SUBDIVISION DEVELOPMENT

By Engr. Willy Segovia

What is a “Subdivision?”
A large tract of land divided into smaller parcels.
Subdivisions can either be – Simple or Complex

Simple subdivision – no provisions for streets or open spaces.

Complex subdivision – divided into smaller lots served by streets and open spaces. Undertaken by a
subdivision developer.

Categories of “subdivision projects” as to usage –

Residential subdivision
Industrial subdivision
Agricultural subdivision
Planned unit development
Special “subdivision projects” –
Golf courses
Memorial parks
Pagcor Entertainment City
Trade zones

Process of Planning a Subdivision

1 - Identification of the property

Main source - agricultural lands.
Constrained by land reform, land consolidation is needed..
Reason for housing backlog.
Land consolidation of awards.

2 - Feasibility Study.
Legal feasibility
Market feasibility
Technical feasibility
Financial Feasibility

3 – Conversion
- Process of changing its zoning from agricultural to ...residential, etc.
A lot of bureaucracy, red tape and corruption.
It requires dealing with numerous government agencies both at the national level and the local
government level.

4 - Surveys.
Small parcels will be consolidated and re-planned into a subdivision.
Relocation surveys.
Topographic surveys.
Geological surveys.

5 – Planning, Engineering and Permitting.

Civil engineers, geodetic engineers, sanitary engineers, electrical engineers…landscape architects..
Permits and clearances:
DAR, DENR, LGU, HLURB, LLDA
Development Permit from LGU
Process of Planning a Subdivision

6 - Construction.
Perimeter fencing and entrance gates
Site grading and storm drainage
Paved streets and sidewalks
Sewer system and Water system
Electrical and telecom system, and
Community facilities – clubhouse, schools, parks and playground, etc..

7 - Marketing and sales.

Marketing is undertaken even before the start of construction. Many developers do pre-selling but some
build first before selling.

Government Agencies involved -

Department of Agrarian Reform (DAR)
Local Government Unit (LGU) – zoning clearance, development and building permits.
HLURB – technical approvals, registration and license to sell.
DENR – environmental compliance and clearances.
Department of Agriculture – certification that land is no longer best used for agriculture
Land Management Bureau - review of surveys and approval of subdivision plan
Land Registration Authority/Register of Deeds – issuance of lot tiles
Laguna Lake Development Authority (LLDA) – clearance for discharges
Laws and Regulations
PD 957 and IRR – registration, license to sell, technical guidelines
PD 1216 – open spaces, areas for parks and playgrounds
BP 220 and IRR – lowered design standards for economic and socialized projects
HLURB regulations – registration, license to sell
PD 1096 – National Building Code of the Philippines and 2004

Some technical terms

“Cul-de-sac” – dead-end street which ends in a circular space for turn-around;
“Chaplan” – the curvilinear boundary at the corner of a lot. Purpose: better visual at intersection.
“Gridiron” or “Square” planning – lots and streets arrayed into rectangular forms;
“Contour” planning – lots and streets could be trapezoidal, curvilinear to adapt to terrain;
Types of Lots –
Regular lot – usually a lot with a single frontage, all other sides bounded by neighboring lots.
Corner lot – a lot with two sides fronting a street.
Through lot – a lot where the front and rear are fronting the streets
Corner-Through lot – a lot with 3 sides fronting a street
Flag lot (also “Interior Lot”) – an inner lot accessed only through a narrow driveway. No street frontage.
Key lot – any kind of lot prescribed to be of higher value because of its location.
T-lot – “Tumbok” (pinoy definition)

Sequence for the Construction of the Subdivision

1. Earthmoving and rough grading
2. Fencing and main entrance gate
3. Road tracing
4. Installation of buried utilities
5. Paving of roads, other utilities
6. Construction of amenities
7. Turnover to buyers

Essential utilities in a subdivision

1. Water system – .. supply, distribution, metering, fire
2. Storm drainage system – .. collection, outfall
3. Sewerage system –.. collection, treatment, disposal
4. Electrical system – .. substation, distribution, metering

Q. A subdivision scheme where the resulting blocks are more or less rectangular in shape –
A) Gridiron subdivision
B) Simple subdivision
C) Complex subdivision
D) Open market subdivision

Q. A subdivision plan with street, passageway and open spaces --

A) Simple subdivision plan
B) Complex subdivision plan
C) Condominium project
D) Complex plan

Q. The curvilinear boundary at the corner of the lot, for the purpose of better visual at intersection is
called --
  A) Curb cut
B) Culvert
C) Chaplan
D) Cul-de-sac

Q. A lot where the front and rear are fronting the streets --
A) Flag lot
B) T-lot
C) Through lot.
D) Corner-through lot

Q. A lot surrounded by other lots and accessed only thru a driveway from the street.
A) Landlocked lot
B) Regular lot
C) Flag lot
D) Key lot

Q. In constructing a subdivision, ideally the first part to be completed is --

A. Fencing and main entrance gate
B. Earthmoving and rough grading
C. Road tracing
D. Installation of buried utilities
E. Construction of roads, other utilities

Q. Which type of lot will most likely be irregular in shape in a residential subdivision?
A. Regular lot
B. Through Lot
C. Cul-de-sac Lot
D. Flag lot

Q. In the technical description of a residential lot, the following need not be included --
A. Distance between lot corners
B. Latitude and Longitude
C. Bearing or direction of property line
D. Block and lot number
E. Surrounding lot