20240406_ARCH30274_AD06_2S2324_GROUP NO. 2.docx

REPUBLIC OF THE PHILIPPINES
POLYTECHNIC UNIVERSITY OF THE PHILIPPINES

COLLEGE OF ARCHITECTURE, DESIGN, AND THE BUILT ENVIRONMENT
A PROPOSED EXECUTIVE VILLAGE

Research and Data Collection (Part 1)
Presented to Ar. John Anthony Novero

Faculty, Department of Architecture
In Partial Fulfillment of the Requirements

for Architectural Design 06
(ARCH 30274)
Prepared by:
ATIENZA, Nikka Mae A.
BANDEJES, Windy O.
BENDECIO, Kimberly C.
MARINDA, Pauline A.
MEJIA, Sean Andrei E.
NICOLAS, Mary Joyce C.
VALDEZ, Rhea D.
Bachelor of Science in Architecture 3-1

March 2024
0
CHAPTER I
INTRODUCTION
1.1 BACKGROUND OF THE STUDY
Over the past years, Cavite has emerged as a remarkable powerhouse in the
country, contributing significantly to its development. Even in terms of population, Cavite
has been among the leading provinces with the highest growth rate as reported by the
Philippine Statistics Authority in 2020. This growth is not solely attributed to an increased
birth rate but is largely driven by the rapid internal migration of citizens from other
provinces, including the National Capital Region. As a result, the population density across
different districts of Cavite has been affected by the surge. According to the Cavite
Ecological Profile (2020), the effect of influx migration is mostly evident within the cities of
Dasmarinas, Bacoor, Imus, General Trias, and Tanza. However, the Cavite
Socio-Economic and Physical Profile (2011) highlighted that the crude population density
is not necessarily a development indicator, for some of these areas tend to experience the
overcrowding phenomenon.
In contrast, among the top five most populous cities in Cavite, General Trias stands
out due to its equitable development growth despite its population increase. While the City
of General Trias has the highest percentage increase of 1.43% in population shares, (CEP,
2020) its economic progress simultaneously thrives. In fact, based on the Department of
Trade and Industry's Cities and Municipalities Competitiveness Index, General Trias was
placed first in Economic Dynamism for component cities' Overall Competitiveness rating in
October 2019. Additionally, the city boasts the highest level of urbanization in Cavite, with
a rate of 95.23% as of the 2020 census by the Philippine Statistics Authority. This indicates
General Trias' rapid economic advancement, transforming from an agricultural municipality
into an industrial and urbanized city, attracting key players in manufacturing,
semiconductor, and real estate industries.
As General Trias becomes an emerging commercial and residential hub, the

demand for housing developments is on the rise. In 2009, data from the Housing and Land
Use Regulatory Unit revealed that General Trias had one of the lowest numbers of
housing lots in a subdivision in Cavite. However, from a mere 20 registered lots, this
number has expanded to over 200 lots that are licensed for sale according to the 2020
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report. In addition, data on the Family Income and Expenditure Survey showed that
housing rental is ranked second on the expenses of Cavitenos, considering Cavite's
growing urbanization and in-migration. Furthermore, the survey showed that Cavite's
annual family income is 13.68% higher than the regional average, indicating a relatively
higher income level for Cavite residents compared to other areas in CALABARZON. These
data serve as valuable inputs for establishing low to medium-cost housing projects for both
Cavite residents and migrants.
Hence, General Trias is the ideal city to establish a medium-cost executive village
within the province of Cavite. Due to the site’s proximity to Metro Manila, its fast-growing
economy, and green initiatives, the proposed subdivision – developed by Ayala Land,
would provide a conducive environment for fostering community identity, growth, and
sustainability.
1.2 STATEMENT OF THE PROBLEM
The rapid urbanization and influx of migrants in Cavite have significantly impacted
the population density across different districts. While this growth presents opportunities
for economic development, it also raises concerns about congestion. Among the cities,
General Trias stands out for its balanced development growth despite population increase,
showcasing high economic dynamism and urbanization rates. However, this growth has
led to an increased demand for housing developments. Additionally, while Cavite's annual
family income is higher than the regional average, housing remains a significant expense
for residents, highlighting the need for affordable and sustainable housing solutions to
accommodate both local residents and migrants.
1.3 GOAL AND OBJECTIVES OF THE STUDY
1.3.1 Goal
To redefine affordability via cost-effective housing development while enhancing living

standards in a high-growth area, providing accessible and sustainable homes that foster
well-being and livelihood.
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1.3.2 Objectives
1. Establish a subdivision in a high-growth area to meet the increasing demand for housing
developments for residents and migrants.
2. Develop an economical medium-cost village to meet the housing needs of middle-class
citizens with average incomes.
3. Design a residential property that responds to the social, cultural, psychological, and
spiritual needs of the end-user families.
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CHAPTER II
CASE STUDIES
This chapter aims to meticulously detail the three selected case studies, providing
a comprehensive understanding of their respective contexts and characteristics. By
delving into the geographical, demographic, socioeconomic, environmental, and regulatory
aspects of each case study, this research seeks to elucidate the strengths and challenges
inherent in potential sites for the proposed executive village. Through this thorough
analysis, valuable insights will be garnered to aid in the identification of the most suitable
location, ensuring alignment with the project's objectives and target market preferences.
2.1 PHirst Park Homes
2.1.1 Project Details
2.1.1.1 Project Developer
Photo source: https://www.century-properties.com
Century Properties Management, Inc. (CPMI) is a frontrunner in Philippine property

management, CPMI boasts a comprehensive range of services encompassing both
property and facility management. They handle a prestigious portfolio exceeding 37 million
square feet, with an estimated value of 4.5 billion USD. Notably, CPMI was the first
independent company to bring international property management standards to the
Philippines. Their core mission is to ensure the safety, security, and continued value of the
properties they manage.
Currently, CPMI's impressive portfolio includes 58 projects, translating to 90

