”, a religious ritual placing San Vicente
Ferrer’s more than a century-old wooden image on
different parts of the body with ailments for healing
has been practiced for many years. Answered prayers and miraculous healing have
been attributed by the faithful to their vow of devotion to the patron saint. Pana-ad kang
San Vicente Ferrer is celebrated every first week of May.
 BALAY KAUSWAGAN which means “house of
progress” is Sagay City’s major accommodation
center owned and managed by the City
Government of Sagay. The center is a convenient
venue for seminars, skills trainings, exhibits, trade
fairs and social gatherings such as birth days,
weddings and other special occasions. It has also a
kiddie and a mini-olympic size pools. It is also showcases Sagay’s key attractions like
the marine sanctuary, its beautiful flora and fauna, food and handicrafts through
paintings and art objects that decorate the center.

SAGAY CITY DAIRY FARM is one of the most

sought after destinations of our city especially to
school children from other municipalities and cities
and also LGUs. It has now 136 COws with 36 milk
lines each providing an average of 14 liters per day.
The processed milk feeds malnourished children
from the different barangays of the city while some
are also sold at Balay Kauswagan.

TYPES

Rural residential (R-Low, 1 acre and larger)

A single-family residential development of large lots that are rural in character with
much of the unbuilt area predominantly provided on the individual lots. A rural
subdivision may have modified public improvement requirements (i.e. street width and
sidewalks)
Suburban residential (R1-2, R1-4 and MH-4)
A single-family residential development of medium sized lots for detached conventional
built dwellings within all of the above Zoning Districts and including manufactured
homes within the MH-4 Zoning District. A suburban subdivision will have additional
public improvements (i.e. street pavements widths and sidewalks) and more public
unbuilt common area requirements

Urban residential (R1-6 and MH-6)

A typical single-family residential development of small lots for detached conventional
built dwellings within the R1-6 Zoning District and manufactured homes within the MH-6
Zoning District. The urban density and traffic volumes will require increased public
improvements and greater public unbuilt common area

Multiple-family development (R-2 and R-3)

Detached single-family residential development, attached and multi-family residential
development, or cluster development as part of an approved PUD in locations that are
suitable and appropriate, taking into consideration existing conditions, topography,
future land use needs and availability of utilities

Mountainside development.
Detached single-family residential development, attached and multi-family residential
development, or a cluster development as part of an approved PUD on land where the
natural terrain has a slope of fifteen (15%) percent or greater

 Planned unit development (PUD).

A.    Residential Planned Unit Development. Designed to contain a mixture of residential
land uses ranging in density from single-family dwellings to multiple-family dwellings
including condominiums, patio homes and cluster developments.

Commercial development.
Commercial development as a conventional subdivision or as part of an approved PUD
in locations that are suitable and appropriate, taking into consideration adjacent land
uses, size and scale of development, traffic and availability of utilities.
Site Considerations & its contribution to Energy Efficiency

1. Area Planning

Project design should consider not only the reduction of cost of development to i
minimum but also the prcvision for possible future improvement or expansion, as in the
prescription of lot sizes, right-of-way of roads, open space, allocation of areas for
common uses and facilities' Land allocation and alignment of the various utilities (roads,
drainage, power and water) of the subdivision shall be integrated with those of existing
networks as well as projects outside the boundaries of the project site' e.9. access
roads set forth herein and should follow the standard specifications of the Department of
Public Works and Highways (DPWH).

2. Slte Preservation/Alteration

a. Slope

The finished grade shall have a desired s|ope to allow rainwater tube channeled into
street drains. Where cut and fill is necessary' an Appropriate grade shall be attained to
prevent any depression in the area. Grading and ditching shall be executed in a manner
that will prevent erosion or flooding of adjoining properties.

b. Preservation of Site Assets suitable trees with a caliper diameter of 200

millimeters or more, shrubs and desirable ground cover shall be
preserved.Where a good quality top soil exists in the site, it shall not be removed
and shall be preserved for finishing grades of yards, playgrounds, parks and
garden area.
c. Ground Cover Grass, shrubs, plants and other landscaping materials used icr
ground cover shall be of variety appropriate for its intended use and location.
They shall be so planted as to allow complete and permanent cover of the area
3. Easements

