LYCEUM OF THE PHILIPPINES UNIVERSITY-CAVITE

COLLEGE OF ENGINEERING, COMPUTER STUDIES, AND ARCHITECTURE

ARCHITECTURAL DESIGN 6

OPEN MARKET SUBDIVISION

CASE STUDY

DELA CRUZ, FAITH NICHOLE M.

ELOPRE, OLIVER E.
SAGUN, RONALD ALLAN S.

ARCH 301
TABLE OF CONTENTS:

Introduction

Statement of the Problem

Presentation of the Problem

Hypothesis

Importance of the Study

Body

Background of the project

Presentation of data

Analysis and evaluation

Key points

Recommendations

Suggestions or strategies to achieve the solutions

What to do and who should do it

Supporting data/literature on positive points

Conclusion

Summary of key takeaways and recommendations

Cite the significance of your study

References

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INTRODUCTION

Owning a house is naturally a part of Filipino social status. It represents the

unique personality and standards of Filipino families that reflects the imparted design of

the house structure including the designer’s personality (Bello, 2009). Subdivisions are

residential projects usually found everywhere in the Philippines especially in the

province of Cavite. These areas of land are subdivided to cater individual residential lots

that comprises a community, a classified neighborhood of people. According to the

Presidential Decree No. 957 or the Condominium and Subdivision Law, there are two

types of residential subdivision: the open market and the medium cost housing projects,

all of which is determined according to the size of area allocated per lot.

It is ideal for a residential subdivision to cater not only the needs of the people in

terms of shelter but to also consider recreational and commercial facilities and

amenities to develop a comfortable and convenient living. One of the ways to analyze

spatial configuration of houses as a reflection of environmental and social outcome of

human movement and social interaction is space syntax analysis (Malaque III, 2018)

In relation to designing an open-market subdivision, it should be compliant to the

updated version of the PD 957 or the “REVISED IMPLEMENTING RULES AND

REGULATIONS FOR PD 957”, presenting sixteen parameters for planning and

designing standards for residential projects: Project Location, Land Allocation,

Minimum Lot Areas, Minimum Lot Frontage, Length of Block, Roads Right of Way,

Motor Court Alley, Hierarchy of Roads per Project Size Range, Roads Specification,

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Road Pavement, Water Supply, Electrical Power Supply, Drainage System, Sewage

Disposal System, Garbage Disposal System, Shelter Component,

Setbacks/Easements.

STATEMENT OF THE PROBLEM

Developing the site should strictly comply to the PD 957, however, the two

selected subdivisions: Governor’s Hills Subdivision and Antel Grand Village fail to

comply to all of the standards, therefore the researchers has come to mind the following

statements of the problem:

● What are the present issues regarding the physical aspect of the

subdivision acknowledged by its residents?

● What are the inadequacies in both subdivisions that may have taken hold

of its security and safety of its residents?

● What are the unnecessary features present in the subdivisions that do not

contribute to the security and welfare of the residents ?

Physical Observations of the Subdivisions

❖ Governor’s Hills Subdivision

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 The Governor's Hills is a mixed-use Village Development located at

General Trias, Cavite. The community is an integration of institutional, commercial

and residential functions master planned. It is an 89-hectare land constructed in

2005. 21 years later, the signs of wearing out and unpleasant surroundings are

clearly present:

1. Rusting and worn-out materials

a. Basketball court, fences and rings

b. Streetlight posts

c. Driveways

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 d. Security posts

e. Parks and green areas

2. Inadequacies

a. Streetlights on critical locations

i. Collector roads

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ii. Driveways

iii. Spine Road

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b. Pathway for pedestrians

c. Parking space of houses located along the collector road

d. Water Tanks (1 tank for three subdivision phase)

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 e. Maintenance

i. Parks (before and after)

before

after

3. Unnecessary Features

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 a. Abandoned Guard house and post

i. Located at the center converging the bridge

ii. Collector road (abandoned in 2020)

❖ Antel Grand Village

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 The first and only self-contained community, located between Kawit and

General Trias, Cavite, the Antel Grand Village, spans 200 hectares and includes

planned residential villages, a communal district, a commercial center, and a 1.7-

hectare resort and country club.