buildings and a total area of 3.4 million square meters. Interestingly, over 70% of these
projects were developed by other companies, showcasing CPMI's expertise in managing a
diverse range of properties. Some well-known examples of their third-party projects
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include the One Corporate Centre and Union Bank Plaza in Ortigas, the Pacific Star
Building in Makati City, and several buildings for major banks like Bank of the Philippine
Islands and Philippine National Bank across Manila, Makati City, and Pasig City.
PHirst Park Homes
Photo source:https://www.phirstparkhomes.com/
PHirst Park Homes stands as the pioneering brand under PHirst Park Homes
Incorporated, a collaboration between two prominent entities: Century Properties Group,
Inc., a renowned real estate company in the Philippines, and Mitsubishi Corporation, a
global Japanese conglomerate.
With a rich history spanning over three decades, Century Properties Group Inc. has
earned acclaim for its portfolio of upscale developments like The Trump Tower in Century
City, Azure Urban Resort Residences, and The Gramercy Residences. Conversely,
Mitsubishi Corporation boasts a diverse range of ventures across seven business groups,
including Industrial Finance, Logistics & Development, Global Environmental &
Infrastructure, and Living Essentials.
Leveraging the collective expertise of its parent companies, PHirst Park Homes is
characterized by distinctive design, meticulous planning, and uncompromising quality.
Recognizing the significance of homeownership as a pivotal investment and familial
cornerstone, we prioritize fulfilling the aspirations and expectations of our buyers. Beyond
merely providing shelter, PHirst Park Homes represents a lasting legacy to be cherished
across generations.
At its core, PHirst Park Homes champions the intrinsic value of acquiring one's
inaugural residence, advocating for homeowners to not only take pride in their abode but
also their lifestyle. Our mission is to cultivate a harmonious existence that enriches the
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lives of residents, fostering an environment where families can flourish in safety and
security.
2.1.1.2 Total Land Area
PHirst Park Homes Calamba stands as a gated residential community spanning an

initial 9 hectares, with the potential for expansion depending on demand.
Site Development Plan of PHirst Park Homes Calamba

Photo source: https://www.facebook.com/photo/?fbid=100642655904209&set=ecnf.100078919686445
2.1.1.3 Project Components
Photo source: PHirst Calamba Laguna as of May 9, 2023 - YouTube
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PHirst Park Homes is a well-respected real estate developer in the Philippines,

known for its commitment to creating affordable and environmentally-friendly housing
projects. They offer a variety of housing options like houses, townhouses, and condos,
ensuring that everyone can find a home that suits their needs. One of their main focuses is
building master communities where residential areas, commercial spaces, parks, and
other amenities are carefully planned out and integrated together. The main types of units
they have are the Calista End, Calista Mid, and Calista Pair.
In these communities, PHirst Park Homes provides amenities such as clubhouses,

swimming pools, parks, playgrounds, jogging paths, basketball courts, and fitness centers,
promoting a sense of community and encouraging healthy lifestyles. Safety is also a top
priority, with measures like gated entrances, security personnel, fences, cameras, and
regular patrols in place to keep residents safe and secure. Some of their projects even
have shops and businesses nearby for residents' convenience. Infrastructure like roads,
lighting, water systems, sewage treatment, and power networks are all carefully planned to
ensure comfortable living.
PHirst Park Homes is committed to providing additional services. They also focus
on using eco-friendly materials and energy-efficient technologies in their construction to
minimize their impact on the environment. Through effective community management and
maintenance, they aim to preserve the value and integrity of their developments for the
long term, with homeowners' associations playing a key role in governance and upkeep.
PHirst Park Homes strives to create welcoming, sustainable, and well-planned

communities that cater to the diverse needs of Filipino families, offering a vision of
inclusive and lively living spaces.
2.1.1.4 Area Summary
The Calamba project stands as the fourth residential community within Calabarzon
and the second initiative within Laguna under the PHirst Park Homes brand. Covering a
land area of 9 hectares, the Calamba Laguna PHirst Park Project comprises 891 units,
with an estimated total sales value of P1.5 billion. PHirst Park Homes Calamba follows the
successful precedents set by PPHI's developments in Tanza, Cavite; Lipa, Batangas; San
Pablo, Laguna; and Pandi, Bulacan. Collectively, these previous projects have sold a total
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of 4,630 homes valued at P7.7 billion, showcasing a track record of accomplishment for
the company.
Aerial perspective of PHirst Park Homes Calamba shows the initial 9-hectares property with 891 units
Photo source: https://business.inquirer.net/285414/phirst-park-homes-unveils-calamba-project
2.1.1.5 Housing Unit Types and Sizes
Housing Unit Types
Within Calamba’s PHirst Park Homes community, their series of houses called
“Calista” offers a wide range of sizes based on the users’ liking. The Calista series boasts
three distinct unit types: End, Mid, and Pair. Each caters to a specific need, providing a
harmonious blend of functionality, comfort, and style.
For those who cherish ample outdoor space, the Calista End Unit shines. Its
expansive lot area of 60.5 square meters allows for personalized landscaping, creating a
private haven for relaxation or pursuing hobbies. This focus on the outdoors is
complemented by a well-designed 40-square-meter floor plan that prioritizes efficient use
of space without compromising comfort.
An exterior perspective of Calista End Unit and its specifications

Photo source: https://www.phirstparkhomes.com/projects/calamba/
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The Calista Mid Unit caters to those seeking a cozy yet comfortable home. While
the outdoor area is more compact at 44 square meters, it still offers the potential for a
charming patio or garden nook. The true strength of this unit lies in its thoughtfully crafted
40-square-meter interior. Meticulous planning ensures a layout that maximizes
functionality for modern living, making the most of the available space.
An exterior perspective of Calista Mid Unit and its specifications

For larger families or those seeking even more room, the Calista Pair Unit presents
the perfect solution. This option combines two units, creating a generous outdoor space of
104.5 square meters. Imagine the possibilities: lush landscaping, a dedicated play area,
or even a space for entertaining guests under the open sky. The expansive
80-square-meter floor plan echoes this focus on space, offering ample room for relaxation,
entertainment, and everyday activities.
An exterior perspective of Calista Pair Unit and its

specifications
Photo source:
https://www.phirstparkhomes.com/projects/calamba/
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The Calista series exemplifies PHirst Park Homes' commitment to creating homes
that cater to diverse lifestyles. Through meticulous planning and innovative design, each
unit offers a perfect blend of functionality and comfort. Ultimately, no matter your
preference – the privacy of the End unit, the coziness of the Mid unit, or the spaciousness
of the Pair unit – the Calista series has a home waiting to welcome you and fulfill your
unique needs within the PHirst Park Homes community.
Housing Unit Specifications
Enclosed herewith is a detailed tabulation outlining the specifications of the Calista