Subdivision projects shall observe and conform to the provisions of easements as may
be required by:

a. Chapter lV, Section 51 of the Water Code of the philippines on water bodies
b. National Power Corporation (NpC) on transmission lines
c. Fault traces as identified by pHIVoLCS per Resolution No. 55, series of 1992
d. Right-of-way of other public companies and other entities
e. For project abutting national roads (primary roads) adequate easement shall be
provided for road including loading and unloading as may be required by
national/local government units
f. Other related laws

4. Circulation

a. Depending on the classification of roads adjacent to the subdivision and the size of
the project site, the road network should result in a hierarchy of functions and should
define and serve the subdivisions as one integrated unit.

b. Roads complemented with pathwalk within the subdivision must be aligned to

facilitate movement within and in linking the subdivision to the nearest major
transportation route and adjacent property.

Whenever there is/are existing roads within the project site which shall be made part of
the subdivision, these shall be improved in accordance with the standards set forth
herein.

c. Streets should conform to the contours of the land as much as practicable.

d. Provisions of major street extension for future connection to adjoining developed

and/or underdeveloped properties shall be mandatory and integrated or aligned with
existing ones, if any.

e. Streets shall be so laid out to minimize critical intersections such as blind comers,
skew junctions, etc.
Suitability of Land for Subdivision: Land subject to natural hazards such as flooding,
wildfire, falling rock, landslides, and avalanches shall be considered unsuitable for any
occupancy that may impair the health, safety, or welfare of the inhabitants. Such land
shall be identified and shall not be subdivided until the hazards have been mitigated or
will be mitigated by the subdivision and construction plans in accordance with the
Sensitive Area Protection Standards of this Land Development Code. Where such
hazardous conditions are adjacent to lands proposed for subdivision, the proposal may
be denied unless potentially hazardous conditions are appropriately mitigated per this
Code.

17.19.140 Lots

A. Generally. The size, shape and orientation of lots shall be appropriate for the
location of the subdivision and for the type of development contemplated.

B. Lot Dimensions.

1. Lot dimensions shall comply with the zoning ordinance.

2. Depth and width of properties reserved or laid out for commercial, industrial, and
residential purposes shall be adequate to provide for the off-street service and parking
facilities required by the type of use and development contemplated.

3. Residential lots abutting major streets and highways shall be platted with sufficient
depth to permit adequate separation between the buildings and such traffic ways.

4. Lots should be designed with a suitable proportion between width and depth.
Normal depth should not exceed two and one-half times the width, nor be less than one
hundred feet.

C. Corner Lots. Corner lots shall be designed to permit setback on both streets as
required by the zoning ordinance.
D. Lots at Right Angles. Lots at right angles to each other shall be avoided wherever
possible, especially in residential areas.

E. Lot Lines. Side lot lines shall be substantially at right angles or radial to street lines.

F. Large Lots. Where lots are created of a size larger than normal for the area, the
planning commission may require that the plat be so designed as to allow for the
possible future resubdivision of such lots into sizes normal for the area.

G. Municipal Boundaries. Lots shall follow municipal boundary lines wherever

practicable, rather than cross them.

H. Double Frontage. Lots abutting a street at both front and rear shall be avoided
except where necessary to provide separation of residential development from traffic or
to overcome specific disadvantages of topography and orientation.

I. Flag Lots.

1. The use of flag lots in standard and abbreviated subdivisions shall be

prohibited unless the applicant requests a variance and the findings of fact
required in Section 17.27.020 are met.

2. If a variance is approved, the flag lot shall conform to the following

standards:

a. The “flagpole” portion of the lot shall not exceed in length 2.5 times the average lot
width (excluding the flagpole) or twice the depth of the lot, whichever dimension is the
lesser.

b. The flagpole shall be a minimum width of thirty feet and of a grade not exceeding
fifteen percent.

c. The flagpole shall be parallel to the closest existing lot line.

d. The flagpole shall not interfere with future access to surrounding properties.

e. The flagpole shall provide access to only one lot.

f. The flagpole is not adjacent to an adjoining flag lot or parallel to a public or private
road unless unique topographic conditions exist which would effectively prevent access
from the existing road.

g. No redivision shall be allowed to alter the status of the flagpole driveway unless
other access, meeting all of city, state, and federal requirements is first provided.

