Local Regulations

Design review process

becoming part of the
land use regulatory
process
 Design
standards/performance
standards and the
process for reviewing
and approving designs
must be clear and
unambiguous
 Public Infrastructure

 Depth, location, and type of utility systems and

structures present on the site and adjacent to the site
are information useful in planning future uses of the site.
 Public Infrastructure
 Mapping – a site utility
inventory should at least
include the locations and
sizes of the utility
systems, if they exist on or
adjacent to the site:
 Stormwater sewer
 Sanitary sewer
 Potable water
 Electricity
 Natural gas
 Telephone
 Television cable
 Circulation
• Consider established
pedestrian and
vehicle circulation
patterns
• Consider effects of
proposed
development on
existing and future
circulation patterns
 Circulation
• On-site
circulation
systems must be
internally well-
organized and
must be linked
to off-site
circulation
system

• Avoid
pedestrian-
vehicle conflicts
Circulation • Mapping
– Consider land
use type
(residential,
commercial,
etc.) & land
use intensity
(e.g. vehicle
traffic, density
of residences)
Traffic Projections
Estimate of existing
and project traffic
volumes on adjacent
streets and highways
Bikeways Plan
 Buildings
• The massing and
placement of buildings in
a city contribute to the
character of the
neighborhood.

• The design context of a

site must be understood if
the new development is to
make a positive
contribution to the area’s
visual quality.
 Buildings
Ten Common design attributes in
traditional commercial districts:

1. Height 6. Roof form

2. Width 7. Materials
3. Setback 8. Color
4. Proportion of Openings 9. Sidewalk coverings
5. Horizontal Rhythms 10.Signs
 • Mapping – the
Buildings relationship between
mass and space on a
site and its
surroundings can be
assessed through a
figure and ground
analysis.

• The patterns of solids

and voids reveal a
site’s sense of
enclosure or openness
of the urban texture
surrounding the site.
Perceptual Quality
• Human perception of land-based
amenities – and disamenities –
involves at least 3 senses: hearing,
sight, and smell.

1. Visual quality
2. Sound quality
3. Air quality
Visibility (or Viewshed) Map

 Identification of viewsheds, or areas visible from

specific locations on the ground can be done in GIS
or topographic maps.
 Label what can be seen on the map (on-site and off-
site)
Visibility (or Viewshed) Map
• Include distinctive
features: rock
outcrops, water
bodies, wooded
areas, isolated
specimen trees;
stone walls, ruins,
churches, etc.
Visual Quality
• Consider the area’s
scenic qualities, or
visible characteristics
(form, line, color,
texture, and proportion)
• Take photos of scenes
• Views and vistas to
natural and cultural
features may be site
amenities with social
as well as economic
value.
Visual Quality
• Residential real
estate puts a
premium on
seclusion and
screening from
off-site locations.
Visual Quality
• Commercial project
requires good
visibility from
adjacent streets,
highways, and
other off-site
locations
(advertising)
 Visual Quality

• A landfill, overhead wires, industrial sites

are elements that degrade a landscape’s
visual quality
Visual Quality

 Views to historically significant

bldgs., prominent mountains, or
other landmarks are important
site attributes because they
convey a sense of place.
Visual Quality
Restricting the
heights of bldgs.
In capitol cities
are efforts to
maintain the
visual prominence
of each city’s
capitol bldg.
Noise and Odors
• May vary on a
daily or seasonal
basis

• Significant impact
on the perceptual
quality and
recreational
experiences in
outdoor
environments.
Noise and Odors
• Odors are
problems with
sites near large
industrial or
agricultural
operations.
– Consider the
direction of the
prevailing
breezes
Noise and Odors
• Prolonged noise can
cause permanent
hearing loss, and
can lead to other
human health and
development
problems. (i.e.,
delay in reading
skills and language
acquisition skills in
children)
Noise and Odors
• Hearing protection
is recommended
for anyone
exposed to 85
decibels or higher,
especially if the
exposure is for a
prolonged time.
 List of Maps and Data Requirements and the
Corresponding Sources
Data Requirements Sources
A. Geographical, Administrative/Political
Profile
1. Geographic location of municipality. NAMRIA (National Mapping Resource
Coordinates (longitudinal/latitudinal Information Authority)/ Topo Map
location)
2. Location and significant role in LGU/ Provincial Physical Framework
relation to the province, region, and Plan/ RPFP (other national, local area
country, if any plans)
3. Municipal land area and boundaries

4. Political Subdivisions (Urban-Rural DENR- FMB (Forest Management

Barangays) Bureau) & LMB (Land Management
Bureau)-LGU
5. Alienable and Disposable land DENR (Department of Environment and
Natural Resources)
B. Natural and Physical Characteristics
1. Climatological conditions – type of climate, PAG-ASA (Phil. Atmospheric,
prevailing winds, ave. annual rainfall & mean Geophysical and Astronomical
temp.-tidal patterns (for coastal areas) Services Administration)
2. Topogaphy – topographic relief, elevation, NAMRIA
slope, surface drainage (bodies of water within
the city/municipality)
3. Vegetation/Vegetative cover BSWM (Bureau of Soils and
Water Management) & LGU
4. Soil – type/classification, soil suitability, land
capability (if any)
5. Hydrogeologic Features – groundwater DENR-MGB (Mines and
resources, fault lines, volcanoes, bedrock Geoscience Bureau),
foundation PHIVOLCS
6. Conservation areas
Protected areas (NIPAS and non-NIPAS) both DENR
terrestrial and marine
Ancestral Domains National Commission on
Indigenous Peoples (NCIP),
DENR
Data Requirements Sources
6. Conservation areas
Prime Agricultural Land (NPAAAD) DA
Primary Forests and other forest types DENR-FMB
Historical, cultural and natural heritage NHCP, NCCA, DENR
sites
Wetlands (lakes, rivers, coral reefs, DENR, BFAR, NAPOCOR
mangroves, seagrass beds, marshes,
etc.)
Critical watersheds DENR, NIA, NAPOCOR, PNOC
Geothermal sites/plants PNOC
Mining, Quarrying areas DENR, MGB, Provincial Government
C. Land Use/Special Interest Areas
Ancestral Domain NCIP
Historical and cultural heritage areas NHCP/DOT/PTA/NCCA/LGU
World Heritage Sites NHCP/NCCA
Location of man-made structures, eg. LGU
Dams, reservoirs, if any
Data Requirements
Location/extent of mining, quarrying activities
such as sand, gravel, etc.
Previous Land use maps (10-20 yrs. Ago, if
any)
Previous Land use plans, if any
D. Environmental Condition
1. Location/Distribution/condition of fish
sanctuaries, coral reefs, mangroves, seagrass
beds
2. Classification of rivers/bodies of water within
the municipality
3. Quality of rivers, marine waters, etc. (degree
of pollution)
4. Probable source of pollution
5. Geologic/environmental hazards – fault
zones, volcanoes, tsunami prone areas, areas
prone to landslides/subsidence, areas prone to
noise, air pollution, etc.
Sources
LGU
LGU
LGU
DENR, Project Studies, surveys,
interview with the community
DENR, Project Studies, surveys,
interview with the community
DENR, Project Studies, surveys,
interview with the community
DENR, Project Studies, surveys,
interview with the community
PHIVOLCS, DENR-MGB, interview
with community, surveys, special
studies, if any
Data Requirements Sources

E. Other Land Related Data

1. On-going and pipeline projects: NGA (i.e., DPWH, etc.) LGU

type, location, area covered

2. Policies covering production, PPFP

protection, infrastructure and
settlement areas as defined in the
Provincial Physical Framework Plan
(PPFP)