Series houses by PHirst Park Homes.
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Housing Unit Plans
PHIRST PARK HOMES CALISTA MID HOUSE
(Price range from PHP 1.8 to 1.9M)
Elevation Plans
Land Area 40 sq.m
Floor Area 50 sq.m.
Total Area 90 sq. m.
PHIRST PARK HOMES CALISTA END HOUSE
Elevation Plans
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Land Area 40 sq.m.
Floor Area 75 sq.m.
PHIRST PARK HOMES CALISTA PAIR HOUSE
Elevation Plans
Land Area 80 sq.m.
Floor Area 88 sq.m.
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2.1.2 PROJECT CONCEPT, FEATURES, AND UNIQUE SELLING PROPOSITION
2.1.2.1 Project Concept
The Home of Many Firsts
PHirst Park Homes places significant emphasis on its motto, "The Home of Many
Firsts," aimed at providing an elevated housing experience and a nurturing environment
for first-time homebuyers to embark on new journeys with their families. The establishment
of a new subsidiary for the PHirst brand underscores its strong commitment to meeting the
diverse needs of first-time homebuyers in the Philippines. This strategic initiative positions
the company to introduce more high-quality residences to the market, enhancing
accessibility for a wider range of Filipino consumers.
PHirst is dedicated to maximizing the potential of new homeowners by exceeding

expectations within its housing communities. It seeks to promote a well-rounded lifestyle
that enriches one's future and overall well-being, fostering an environment where families
and children can flourish. The community features amenities that support artistic
expression, promote good health, encourage social interaction, and foster community
cohesion.
PHirst is committed to delivering excellence beyond the current standards of

affordable housing, elevating value, and reshaping the perception of what "affordable"
entails. Every aspect of PHirst's offerings is meticulously planned, with provisions for future
expansion considered. The expandable townhomes allow for legacy building,
accommodating the evolving needs of growing families. Safety within the community and
the confines of one's home is guaranteed, reflecting the hallmark of quality synonymous
with CPG developments.
Above all, a PHirst home is built to last. Thoughtful consideration goes into the
development of each project to ensure that homeowners are provided with the ideal setting
to cultivate lasting happiness. Whether it's witnessing the growth of their children, forging
new connections within the community, or cherishing moments with loved ones, PHirst is
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committed to creating experiences that leave a lasting imprint on the hearts of its
residents.
2.1.2.2 Features
Conceptive Amenities
Unique features that surpass the standard offerings. Strengthening bonds with your
family is effortless thanks to our central facilities and designated activity areas. Children
can enjoy playing in a safe, protected, and enjoyable setting. Some amenities include:
Village Clubhouse, Pool and Water Play Area, Kid's Playground, Outdoor Gym, Basketball
Court, Foot Reflexology, and Wi-Fi area.
Prime Hub (Village Clubhouse)

Puddle Place (Pool and Waterplay Area)

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Pass Central (Basketball Area)

Plug ‘N Surf (Wifi Area)

PHirst Stop
2.1.2.3 Unique Selling Proposition
Horizontal Housing
PHirst is Century Properties Group’s horizontal housing brand offering high-quality,

complete homes serving a wide range of first homebuyers with socialized, economic, and
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middle to high-income housing developments in key growth areas beyond central business
districts across Luzon.
Photo source: https://www.century-properties.com/horizontal-housing/
Horizontal housing refers to residential developments where homes are arranged

horizontally across a piece of land, typically featuring single-family houses, townhouses, or
low-rise apartment buildings. Unlike vertical housing, which involves stacking multiple units
in tall buildings, horizontal housing prioritizes a spread-out layout, often with each unit
having its outdoor area such as a yard or garden. This type of housing is commonly found
in suburban or rural settings but can also be seen in urban areas where space permits.
Horizontal housing provides residents with increased privacy and a stronger connection to
the outdoors compared to denser vertical housing options.
2.1.3 SITE PLANNING CONCEPT AND PRINCIPLES
2.1.3.1 Site Planning
In the site planning of PHirst Park Homes, the development is meticulously

organized into distinct clusters or neighborhoods, each featuring its own unique amenities
and green spaces. These clusters are connected by a network of roads and pathways,
making it easy for residents to move around and encouraging walking within the
community. Key amenities include the "Little Worm Climber" for children's play, the
"Butterfly Net" for recreation, and the "Adult Fitness Station" for staying active and healthy.
Additionally, the "Wellness Camp" offers serene facilities for wellness activities like yoga
and meditation, surrounded by the beauty of the landscape.
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The Village Shuttle Route ensures convenient transportation for residents, with
stops strategically located to connect key destinations within the development, such as
transport hubs, the clubhouse, pool, and basketball area. The clubhouse serves as the
heart of the community, providing spaces for social gatherings, events, and recreational
activities. Adjacent to the clubhouse, the swimming pool offers a refreshing retreat for
relaxation and leisure. The basketball area is designed to be versatile, suitable for sports
events and community gatherings, surrounded by seating areas and lush greenery to
create an inviting atmosphere.
Accessibility and connectivity are prioritized in the site planning, with

pedestrian-friendly pathways, sidewalks, and bike lanes integrated throughout the
development. These features promote active transportation and connectivity between
amenities and residential areas. Additionally, accessibility features such as ramps,
handrails, and designated parking spaces ensure that the development is inclusive and
accessible to residents of all abilities. This comprehensive approach to site planning
shows PHirst Park Homes' commitment to creating vibrant, inclusive, and sustainable
communities that prioritize residents' well-being and social interaction.
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2.1.3.2 Site Concept
PHirst Park Homes aspires to build communities that endure and thrive over time.
With the concept "A First that Lasts," the focus is on creating places where people can live
happily, healthily, and harmoniously. The idea is to plan neighborhoods where residents
can live, work, and play in a balanced environment. This means designing spaces that
blend homes, shops, parks, and green areas seamlessly, forming a connected and
welcoming community.
In these neighborhoods, PHirst Park Homes aims to offer residents everything they
need for a good life. This includes not only comfortable homes but also convenient access
to amenities like shops, restaurants, parks, and fitness facilities. By having everything
close by, residents can easily meet their daily needs and enjoy a vibrant social life without
having to travel far.
Furthermore, PHirst Park Homes understands the value of transportation options in