17.19.150 Existing substandard lots

Conveyance Restricted—Petition for Determination. In the case of a lot record at the

time of passage of land use regulations affecting that lot, which does not conform to the
land use regulations of the city, and which adjoins along a side lot line property held in
the same ownership, no such lot shall be conveyed nor shall a building permit be issued
for a structure on such a lot except in conformity with the following:

A. The owner of such substandard lot may, at any time prior to the proposed
conveyance of such lot or request for building permit, petition the city for a
determination as to the status of such lot.

B. Such petition shall be referred to the planning commission for study to determine
the practical possibility of a redivision of such ownership to provide lots which will be in
conformity to the land use regulations of the city and shall act within sixty days to give
consideration, among others, to the following factors:

1. The size, quality, and character of existing lots and building development in
the immediate area with a view to maintaining compatibility and protecting
existing values.

2. Where public sewer is not available, a lot size necessary to comply with DEC
standards.

3. The economic and engineering practicability of any possible redivision

17.19.170 Reservation of potential public sites

A. Design Consideration. In the design of the plat, consideration shall be given to the
adequate provision of and correlation with public sites or open areas which insure
adequate open spaces, sites for public use, public safety, and which serve to most
equitably apportion the cost of providing public facilities necessary to serve additional
families brought into the community by the subdivision development.

B. Reservation May Be Required. Where it is determined by the planning commission

that a portion of the plat is required for such public sites or open spaces, the subdivider
may be required to reserve such an area for a period not to exceed three years, after
which the city shall either acquire the property or release the reservation.

C. Tracts or lots which may be returned to the subdivider shall be provided with legal
and physical access, right-of-way easements for utilities, and other requirements for
buildable lots required by this code in the event that lots or tracts are subsequently sold.

Practitioners in land planning offer guidance on how to position the

development's streets and houses. Certain orientations can raise their worth and
attractiveness.

Efficiency and Cost Saving

Storm water can move through an open

channel across the tract or storm water
pipelines under the tract, depending on the
density and selected architectural option.
Altough they take up more land and are
typically more expensive to construct, open
channels can have a negative influence on a
subdivision’s overall density.

Planning Considerations

The subdivision should be planned in a manner that it can portray safeness and
confidentiality to the homeowners but can also promote togetherness in a community.
We will design it in clusters to show order to the different types of housing required.
Building Tech/Utilities

Electrical Power Supply

When power is available within the locality of the project site, its connection to the
subdivision is required. Actual connection, however, may depend on the minimum
number of users as required by the power supplier.

Provision of street lighting per pole shall be mandatory if poles are 50-meter distance
and at every other pole if the distance is less than 50 meters.

Installation practices, materials and fixtures used, shall be in accordance with the
provisions of the existing rules and regulations of the National Electrical Code of the
Philippines or the Local Electric Franchise Holder/Local Electric Cooperative or the local
utility company.

Electric bills shall be proportionately shouldered by the users prior to issuance of

Certificate of Completion (COC) and turn over of open space to Local Government Unit
(LGU).

Sewage Disposal System

a. Septic Tank

The sewage disposal system shall be communal or individual septic tank conforming to
the design standard of the Sanitation Code of the Philippines.

b. Connection to Community Sewer System

Whenever applicable, connections shall be made to an approved public or community

sewer system, subject to the requirements and provisions of

the Sanitation Code of the Philippines and other applicable rules and regulations with
regard to materials and installation practices.

Drainage System

The design of the drainage system of the subdivision shall take into consideration
existing development of adjacent areas relative to their impact/effect on its drainage
system, if any. Further, it shall conform with the natural drainage pattern of the
subdivision site, and shall drain into appropriate water bodies or public drainage system
or natural outfalls. In no case shall drainage outfalls drain into a private lot. Its layout
shall conform with sound engineering design principles certified by a duly licensed
civil/sanitary engineer. Drain lines shall be of durable materials and approved
installation practices.

The minimum drainage system for economic and socialized housing shall be concrete
lined canal with load bearing cover.

In case of non-existence of drainage system in the locality, catchment area for drainage
discharge shall be provided for and developed by the owner/developer in consultation
with local authorities or private entities concerned, to prevent flooding of adjacent
property. Moreover, said catchment area shall be made safe and maintained.