1. Inadequacies

a. Vegetation to provide shade

i. Streets

ii. Impractical species of trees are planted

b. Pedestrian pathway obstructed by electrical posts

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c. Speed Humps

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2. Noise

a. Noise pollution (from “Retirement in the Philippines Vlog”)

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HYPOTHESIS

● If the worn out materials are removed or replaced by new sustainable

materials, and renovating the broken driveways, the negative feedback

from its residents shall be reduced.

● If the inadequate streetlights, parkings, pathways, water tanks, and

maintenance of the subdivisions are established, the chances of

accidents, crime, and water supply-related issues shall be reduced.

● If the abandoned guard house and post are removed, the traffic

obstruction for the vehicles shall be reduced.

● It is hypothesized that planting the correct species of trees, the air quality

and the noise pollution will improve, as well as the chances of traversing

by foot is increased.

● It is hypothesized that adding more speed bumps will decrease the

chances of vehicle related accidents and lessen the noise pollution.

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IMPORTANCE OF THE STUDY

This study aims to contribute to the field of architecture particularly regarding the

Zoning and Site Planning as it aims to address the importance of “REVISED

IMPLEMENTING RULES AND REGULATIONS FOR PD 957” compliance when

developing a subdivision.

Furthermore, this will benefit some groups, such as architecture students, who

are now studying zoning and site planning as an academic prerequisite for their design

subject, as this study will be able to provide references and essential information.

Moreover, this will benefit real estate developers by providing them relevant

information to consider before designing a residential project.

Lastly, this study may serve as a related literature for other researchers who

desire to explore the subject.

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BACKGROUND OF THE PROJECT

Governor’s Hills Subdivision

A project of Suntrust Properties, Governor’s Hills Subdivision, located at Biclatan,

General Trias City, Cavite, is designed to provide convenience for its residents as it

houses not only residential structures but also recreational amenities and institutional

facilities. Besides having nine phases to which lots are classified, the subdivision works

as one community in a Californian-Mediterranean theme with model houses named

Jazmine, Sofia, Ysabella, Katrina, Elyza, Casa Verona, and Amanda. Its amenities

include a village clubhouse, a gazebo, open spaces and mini parks, a multi-purpose

hall, pools, and basketball courts–allowing its residents to access recreational amenities

without having to go too far.. An educational facility, the Governor’s Hills Science School

(GHSS), is also situated inside the subdivision but is designed to give access to the

public so that even non-residents could enter (Suntrust Properties Inc., 2018).

According to Garcia (2015), the subdivision itself provides commercial spaces as

well for the purpose of convenience when in immediate need and source of income for

its residents. Its location also makes it the ideal place to reside as it is near economic

zones, businesses, leisure, malls, schools, and hospitals. Public transportation is also

available within the vicinity as it opens a public road to make it easier for its residents to

go places.

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 Overall, Governor’s Hills promotes a family-oriented community, providing the

best of its features to ensure its residents’ safe, convenient, and efficient living while

being in a country environment situated in the middle of the busy areas of General

Trias, Cavite (Lamudi Philippines Inc., 2021).

Development Size: 89 hectares

SITE ANALYSIS

RESIDENTIAL VARIANTS

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❖ Jazmine ❖ Katrina

❖ Sofia

❖ Elyza

❖ Ysabella

❖ Amanda

Residential Lot Floor Starting

Unit Type House Features
Variants Area Area Price

Jazmine 2-Storey 154.00 160.00 ₱7,088,260 ➢ Carport

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 Single sqm sqm ➢ Family Area
Detached ➢ Service Area
➢ 3 Toilet & Bath
➢ 4 Bedrooms
➢ Balcony

Sofia 2-Storey 132.00 115.08 ₱6,571,420 ➢ Carport

Single sqm sqm ➢ Family Area
Detached ➢ Service Area
➢ 2 Toilet & Bath
➢ 4 Bedrooms
➢ Balcony

Ysabella 2-Storey 120.00 109.50 ₱5,225,040 ➢ Carport

Single sqm sqm ➢ Family Area
Detached ➢ Service Area
➢ Toilet & Bath
➢ 3 Bedrooms
➢ Balcony

Katrina 2-Storey 74.00 80.10 ₱2,675,440 ➢ Carport

Triplex/ sqm sqm ➢ Family Area
Rowhouse ➢ Service Area
➢ 1 Toilet & Bath
➢ 2 Bedrooms