enhancing residents' quality of life. By providing efficient and accessible transportation
networks, including pedestrian-friendly pathways, bike lanes, and public transit, residents
can easily move around the community and beyond. This promotes mobility, social
interaction, and a sense of belonging within the neighborhood.
Overall, the concept "A First that Lasts" embodies PHirst Park Homes' commitment
to creating sustainable, inclusive, and vibrant communities that stand the test of time.
Through thoughtful planning and design, PHirst Park Homes strives to build
neighborhoods where residents can live fulfilling lives, now and for generations to come.
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2.1.3.3 Site Principles
PHirst Park Homes is committed to creating sustainable and inclusive communities

that prioritize the well-being of its residents. Sustainability is at the forefront of their
developments, incorporating green building practices and energy-efficient designs to
minimize environmental impact. They ensure inclusivity by implementing universal design
principles, ensuring accessibility for residents of all backgrounds and abilities. Community
engagement is valued, with stakeholders' input shaping decision-making processes,
fostering a sense of ownership and collective responsibility among residents.
Residents' quality of life is a top priority for PHirst Park Homes, evident in their
well-designed living environments and carefully planned amenities. Connectivity is
emphasized through pedestrian-friendly streetscapes and various transportation options,
encouraging mobility and social interaction. Taking responsibility for long-term
stewardship, they prioritize proactive management and ongoing maintenance to ensure
safe and sustainable developments.
PHirst Park Homes celebrates the Philippines' rich heritage through architectural
design and placemaking, creating a sense of belonging for residents. Innovation is
embraced, with a focus on adopting new technologies and design solutions to address
evolving challenges and opportunities. Through these principles, PHirst Park Homes
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strives to create thriving communities that enrich residents' lives and contribute positively
to society and the environment.
2.1.4 KEY ARCHITECTURAL DESIGN CONCEPTS
The 4 Cs
Welcome to beautifully Complete homes

Where engaging & Conceptive amenities are brought to life.
Where everyone is Connected to life’s essentials
Owning your home is a Convenient & guided journey
Phirst Park Homes take this aspiration to heart, meticulously crafting residential
communities built on a core philosophy – the “Four Cs.” This chapter explores each of
these four cornerstones, revealing how Phirst Park Homes goes beyond simply building
houses, but rather cultivates vibrant environments where residents can thrive.
The concept of “Complete Homes” embodies Phirst Park Homes’ dedication to

thoughtful design. Their residences cater to the multifaceted needs of modern living.
High-quality finishes and meticulously planned layouts ensure that each home serves as a
sanctuary, equipped for comfort and functionality.
Phirst Park Homes recognize the importance of fostering a sense of community.

Their emphasis on “Conceptive Amenities” translates into the creation of innovative and
engaging shared spaces. These amenities, meticulously planned to promote social
interaction, relaxation, and healthy lifestyles, become the heart of the community, fostering
a sense of belonging among residents.
Phirst Park Homes prioritize resident convenience through “Connectedness to

Life’s Essentials.” Strategic location plays a crucial role, placing developments in close
proximity to essential services such as schools, healthcare facilities, and commercial
centers. This thoughtful planning integrates residents into a network of support, ensuring
their everyday needs are met with ease.
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Phirst Park Homes understands that buying a home can be a daunting experience.
Their commitment to a “Convenient & Guided” process ensures a smooth journey from
initial inquiry to final handover. A dedicated team provides support and guidance
throughout the process, simplifying the complexities of homeownership and fostering a
positive experience for all involved.
In essence, Phirst Park Homes’ unwavering commitment to the Four Cs reflects a

dedication to creating sustainable communities. These communities are not merely
collections of houses, but vibrant spaces designed to enrich the lives of their residents.
Through meticulous research, unwavering dedication to these core principles, and a focus
on resident well-being, Phirst Park Homes continues to redefine the standards of modern
living in the Philippines.
2.1.5 SUSTAINABILITY FEATURES
Century Properties is currently engaged in developing a residential housing venture

distinguished by an effective and captivating landscape design, showcasing its dedication
to sustainability. Within this project, the residences—Calista End, Calista Mid, and Calista
Pair within Phirst Park Homes—are meticulously crafted to integrate energy-efficient
features, aimed at curbing electricity consumption. These homes come equipped with
water-saving fixtures to encourage responsible water usage, thereby contributing to
environmental preservation efforts. Additionally, Century Properties emphasizes the use of
eco-friendly materials in the construction process to minimize environmental impact.
Complementing these sustainability endeavors, the inclusion of green spaces and
landscaping serves to improve air quality and regulate temperatures within the community.
Moreover, Century Properties has implemented waste management systems to

promote recycling and reduce landfill waste, further underscoring its commitment to
environmental stewardship. Together, these measures aim to diminish the ecological
footprint of the homes and create a sustainable living environment that prioritizes the
welfare of its residents.
2.1.6 ASSESSMENT AND FINDINGS
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PHirst Park Homes' site planning is indeed commendable, as evidenced by

their deliberate efforts to promote social interactions and community camaraderie
within the neighborhood. The incorporation of various amenities and shared
spaces such as clubhouses, playgrounds, fitness centers, and basketball courts
reflects their commitment to fostering a sense of belonging among residents.
Additionally, their offering of different types of housing options, including houses,
townhouses, and condos, caters to the diverse needs and preferences of potential
homebuyers. This approach not only enhances the livability of the community but
also contributes to its overall vibrancy and inclusivity.
2.1.7 CONCLUSION AND RECOMMENDATIONS
While PHirst Park Homes' site planning showcases commendable aspects,

there is an opportunity to further enhance the greenery and vegetation within the
housing areas. While vegetation may be abundant around certain focal points such
as the main office and basketball court, putting green spaces throughout the
residential areas can significantly improve the overall ambiance and environmental
sustainability of the community. Introducing more trees, shrubs, and landscaping
features within the housing developments can not only enhance aesthetic appeal
but also provide numerous benefits such as improved air quality, temperature
regulation, and biodiversity. Therefore, it is recommended that PHirst Park Homes
prioritize the integration of green spaces and vegetation into their site planning
strategies to create a more harmonious and ecologically balanced living
environment for residents. Additionally, continued efforts to engage with the
community and solicit feedback on potential amenities and improvements can
further strengthen the sense of ownership and pride among residents, ultimately
contributing to the long-term success and sustainability of PHirst Park Homes'
developments.
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2.2 Alveo Land
2.2.1 Project Details
Ferndale Villas is a 5-hectare residential project and the first residential