If applicable, the underground drainage system shall be provided with adequate

reinforced concrete pipes (RCP), catch basins, manholes/inlets and cross drain for
efficient maintenance. Minimum drainage pipe shall be 300 millimeters.

Garbage Disposal System

Garbage disposal shall be undertaken by the local government or in the absence

thereof, by individual lot owners or homeowners association, with proper observance of
sanitary practices and methods.

Fire Firefighting

The Homeowners Association shall form fire brigade in collaboration with the barangay
fire brigade. Water for fire fighting shall be part of the water supply requirements and
shall comply with the requirements of the local/district fire unit of the Philippine National
Police.

Utility easements

A. The planning commission shall require the reservation of utility easements along
street rights-of-way and along lot lines in subdivisions when utility providers
demonstrate a need for them. The subdivider and utility provider shall work together to
agree on the location and width of easements prior to the planning commission hearing.
B. Easements for single phase utility service and for minor utility distribution within the
subdivision shall be centered on rear and/or side lot lines and shall be a minimum of
twenty feet wide (ten feet on each side) with a forty-foot guying easement when
necessary.

C. Easements necessary for major utility distribution within the subdivision or for
extending utilities to surrounding areas shall be a minimum of thirty feet in width and
shall be provided within the street right-of-way whenever feasible.

D. All easements shall be sufficient to meet applicable city, state, and federal
requirements.

E. Where utilities are deemed necessary, easements shall be reserved to provide for
the extension of utilities to surrounding areas. The subdivider will be required to
dedicate necessary easements but will not be required to build utilities to serve
surrounding areas.

F. Where a subdivision is traversed by a watercourse, drainage way, channel or

stream, there shall be a stormwater easement or drainage right-of-way conforming
substantially with the lines of such watercourse, and such further width or construction,
or both, as will be adequate for the purpose.
Building Design Standards and Guidelines
Projects incorporating housing components shall comply with the following design
standards and guidelines.

A. Single Family Dwelling (Applicable for both Economic and Socialized Housing)

1. Lot Planning

a. Access to the Property

Direct access to the single-family dwelling shall be provided by means of an abutting

public street or pathwalk. However, pathwalk shall only be allowed as pedestrian access
to property for Socialized Housing projects.

b. Access to the Dwelling Unit

An independent means of access to the dwelling unit shall be provided without

trespassing adjoining properties. Acceptable means of access to the rear yard of the
dwelling unit shall be provided without passing through any other dwelling unit or any
other yard.

c. Open Space Requirements

Open spaces shall be located totally or distributed anywhere within the lot in such a
manner as to provide maximum light and ventilation into the building.

d. Sizes and Dimensions of Courts or Yards

The minimum horizontal dimension of courts and yards shall not be less than 2.0
meters. All inner courts shall be connected to a street or yard, either by a passageway
with a minimum width of 1.20 meters or by a door through a room or rooms.

Every court shall have a width of not less than 2.0 meters for one and two storey
buildings. However, this may be reduced to not less than 1.50 meters in cluster living
units such as quadruplexes, rowhouses and the like one or two stories in height with
adjacent courts with an area of not less than 3 square meters. Provided, further, that the
separation walls or fences, if any, shall be not higher than 2.0 meters. Irregularly
shaped lots such as triangular lots and the like whose courts may be also triangular in
shape may be exempted from having a minimum width of 2.0 meters, provided that no
side thereof shall be less than 3.0 meters.

e. Abutments

Abutments on the side and rear property lines may be allowed provided the following
requirements shall be complied with:

1. Open space as prescribed in the table.

2. Window opening as prescribed in Section 6.A.2.c below.

3. Firewall shall have a minimum of one hour fire resistive rating.

Building Design Standards (Applicable for both Economic and Socialized

Housing)

a. Space Standards

Spaces within the dwelling structures shall be distributed in an economical, efficient and
practical manner so as to afford the maximum living comfort and convenience and to
insure health and safety among the occupants. It shall provide complete living facilities
for one family including provisions for living. sleeping, laundry, cooking, eating, bathing
and toilet facilities.

b. Ceiling Heights
1. Minimum ceiling height for habitable rooms shall be measured from the finished floor
line to the ceiling line. Where ceilings are not provided, a minimum headroom clearance
of 2.0 meters shall be provided. (See Figure 5: Minimum Ceiling Heights)