Elyza 2-Storey 231.00 206.00 ₱9,063,344 ➢ Carport

Single sqm sqm ➢ Family Area
Detached ➢ Service Area
➢ 4 Toilet & Bath
➢ 4 Bedrooms
➢ Balcony

Amanda 2-Storey 154.00 167.00 ₱8,078,516 ➢ Carport

Single sqm sqm ➢ Family Area
Detached ➢ Service Area
➢ 4 Bedrooms
➢ 2 Toilet & Bath
➢ Balcony
TABLE 1.1 - RESIDENTIAL VARIANTS

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 STREET SIZE

Major Road 12.00 meters

Collector Road 9.40 meters

Minor Road 4.00 meters

Sidewalks 1.20 meters

Motor Road 2.50 meters

Alley 2.00 meters

Entrance (per phase) 8.00 meters

TABLE 1.2 - STREET SIZE

AMENITIES ESTIMATED AREA

Village Clubhouse 1,868.00 sqm

Multi-purpose Hall -

Outdoor Swimming Pool 627.00 sqm

Indoor Bar Pool -

Mini Garden with Gazebo 2,502.00 sqm

Basketball Court 675.00 sqm

Mini-Golf Course -

Mini Park 561.00 sqm

Governor’s Hills Science School 4,606.00 sqm

(GHSS)
TABLE 1.3 - AMENITIES

ANALYSIS AND EVALUATION

OPEN MARKET HOUSING

PARAMETERS PD 957 GOVERNOR’S HILLS

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 Within suitable sites for Within suitable sites for
housing and outside housing and outside
Project Location potential hazard prone potential hazard prone and
and protection areas. protection areas.

Land Allocation

Saleable 70% 70%

Non-Saleable 30% 30%

In no case shall an
area allocated for
parks and playgrounds
Parks and Playgrounds be less than 100 sqm More than 500 sqm
and the same shall be
strategically located
within the subdivision.

● Multi-Purpose Hall
● Clubhouse
Multi-Purpose
● Parks
Center/Recreational
● Garden
Area
● Pools
Community Facilities ● Courts

Educational Governor’s Hills

Establishment Science School (GHSS)

Commercial Center Commercial Areas

Observe hierarchy of Observe hierarchy of

Circulation System
roads roads

Minimum Lot Areas

Single Detached 120 sqm 120 to 231 sqm

Duplex 96 sqm -

Single Attached 96 sqm -

Rowhouse 60 sqm 74 sqm

Minimum Lot Frontage

Single Detached

Corner Lot 12 meters VARIES

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 Regular Lot 10 meters VARIES

Irregular Lot 6 meters VARIES

Interior Lot 3 meters VARIES

Single Attached/Duplex 8 meters -

Row House 4 meters 4 meters

Hierarchy of Roads

Major Road 15 meters 12 meters

Collector Road 12 meters 9.4 meters

Minor Road 10 meters 4 meters

TABLE 1.4 - ANALYSIS AND EVALUATION

Antel Grand Village

Antel Grand Village is the island's first and only self-contained village. The

developers planned residential villages, a community district, a commercial center, and

a 1.7-hectare Recreational District spread across more than 100 hectares of

magnificence in the middle of green areas and riverbank in Cavite.

Antel Grand Village Island Community is strategically placed between the towns

of Kawit and General Trias Cavite, a few meters from the industrial zone and a

convenient stop-over on the Coastal Road Extension (R-1) diversion road going to

Tagaytay and Batangas.

Development Size: 89 Hectares (CHAR)

SITE ANALYSIS

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 PHASES LOT CUT SIZES

Grand Riverdale 125.00 - 150.00 sqm

Grand Forbes 192.00 - 200.00 sqm

Grand Oakridge 80.00 - 140.00 sqm

Grand Parklane 150.00 - 400.00 sqm

Grand Broadmore 100.00 - 150.00 sqm

Grand Cedarcrest 100.00 - 150.00 sqm

Grand Catalina 100.00 - 150.00 sqm

Grand Pasadena 100.00 - 140.00 sqm

Grand Meadows 80.00 - 140.00 sqm

TABLE 2.1 - PHASES

RESIDENTIAL VARIANTS

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❖ Tokyo ❖ Paris

❖ California

❖ New-York

❖ Nevada

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❖ Florida

❖ Daniella ❖ Sofia

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 ❖ Isabel

RESIDENTIAL Lot Area Floor Starting Price House Features

VARIANTS Area

Tokyo 100.00 107.35 ₱ ➢ 4 Bedrooms

sqm sqm ➢ 2 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Carport

New York 125.00 130.35 ₱ ➢ 4 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