development of Alveo Land in Quezon City. Anchored on a master plan, Ferndale Villas
offers a unique and modern mix of duplexes and triplexes, providing a sprawling
campus-town enclave experience with a modern architectural aesthetic featuring 80%
corner units. The living experience emphasizes natural landscapes, open spaces, and
canopied walks, making it a perfect choice for those who appreciate a serene
environment.
Photo source: https://www.ayalaland.com.ph/ayala-land-official-statement/
Ayala Land, the Philippines' leading developer of sustainable estates, offers a

diverse range of real estate, including hotels, retail, commercial, residential, and
recreational complexes, all of which encourage national and local economic growth.
Founded in 1988, the firm served as the real estate division of Ayala Firm, a pioneering
enterprise that built the country's most prestigious financial and commercial sector, now
known as Makati Central Business District and Ayala Center.
Ayala Land operates in 57 regions across the Philippines and has developed 29
sustainable estates. It offers high-quality homes to a diverse range of homebuyers through
its five residential brands: Ayala Land Premier, Alveo, Avida, Amaia, and BellaVita. In
addition, the company has a significant commercial development and leasing portfolio that
includes Ayala Malls, Ayala Land Offices, and Ayala Land Hotels & Resorts Corporation.
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Alveo Land
Alveo Land stands as one of the premier real estate developers in the Philippines,
with its sets of pioneering portfolios of upscale living and working spaces across growth
centers in the country. As a subsidiary of Ayala Land, the company bonds a commitment
to excellence and unwavering dedication in crafting master-planned environments
corresponding to the discerning needs of its clients. Rooted in a mission to enhance the
quality of life through pioneering real estate solutions, Alveo Land introduces vibrant
neighborhoods, radical living arrangements, and well-planned communities aimed at
nurturing individuals and investments alike. From vertical high rises to residential and
commercial lots, townhouses, and premium-grade workspaces, Alveo has become the
preferred choice for homebuyers seeking upscale living experiences and investors eyeing
lucrative returns.
Continuously reimagining modern living standards, the company remains steadfast

in its commitment to shaping vibrant communities conducive to both living and working
well. Recent offerings, such as Parkford Suites Legazpi, The Residences at Evo City, and
Orean Place, exemplify Alveo's dedication to providing distinct yet seamlessly integrated
living environments. Additionally, flexible workspaces like Tryne Enterprise Plaza and The
Stiles Enterprise Plaza cater to businesses seeking conducive environments for growth.
Vibrant city districts, including commercial lots in Broadfield Laguna and residential units in
Portico and Cerca, further underscore Alveo's commitment to fostering thriving urban
ecosystems. With each project, Alveo Land continues to uphold its brand promise,
empowering individuals to live and work well within dynamic, interconnected communities.
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Ferndale Villas encompasses

a total land area of 5 hectares
and comprises 233 units.
Site Development Plan of Ferndale

Villas
Photo Source:
https://www.alveoland.com.ph
Ferndale Villas is a residential complex located in Quezon City that offers a

unique blend of modern living and offers an intimate campus environment. The complex
spans over a 5-hectare area and includes 233 Ready for Occupancy (RFO) townhouses.
The infrastructure is carefully planned, with wide tree-lined asphalt roads and clusters of
3-6 units each. The units are architecturally designed with a contemporary finish and are
available in various duplex and triplex layouts.
The units come in different specifications, such as Plan 150, which offers a
spacious 173 sqm floor area on a 111 sqm lot. Similar options are available in Plan 170
and Plan 185. Apart from the residences, Ferndale Villas provides community amenities
and security. The gated environment ensures a peaceful retreat, while the landscaped
common areas offer tranquil spaces. The complex also features dedicated parking and
recreational facilities, such as swimming pools and clubhouses, that enhance the lifestyle
quotient. With its strategic location, the complex is conveniently situated near educational
institutions, commercial centers, and hospitals.
The project is located in an area with numerous career and job opportunities. It
occupies a total land area of 5 hectares and comprises 233 house units, all of which have
been sold out. The estimated total value of the project is P1.3 billion.
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The location is ideal as it can be easily accessed through major thoroughfares in

Quezon City, making it convenient to travel to and from the site. Ferndale Villas is
surrounded by prestigious schools such as FEU-FERN, Miriam College, University of the
Philippines-Diliman, Philippine School of Business Administration, Ateneo de Manila
University, and Holy Spirit School of QC. Hospitals and other medical institutions also
abound within the locality of Ferndale Villas, including St. Luke’s Medical Center, Quezon
City General Hospital, Lung Center of the Philippines, Philippine Heart Center, JCD
Memorial Hospital, Clinic of the Holy Spirit and the Philippine Hospital Infection Control
Society. Leisure, shopping, and entertainment centers are not too far away from the
project, namely, UP-Ayala Land, Trinoma, Technohub, Smart-Araneta Coliseum, Gateway
Suites, Gateway Cineplex, Wil Tower Mall, the Ninoy Aquino Parks and Wildlife, National
Science Complex and the La Mesa Dam Eco-Park.
If you are seeking a residence that can accommodate your large family, the Alveo
Ferndale Villas offers an array of home models to select from. These models include
3-storey Duplex and 3-storey Triplex options, each housing unit comes with a standardized
lot area of 111 sqm. The homes feature varying floor areas, ranging from 150-185 sqm,
with 2 to 3 bedrooms and 2-3 Toilet and Bath. Certain units present balconies, service
areas, study areas, hallways, master bedrooms, family areas, and maid's rooms with their
own T&B, as well as spacious living, dining, and kitchen areas. With the generous floor
area, the residents have the flexibility to personalize their homes according to their
preferences and needs, allowing for future adjustments.
Unit Finishes:
Materials Specifications
Roof Ribbed Type G.I. sheet, pre-painted and insulated
Ceiling Ground floor: Slab Painted Finish Common T&B:

Gypsum Board in Metal Furring Finish
Wall Finish 300 x 300 Porcelain Tiles
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Flooring Living/Dining/Kitchen: 600 x 600 Homogenous Tiles
Bedrooms: 8mm thick wood laminated flooring
Master's Bedroom: 8mm thick wood laminated flooring
Master's T&B: 300 x 300 Porcelain Tiles
Common T&B: 300 x 300 Porcelain Tiles
Railings Steel in automotive paint finish, distance @ 10 cm
Stairs Finger-jointed
Door Main Door: Steel
Bedroom: MDF (Medium Density Fiberboard) aluminum

sliding door
Window Finishes Bedroom/Dining/Kitchen/Living: Aluminum sliding glass

window
T&B: Aluminum sliding glass window
Unit Features:
List of Unit Features
Natural light and ventilation (for plan 185, solar tube at 3F study area was provided to
achieve this)
Storage under the stairs
Open plan kitchen
Granite countertop for plan 185 master's bathroom
Corner glass windows for all unit types from ground to third floor
Walk-in closet for master's bedroom
En suite bathrooms for plan 185
Mergeable units
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Innovative façade treatment (designed like one big house)
Unit Mixes, Layouts, and Floor Plans:
Alveo Ferndale Villas Plan 150
Elevation Plans
Ground Floor Second Floor Third Floor
Approx. Lot Area 111 sq.m.
By Level 66 sq.m. 44sq.m. 43sq.m.
Total FA 153 sq.m.
Elevation Plans
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Total FA 172 sq.m.
Elevation Plans
Page 29
Total FA 186 sq.m.
House Improvements:
Fence and Grilles at Interior and Corner Units
Permanent fence and grilles within the perimeter of the garden area of interior and corner
lots.
In Ferndale Villas, townhouses integrated a prevalent housing option within the

development’s residential landscape. With its compact yet functional design, these unit
mixes were strategically integrated within the community layout and arranged in rows,
optimizing the land use and efficiency. Catering to diverse homeowner demographics,
including first-time buyers, young families, and individuals seeking affordable yet quality
housing solutions, Ferndale Villas' townhouses offer a blend of modern amenities and
practical living spaces. These units typically feature shared walls with neighboring
properties, fostering a sense of community while maximizing land utilization. Moreover,
townhouse residents benefit from access to communal facilities and green spaces within
the subdivision, enhancing the overall quality of life and promoting a vibrant neighborhood
ambiance.
2.2.2 PROJECT CONCEPT, FEATURES, & UNIQUE SELLING PROPOSITION
Intimate Campus Living
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Ferndale Villas by Alveo Land is a residential development project located in

Quezon City, Philippines. It offers a unique concept of "intimate campus living," which aims
to recreate the ambiance of a university campus within a residential community.
The development is designed to foster a sense of community on a university

campus. The layout, architecture, and amenities are planned to encourage interaction and
socialization among residents, creating a close-knit community atmosphere. Like a
campus, Ferndale Villas incorporates ample green spaces and landscaped areas. These
areas provide residents with spaces for relaxation, recreation, and leisure activities,
enhancing the overall quality of life within the community.
The development offers various amenities typically found in a university campus

setting. These may include recreational facilities such as swimming pools, sports courts,
jogging paths, and fitness centers. Additionally, there might be communal areas for
studying, socializing, or hosting events. The villas or units within Ferndale Villas are
designed to provide comfortable living spaces that promote privacy while still fostering a
sense of community. These units may vary in size and layout to accommodate different
lifestyles and preferences.
Overall, the concept of intimate campus living at Ferndale Villas aims to create a
vibrant and inclusive community where residents can enjoy the benefits of both a modern
residential lifestyle and the sense of camaraderie and connection reminiscent of university
life.
2.2.2.2 Features
Ferndale Villas- Amenities:
Ferndale Villas dedicates 24,213

square meters for its amenity
area for activities and
experiences for families to share.
The central park is divided into
several areas that offer distinct
activities. Ferndale Villas include
a parking area, a play area, a
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beautiful open lawn, an adult lap pool, and a jogging trail. For the other entertainment
activities, it comes with a lobby, function rooms, terraced seating, a basketball court,
pavilions, and an outdoor barbeque area.
The features and amenities that have been made available to the residents of the
Ferndale Villas are simply breathtaking. There is a basketball court for the kids to play in, a
swimming pool both for children
and adults, gardens, gazebos,
and a teahouse. There is also a
clubhouse for any person who
would wish to join which
features a bar, a lounge, a gym,
a functions room, and it also
has Wi-Fi. It is simply an area in
which a resident can be able to
go and relax you have a good time. There is also an entertainment room which can be a
perfect place for any resident and their kids to keep themselves busy. Whether you only
want to sit down and relax as you interact with your friends and neighbors or if you simply
want to have a quiet walk around the area, the property is very ideal. The amenities that
have been provided by Alveo Land will easily help take away all the worries and stress that
tend to come with all those hectic routines that many people tend to have.
There is also a central

park near the property
which was divided into
some areas. These
areas are divided to
provide specific
experiences and
activities to the entire
family of the residents
who have occupied the
Ferndale Villas. The
developer of the
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property was keen to make sure that any person occupying the property was going to be in
an atmosphere that was beautiful, peaceful, exciting, and fun. The lapping pool is
approximately 20m and 110sqm while the kiddie pool is 42sqm and the lounge pool is
110sqm.
Customer-Centric Approach
Understanding that buying a property is a significant investment, Alveo Land
provides personalized assistance guiding their clients through every step, from
property selection to financing options. Alveo Land fosters long-term relationships
with residents by ensuring that residents receive exceptional support and
maintenance, creating a hassle-free and comfortable living experience.
Intimate Campus Living

Another unique selling proposition of Ferndale Villas by Alveo Land in
Quezon City lies in its ability to offer residents a harmonious blend of modern
living, community engagement, and a serene environment within a prime urban
location.
Ferndale Villas is a residential community that offers a unique concept of
"intimate campus living." This concept recreates the atmosphere of a university
campus within the residential community itself. By fostering a sense of community,
camaraderie, and social interaction among residents, Ferndale Villas creates a
vibrant living environment that is unique in its own right. It also features a modern
design architectural approach through duplex/triplex units that look like one house.
Page 33
Photo source:https://alveoland-ayala.com/projects-in-metro-manila/quezon-city/ferndale-villas/
The main site planning concept and principle of Alveo Ferndale Villas revolve
around creating a harmonious integration between urban living and nature while fostering
a vibrant community atmosphere. This is achieved through a careful balance of
low-density layout and a dedication to preserving greenery and open spaces. By
strategically positioning the development along major thoroughfares like Commonwealth
Avenue, accessibility and connectivity are prioritized, ensuring residents have easy access
to essential amenities and educational institutions. The intelligent use of space, with 80%
of residences being corner units, not only maximizes functionality but also offers residents
impressive vistas and ample
natural light. Furthermore, the
campus-town enclave concept
infuses the project with a
dynamic and lively
atmosphere, reminiscent of
university towns, characterized
by wide tree-lined roads,
pedestrian-friendly pathways,
and communal spaces for
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social interaction. With a significant portion of land allocated to amenities, the development
emphasizes community engagement and recreational activities, fostering a strong sense
of belonging and connection among residents. Overall, the site planning concept of Alveo
Ferndale Villas aims to create a modern, sustainable, and community-centric living
environment that promotes a balanced and enriching lifestyle for its residents.
Site Information
Areas nearby:
● 1 minute away from FEU Diliman
● 16 minutes away from Himlayang Pilipino
Memorial Park
● 16 minutes away from Our Lady of
Consolation Parish
● 9 minutes away from MacArthur Gardens
Alveo Ferndale Villas is intimately tucked within the