2. Mezzanine floors shall have a clear ceiling height of not less than 1.80 meters above
and below it, provided that it shall not cover 50% of the floor area below it. (See Figure
6: Mezzanine Floor)

c. Openings

1. Doors

a. A minimum of one entrance/exit shall be provided where the number of occupants is

not more than 10 and 2 entrances/exits where the number of occupants is greater than
10.

b. Doors shall have a minimum clear height of 2.0 meters. Except for bathroom and
mezzanine doors which shall have a minimum clear height of 1.80 meters.

c. Minimum clear widths of doors shall be as follows:

2. Windows

a. Rooms for habitable use shall be provided with windows with a total free area of
openings equal to at least 10% of the floor area of the

room.

b. Bathrooms shall be provided with window/s with an area not less than 1/20 of its floor
area.

c. Required windows may open into a roofed porch where the porch:

1. abuts court, yard, public street or alley, or open water course and other public
open spaces;

2. has a ceiling height of not less than 2.0 meters.

3. Interior Stairs

The stairs shall ensure structural safety for ascent and descent, even in extreme cases
of emergency. It shall afford adequate headroom and space for the passage of furniture.

1. Width. Stairways shall have a minimum clear width of 0.60 meter.

2. Riser and Run. Stairs shall have a maximum riser height of 0.25 meter and a
minimum tread width of 0.20 meter. Stair treads shall be exclusive of nosing and/or
other projections.

3. Headroom Clearance. Stairs shall have a minimum headroom clearance of 2.0

meters. Such clearance shall be established by measuring vertically from a place
parallel and tangent to the stairway tread moving to the soffit above all points.

4. Landings. Every landing shall have a dimension measured in the direction of travel
equal to the width of the stairway. Maximum height between landing shall be 3.60
meters.

5. Handrails. Stairways shall have at least one handrail on one side provided there is a
guard or wall on the other side. However, stairways with less than 4 risers need not
have handrails, and stairs with either a guard or wall on one end need not be provided
with a handrail on that end.

6. Guard and Handrail Details. The design of guards and handrails and hardware for
attaching handrails to guards, balusters of masonry walls shall be such that these are
made safe and convenient.

a. Handrails on stairs shall not be less than 0.80 meter or more than 1.20 meters
above the upper surface of the tread, measured vertically to the top of the rail
from the leading edge of the tread. (See Figure 8: Stairway Design)

b. Handrails shall be so designed as to permit continuous sliding of hands on

them and shall be provided with a minimum clearance of 38 milimeters. From the
wall to which they are fastened. (See Figure 8: Stairway Design).

c. The height of guards shall be measured vertically to the top guard from the
leading edge of the tread or from the floor of landings. It shall not be less than
0.80 meter and no more than 1.20 meters. Masonry walls may be used for any
portion of the guard.

7. Winding and Circular Stairways. Winding and circular stairways may be used if
the required width of run is provided at a point not more than 300 millimeters
from the side of the stairway where the treads are narrower but in no case shall
any width of run be less than 150 millimeters at any point. The maximum
variation in the height of risers and the width of treads in any one flight shall be 5
millimeters. (See Figure 9: Winding and Circular Stairways)

8. Ladders. The use of ladders may be allowed provided that the maximum
distance between landings shall be 1.80 meters.

4. Roofing

Roofing material that is impervious to water shall be provided

e. Electrical Requirements

There shall be provided at least one light outlet and one convenience outlet per activity
area.

f. Fireblocks

When any 2 living units abut each other, a fireblock shall be required in which case the
fireblock shall be the masonry construction (e.g. cement, hollow blocks, bricks,
reinforced concrete, etc.), at least 100 millimeters and shall extend from the lowest
portion of the wall adjoining the 2 living units up to the point just below the roof covering
or purlins. (See Figure 10: Fire Blocks for Dwelling Units That Abut Each Other)
h. Firewall

Whenever a dwelling abuts on a property line, a firewall shall be required. The firewall
shall be of masonry construction, at least 100 millimeters thick, and extend vertically
from the lowest portion of the wall adjoining the living units up to a minimum height of
0.30 meter above the highest point of the roof attached to it the firewall shall also extend
horizontally up to a minimum distance of 0.30 meter beyond the outermost edge of the
abutting living units.