Paris 150.00 187.32 ₱ ➢ 4 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

California 175.00 197.38 ₱ ➢ 5 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area

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 ➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

Nevada 150.00 163.81 ₱ ➢ 4 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

Florida 125.00 141.41 ₱ ➢ 4 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

Daniella 100.00 130.62 ₱ ➢ 3 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

Isabel 120.00 157.84 ₱ ➢ 3 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport

Sofia 80.00 98.95 ₱ ➢ 3 Bedrooms

sqm sqm ➢ 3 Toilet & Bath
➢ Kitchen w/ Service Area
➢ Living Area
➢ Dining Area
➢ Balcony
➢ Carport
TABLE 2.2 - RESIDENTIAL VARIANTS

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 STREET SIZE

Major Road 12.00 meters

Collector Road 9.40 meters

Minor Road 4.00 meters

Motor Road 2.50 meters

TABLE 2.3 - STREET SIZE

AMENITIES ESTIMATED AREA

Village Clubhouse -

Water Park -

Basketball Court -

Pocket Parks -

Tennis Court -

Playground -
TABLE 2.4 - AMENITIES

KEY POINTS

Governor’s Hills Subdivision

● The subdivision did not comply for the road sizes required as stated in PD

957, resulting to uneven pathwalks for pedestrian, however the spatial

allocations of the residential zone and amenities are properly situated:

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○ School is placed in the most accessible area for the residents and

enrollees from outside

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 OBSERVATION-BASED COMPARISON BETWEEN THE SUBDIVISIONS

The researchers identify the key points by doing site-visits, using online

platforms like google earth and street view, and sentiments from the actual residents of

the subdivision through facebook and youtube. This table represents which subdivision

progressed more effectively.

GOVERNOR’S HILLS
CATEGORY ANTEL GRAND VILLAGE
SUBDIVISION

Located on grassland with Located in the middle of

vegetation and trees. It is existing residential zones.
near to a college Surrounded by a
ACCESSIBILITY institution: LPU Cavite, converging river. Near the
Malls: Walter Mart, major roads connecting to
Divimart, SM Trece and Manila, an economic zone.
Sm Dasma. It is also
adjacent to an industrial
and economic zone.

Majority of the tree species Tree species (FoxTail

GREEN AREAS (Philippine Acacia) provide
shade and suppress noise
coming from vehicles due
to its Shape. Park has big
trees and bushes. But the
vegetation is not properly
distributed.
Palm Tree) planted from
the entrance serves a little
to none contribution to
provide shade and noise
suppression. But has a lot
of space to plant trees.

The houses are properly The residential zones are

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 ZONING zoned according to unit properly placed, few of the
type, not overly crowded streets may be disorienting
blocks to look at due to its large
area

ROAD Most of the roads need There still no reported

renovation issue about damaged
concrete roads

AMENITIES (inadequate) All basic amenity are All basic amenities are
present, no other sport present. No school located
amenity than basketball despite the size of the
court subdivision

RESIDENTIAL DWELLING Average to moderate type Modern type houses with

of design, average good design, good
materials are used to build materials are used for
the house. disaster prevention

PEDESTRIAN FRIENDLY Few pathways are Standards of designing

ENVIRONMENT provided, but there are few pathways are large enough
obstructions: Trash, to be walked with two
Untrimmed vegetation, adjacent people.
some pathways are little.

SAFETY DURING THE No lights from critical From the sentiments of the
NIGHT areas: High grass areas, residents, there are no
bridge, non-residential current report of accident
zone or robbery in the area

SAFETY FROM There are a lot of speed Less speed bumps per
VEHICULAR RELATED bumps to the roads street
ACCIDENTS

MAINTENANCE

PARKING SPACES

POLLUTION FREE

SECURITY

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