quiet residential side of Quezon City. Ferndale Villas
may be accessed through Commonwealth Avenue.
With connections to the city's various conveniences and places of interest, this
campus-town enclave will also be within a few minutes drive to major educational
institutions in the area.
Modern Tropical Architecture Design
Ferndale Villas is a residential development that offers a modern and contemporary

appeal. The design takes inspiration from tropical architecture, incorporating elements
such as open layouts, large windows, and the use of natural materials like wood and
stone, providing comfortable and stylish living spaces.
Given the lush surroundings of Quezon City, the design of Ferndale Villas is
optimized for efficient use of space. This is achieved through well-designed floor plans that
offer both functionality and aesthetics. The units are designed in a unique way that gives
the appearance of a single house, even though they are duplexes or triplexes.
Page 35
Photo Source:https://www.lppadesign.com.ph/project/ferndale-villas/
Photo Source:https://www.lppadesign.com.ph/project/ferndale-villas/
The clubhouse, with its sleek and contemporary design, features clean lines and a
neutral color palette. It exudes sophistication and timelessness, making it the perfect place
to relax and unwind.
Page 36
Photo source: https://www.lppadesign.com.ph/project/ferndale-villas-clubhouse/
Photo source: https://www.lppadesign.com.ph/project/ferndale-villas-clubhouse/
Ayala Land and Alveo Land both exhibit a strong commitment to sustainable
development in the Philippines, reflecting their dedication to addressing economic,
environmental, and societal issues. By aligning their practices with the United Nations
Sustainable Development Goals, they ensure that their growth and expansion are guided
by principles that promote long-term sustainability. Notably, their emphasis on climate
resiliency underscores their proactive stance in mitigating the effects of living in a tropical
country. Through energy-efficient practices and the incorporation of green features in their
properties, both developers not only reduce their environmental footprint but also position
themselves for future-proofing their businesses. Moreover, their recognition of the
economic potential of sustainable real estate is evident, with energy-efficient properties
commanding higher market demand and prices. This market trend, coupled with the
Page 37
growing preference for sustainable living, underscores the relevance and timeliness of
their sustainability initiatives.
Alveo Land's innovative design approaches, such as integrating solar tubes and
maximizing natural light and ventilation, further showcase their commitment to pushing the
boundaries of sustainable architecture. By utilizing eco-friendly products and cutting-edge
energy-saving equipment, both developers actively contribute to resource conservation
and environmental stewardship. Additionally, the development of Ferndale villas with 80%
corner units ensures ample natural light and ventilation, which prioritizes creating
environments that promote healthier lifestyles and minimize negative environmental
impacts, demonstrating a holistic understanding of sustainable development. In essence,
the sustainability features highlighted by Ayala Land and Alveo Land not only reflect their
values as responsible corporate citizens but also position them as leaders in driving
sustainable real estate practices in the Philippines.
Positive Design Features:

1. Prime Location: Ferndale Villas is located in Quezon City, one of the most vibrant
and densely populated cities in Metro Manila. Its prime location provides easy
access to important institutions like schools, universities, hospitals, commercial
centers, and main roads, making it very convenient for residents.
2. Exclusive Community: A gated residential community that offers its resident's
privacy and security, creating a sense of belonging and community among
homeowners.
3. Modern Design: Ferndale Villas features contemporary architecture and stylish
design, providing a modern living environment for its residents. The units are
well-designed to maximize space and functionality, catering to the needs and
preferences of homeowners.
4. Lifestyle Amenities: The development provides a range of lifestyle amenities,
including a clubhouse, swimming pool, landscaped gardens, and recreational
facilities, offering residents opportunities for leisure, relaxation, and socialization
within their community.
5. Quality Development: Alveo Land, the developer behind Ferndale Villas, is known
for its commitment to quality and excellence in real estate development. The
specified construction materials, such as pre-painted long-span roofing systems,
Page 38
ceramic tiles, and powder-coated aluminum windows, represent a focus on

durability, aesthetic appeal, and attention to detail in building high-quality homes.
6. Competent Planning: Ferndale Villas is wisely planned making 80% corner units
which results in units having more privacy and better views compared to regular
units. It also has fewer shared walls with neighbors and may have unobstructed
views or additional windows, providing a more desirable living environment. Also,
the placement of roads and amenities is commendable. The amenities are placed
in the center making it more accessible to the residents.
7. Innovative Facade Treatment: The units are designed to look like one big house
emphasizing the intimate campus living theme.
Negative Design Features:

1. Limited Sustainability Features: The subdivision overlooks opportunities to
promote long-term ecological stability by not emphasizing sustainability initiatives,
such as energy-efficient materials and green building practices.
2. Limited Availability: Depending on the demand and phase of development, the
availability of units in Ferndale Villas may be limited. This could result in longer
waiting times for interested buyers or a lack of options in terms of unit type, size, or
location within the community.
3. Traffic Congestion: Quezon City, like many other urban centers in Metro Manila,
often faces traffic congestion, particularly during peak hours. Those who live in
Ferndale Villas may encounter difficulties when commuting to and from work or
accessing nearby commercial centers due to traffic congestion on the surrounding
roads.
4. Noise and Pollution: Ferndale Villas aims to offer a peaceful and tranquil living
experience; however, due to its location near major roads and urban centers,
residents may be exposed to noise pollution caused by vehicular traffic and other
urban activities. Moreover, the air pollution levels in densely populated areas like
Quezon City could be a concern for some residents.
2.2.7 CONCLUSION AND RECOMMENDATIONS
Conclusion
Ferndale Villas presents a compelling case as a desirable residential option within