A firewall shall be provided for duplex/single attached units and at every unit for
rowhouses. No openings whatsoever shall be allowed except when the two abutting
spaces of 2 adjacent living units are unenclosed or partially open, e.g. carports,
terraces, patios, etc.; instead a separation wall shall be required. (See Figure 11:
Firewall for Dwelling Units on Property Line)
Building Design Standards

a. Living Units

In general, all building design standards for the single-family dwelling shall apply for all
living units of multi-family dwellings, except that, the minimum floor area of a living unit
in multi-family dwellings shall be 22 square meters for economic housing and 18 square
meters for socialized housing. Minimum floor area shall be in one floor level exclusive of
mezzanine, if any. For BP 220 condominium projects, the minimum floor area shall be
18 square

meters.

b. Exits, Corridors, Exterior Exit Balconies and Common Stairways

Standards for exits, corridors, exterior exit balconies and common stairways shall
conform with the provisions of the National Building Code of the Philippines, its
Implementing Rules and Regulations as well as the Fire Code of the Philippines.

c. Utilities and Services

To ensure healthful and livable conditions in the project, basic utilities and
services shall be provided the minimum requirements of which shall be:

c.1 Water Supply

Water supply shall be potable and adequate in amount; a main service

connection and a piping system with communal faucets to serve the common
areas like the garden, driveways, etc. shall be provided. Pipes branching out
from the main water line shall service the individual units which shall be provided
with individual water meters.

c.2 Power Supply/Electrical Service

If available in the vicinity, a main power service shall be provided with a main
circuit to service common lighting as well as common power needs of the
 dwellings. Like the water system, however, branch circuits with separate meters
shall service the individual living units.

c.3 Drainage System

Surface run-offs shall be channeled to appropriate repositories.

c.4 Sewage Disposal System

Sewage disposal may be accomplished by any of the following

Means:

a. discharge to an existing public sewerage system.

b. treatment in a community disposal plant, or communal septic tank.

c.Treatment in individual septic tanks with disposal by absorption field or leaching

pit.

c.5 Garbage Disposal System

Adequate services for the regular collection and disposal of garbage and rubbish
in compliance with applicable local ordinances.

c.6 Elevator Requirements (If Applicable)

Provision of elevators shall be in accordance with the requirements of the

National Building Code of the Philippines. The same shall conform with the plans
and specifications of the duly licensed design architect/engineer who shall
determine the requirement for elevators including the number of cars, capacity,
safety features and standards, elevator type, speed and location in relation to the
overall design and use of the building. The design architect/engineer shall certify
under oath that all components thereof are in accordance with the National
Building Code of the Philippines, the Accessibility Law, National Industry
Standards and other pertinent laws. (Approved as per Resolution No. 554, Series
of 1994).
 Compliance to the provisions of the Fire Code of the Philippines shall be
mandatory.

3. General Construction Requirements

a. Structural Requirements

All construction shall conform with the provisions of the latest edition of the Philippine
Structural Code.

b. Electrical Requirements

All electric systems, equipment and installation shall conform with the provisions of the
latest edition of the Philippine Electrical Code and the requirements of the electric utility
that serves the locality.

c. Sanitary Requirements

All sanitary systems, equipment and installation shall conform with the provisions of the
latest edition of Sanitation Code of the Philippines and its Implementing Rules and
Regulations and National Plumbing Code.

d. Construction Materials

The use of indigenous materials for site development and construction of dwellings shall
be encouraged, as long as these are in conformity with the requirements of these Rules
and ensure a building life span of at least 25 years, or in correspondence to loan terms
payment.
Application in Subdivision planning & design

Communities utilize subdivision and site design guidelines to control the partition
of property parcels into buildable lots and the subsequent design and layout of those
lots during the development process. When creating new lots, a subdivision typically
starts with the creation of a sketch plan (outlining the basic lot layout and any provisions
for public infrastructure), followed by the creation of a more specific preliminary plat
(outlining the building footprints and precise measurements), and finally the creation of
a final plat. Abbreviated procedures are often designed for minor subdivisions that entail
the establishment of just a handful of lots.

Implementation

As cities expand, they should use long-term planning tools, including the
comprehensive planning process, to determine where additional growth should be
centered. There may be pressure to place new construction in places where dangers
are known to exist. When evaluating a development proposal, communities must weigh
conflicting interests. For instance, the requirement for more workforce housing in a
neighborhood should be weighed against the need to safeguard natural regions, view
corridors, and natural hazard zones, as well as the security and welfare of the
development's future occupants. Communities are tasked with keeping development out
of harm’s way while enabling individuals to develop land along with stated regulations.

Communities have a difficult time in permitting individuals to develop land in

accordance with stated policies while keeping development out of harm's way.
Subdivision standards, which permit new subdivisions to be approved when they meet
conditions to mitigate hazards, such as water cisterns for wildfire protection, slope
stabilization for landslides and rockfall, and keeping buildable lots out of the floodplain,
can frequently help communities find a middle ground. Cluster subdivisions, density
bonuses, and transfer of development rights (TDRs), all of which are effective methods
for encouraging hazard avoidance, can be investigated as additional incentives and
rules. These are all covered in different planning tool profiles.
Example usable open space calculation:

For a 100 acre site area with 2 acre residential lots, calculate the usable open space
requirement:

100 acre x 0.10 x 0.50 = 5 acres usable open space One aspect of open space is the
need for a formal written maintenance agreement to ensure that the open space is
maintained properly.

Zoning

Many times the project parcel will require rezoning from agricultural to residential. Since
the rezoning process involves public review or hearings, early scheduling of this
process is important. Some different designations of zoning are: rural residential, low
density, medium density, high density, cluster and planned residential. The zoning
ordinance is the primary source for this type of information.

On-site trails requirements

This requirement is another item that will affect the lot and street placement. It may
count, however, towards the open space requirement. The minimum widths vary
greatly, so it is a good idea to get local government confirmation on this requirement.

Sidewalk requirements

Sometimes sidewalks are only required along the primary roads to maintain connectivity
to neighboring areas. If the development is to be a Low Impact Development (LID),
traditional width concrete sidewalks may be prohibited.

Bicycle lanes

Bicycle connectivity may be required. Minimum widths, specifications and special

pavement striping are prescribed in the local design standards.
Off-site easements

If it is readily apparent that the water or sanitary sewer will have to be extended off-site,
then easements will need to be acquired from the owners of the affected properties.
Again, the planning stage is a good time to approach the owners and start that process.
Sometimes owners wishing to connect to public sewer or water are favorable to granting
easements.

Stormwater management

Consult the subdivision development standards or the stormwater design manual to

determine the requirements for stormwater management. If both water quality and water
quantity management are required, then this will usually increase the amount of area
needed for mitigation measures. Additionally, operation and maintenance agreements
are usually required for stormwater management devices.

LID (Low Impact Development) requirements

Many cities require Low Impact Development measures. Low Impact Development
refers to designs which incorporate natural methods for stormwater management and
reductions in overall impermeable surfaces. So for example, instead of using curb and
gutter, storm inlets and piping; grassed shoulders and ditches would be utilized to divert
runoff to swales. An example is shown below:
Slopes

Slopes greater than 30 percent, or otherwise unstable or subject to hazards, are not
allowed to be platted or developed for residential uses without mitigation controls in
place.

Natural Features

Subdivisions or development shall protect waterways, vegetation, and rocks and other
natural features or vistas.

Areas of Special Flood Hazard

Mapped special flood hazard areas identify areas where subdivisions shall not be
approved without evidence that it is not in a flood hazard or meets other flood damage
protection regulations to the satisfaction of the floodplain administrator.

Geologic Hazard Areas

Subdivisions and site plans must meet mitigation conditions prior to approval in mapped
geologic hazard areas in the Town as the information becomes available, including
provisions to prevent danger to human life or property.

Wildfire Hazard Areas

Applicants for subdivisions or other development must provide evidence from a

professional forester that the proposal meets several conditions, including adequate
roads for emergency services and criteria for wildfire areas published by the Colorado
State Forest Service.

Perimeter Fencing

Limits the height to protect migration of elk and deer.

Riparian Setbacks

To promote and preserve the quality of the river ecology, aesthetic, and recreation.
Tree saving

Some municipalities may have tree save requirements. Tree saving involves walking the
site and identifying various species of trees which the municipality has been defined as
environmentally valuable. These trees will need to be marked and protected from
damage during the construction process so it is important to determine this in the
planning stage so that the layout plan avoids these areas.

Screening Screening

in the form of fencing or landscaping, may be required if there is some type of use on
the adjacent property that would be considered aesthetically unpleasant.

Entrance requirements

Depending on the size of the proposed development, the primary road at which the new
entrance will intersect may require a right turn lane, a left turn lane, or both. The local
transportation department should be consulted. Among other data, the vehicles per day
(VPD) and average daily traffic (ADT) of the proposed development is needed to make
a determination. The Institute of Transportation Engineers’ (ITE) Trip Generation
Manual and the Transportation Research Board’s Highway Capacity Manual are two
sources for this information. A brief note about subdivision entrances; some
municipalities are veering away from total cul-de-sac design and are requiring at least
two entrance locations.

Proffers due to conditional zoning

There are a few states which allow proffers in exchange for a particular type of
rezoning. This basically means that the landowner voluntarily offers to either construct
some amenity, such as a park, or offers money in lieu of the improvements.

Impact fees

Impact fees are mandatory and pay for providing services such as schools, utilities,
roads, or parks due to the increased demand on these services. This is included in the
planning elements because some impact fees may prevent developers from proceeding
with the development.

Soil testing

Soil tests are needed to determine suitability for structural building requirements, road
bearing capacity, and stormwater management purposes. A geotechnical engineer
provides this type of service.

Underground utility location

Many seemingly untouched properties have old abandoned underground utility lines as
well as current active lines. A subsurface utility engineering (SUE) firm helps research
and locate these lines, thereby reducing costly Surprises.

Existing easements

While this element will be accurately detailed on the survey map at the plan
development phase, many times this information is easily accessible on county or utility
websites. Sketching or copying them onto your preliminary plan will help identify
conflicts early in the process.

Fire protection plans

Fire protection plans are sometimes needed in high fire hazard areas such as the
southwest part of the country. Identifying fire service (stations) availability is important
for all subdivisions even if a fire protection plan is not required.

Water and sanitary sewer availability

Meeting with the local utility companies in the planning stages will help determine if
there is availability and capacity for the new development. A formal acceptance letter
may be required. In the case of on-site septic tanks and water wells, usually the local
department of health or environmental health can furnish required regulations. A
community water system may be managed by either a local health department or the
state health department.
School capacity

Contact the local school board to identify any concerns with regard to the new
development. If capacity exists for anticipated increase in students, a formal letter may
be required as a condition for approval.

Site Analysis/SWOT

S: The size of the lot is 100,485 sq m or just a little over 10 hectares. This is a
substantial area for a medium sized residential development. Within the vicinity are
three schools, namely Old Sagay Elementary School, Northern Negros State College of
Science and Technology, and Emmanuel Christian Academy, an ideal element when
planning for residential areas. The site is also near the coastal area of Sagay City which
practically ensures the presence of a wet market nearby with fresh goods. Also, it being
near the coastal area, makes it more of a rural area and therefore relatively quiet and
peaceful.

W: The site being situated nearer to the coastal area means it is a little farther from the
the City center of Sagay which means it is also a little farther from certain amenities,
hospitals being one of them, specifically the Lopez District Farmers Hospital and the
AEMSMDH Hospital. As well as a handful of schools and government offices. The site
itself will require a considerable amount of prep work and clearing due to a large section
of it being used for agricultural purposes. Additionally, the access road to the site itself
is relatively narrow for a residential development of this scale.

O: The site poses a great opportunity for a moderate sized residential area, particularly
appealing to families and possibly retirees due to it being located in a relatively quiet
area. The vicinity of the site is also considerably empty which may pose an opportunity
for expansion in the future.
T: A threat to the development may be that it is a significant distance from the city
proper and may possibly put off a certain demographic looking to find a property. Also
due to the access road to the site being a bit narrow, road congestion may also become
an issue.

Cost Limitations & Opportunities, other design considerations

To minimize the cost while still maintaining the development’s energy efficiency, it
sometimes requires new architectural solutions emphasizing low-cost construction
principles, natural light and ventilation, use of local materials and increased reuse of
available materials. The challenge will be the maximizing the alloted site area. One
factor that might also limit the costing is the property value of the area.

This will be open the opportunity to use simple, locally-sourced materials and
techniques that are better at developing houses that are both cost-effective and
sustainable.