Quezon City, offering a range of positive design features that enhance its appeal. Its prime
Page 39
location ensures convenient access to essential amenities and institutions, making it an

attractive choice for urban dwellers. Additionally, the exclusive community and modern
design contribute to a sense of security, belonging, and contemporary living for residents.
The presence of lifestyle amenities further enriches the living experience, providing
opportunities for leisure and socialization within the community.
Moreover, the developer's commitment to quality is evident in the choice of
construction materials and competent planning, which optimize privacy and views for
residents. The innovative facade treatment adds a unique touch, reinforcing the concept of
intimate campus living. However, The limited focus on sustainability features overlooks
opportunities for long-term ecological stability, and the limited availability of units may pose
challenges for prospective buyers. Furthermore, traffic congestion and noise pollution in
the surrounding urban environment could detract from the desired peaceful living
experience.
Recommendation:
To address the identified limitations and further enhance the appeal of Ferndale
Villas, several recommendations can be considered:
1. Integration of Sustainability Initiatives: The developer should prioritize
the integration of sustainability features into future phases of development.
This may include incorporating energy-efficient materials, implementing
green building practices, and promoting eco-friendly initiatives such as
rainwater harvesting and solar energy utilization. By aligning with
sustainable principles, Ferndale Villas can contribute to environmental
conservation and attract environmentally conscious buyers.
2. Expansion of Unit Availability: To mitigate the issue of limited availability,
the developer could explore options for expanding the range of units offered
or accelerating the development process. This could involve introducing
additional phases of construction or diversifying unit types to cater to the
varying preferences and needs of potential buyers. Enhancing availability
would reduce waiting times and provide more options for interested
individuals seeking to invest in the community.
3. Environmental Mitigation Strategies: While it may be challenging to
eliminate noise and pollution in urban environments, the developer can
implement measures to mitigate their impact on residents. This could
include the installation of soundproofing features in units facing major
Page 40
roads, landscaping initiatives to create natural barriers against noise, and

air quality improvement measures such as indoor air filtration systems. By
prioritizing the well-being of residents, Ferndale Villas can create a more
conducive and healthy living environment.
2.3 BellaVita
2.3.1 PROJECT DETAILS
Photo source: https://www.ayalaland.com.ph/ayala-land-official-statement/
Ayala Land designs homes in integrated, masterplanned communities that reflect

the aspirational lifestyles of its residents. The company considers the unique character of
each neighborhood, creating homes surrounded by spaces for work and leisure,
encouraging residents to enjoy time with their loved ones. Whether these communities are
situated near key commercial hubs or in regional growth centers, residents will always find
themselves connected to a larger community.
Ayala Land's developments are built to provide optimal living spaces with timeless
aesthetics. The company is fully committed to contributing to the Philippine real estate
sector by delivering quality products, services, and homes that are distinctly tailored for its
residents.
Photo source: BellaVita Cavite General Trias - BELLAVITA (weebly.com)
Page 41
BellaVita Land Corp. is a subsidiary of Ayala Land Inc. (ALI) that offers quality
homes in the country’s social enterprise communities, allowing residents to enjoy a
comfortable living experience – from the house designs to the village features; one will get
a sense of how living and livelihood may be seamlessly integrated.
BellaVita focuses on enriching the lives of the hardworking middle class by offering
their families a home to be proud of, one that is nestled in a peaceful and safe community,
accessible to public transportation, beautifully and practically designed, and one that will
prove reliable performance over time.
BellaVita in General Trias, Cavite has a total lot area of 13.6 hectares
Photo source: BellaVita Cavite General Trias - BELLAVITA (weebly.com)
BellaVita is a residential development situated in the City of General Trias, Cavite

that aims to enrich the lives of hardworking middle-class families. It offers both sale and
rental options while providing an array of amenities, including common parking spaces, a
guardhouse, elevated water tank, an E-jeep terminal, and a beautifully landscaped central
Page 42
park featuring a Club House, Basketball Court, and a Playground. Moreover, BellaVita
Land boasts its own Fiesta Market, offering residents a selection of shops and leisure
spots for weekend or holiday enjoyment.
Furthermore, the residential enclave also provides convenient access to various

private and public establishments within the barangay, including schools like Tapia
Elementary School and healthcare facilities such as General Trias Medicare Hospital.
Shopping centers like Harvest Mall Cavite and Robinsons Place General Trias are also
nearby, offering entertainment, retail, and dining options. Additionally, residents have easy
access to several churches for spiritual needs. BellaVita General Trias offers more
budget-friendly housing options, with homes priced around Php 1.6 million, making it an
ideal choice for families seeking the beautiful life in General Trias, Cavite.
The BellaVita Subdivision is a 13.6 hectare property located along Gov. Ferrer
Provincial Road in Brgy. Tapia, General Trias, Cavite. The total lot is divided into three
phases and a space for future commercial development. The largest portion of area is
allotted in Phase 2 with 57,838 sqm covering 726 units, followed by Phase 1 with 54,409
sqm. comprising 602 units, while the smallest area is in Phase 3 with 13,800 sqm and 122
units. Overall, the total land area for housing and amenities is approximately 12.6 hectares
with 1,450 units as a whole, while the remaining land is reserved for future commercial
properties. Moreover, the roadways are diverse, with 10m major road, 8m collector road,
6.5m minor road, and 4m pathways.
Housing units are categorized into three classes, the end units which are classified
as socialized housing for minimum wage earners that costs Php 450,000 or as low as Php
2,962 monthly. Meanwhile, the two other classes are economic housing that are likely
affordable for middle class citizens that costs Php 706,000 to Php 915, 000 or as low as
Php 3,430 to Php 5,040 monthly. The number of saleable and non-saleable units were not
indicated in the village’s website, however there is a division between residential-only units
and units that are allowed for commercial use. Overall, there are 23 units permitted for
commercial use, while the rest are otherwise.
Page 43
The BellaVita General Trias offers a range of affordable, yet quality housing units
designed to cater to the diverse needs of homebuyers and suit various lifestyle
preferences. Homebuyers can choose from three main types: Poli-inner, Poli-end, and
Gemelli-Duplex units. The first type and second type which are both categorized as Poli
units, boast a floor area of 36 square meters, providing ample space for comfortable living.
These units come with lot areas ranging from 36 to 49 square meters, offering
homeowners the opportunity to personalize their outdoor spaces to their liking. On the
other hand, the Gemelli-Duplex units feature a slightly smaller floor area of 24 square
meters but offer more expansive lots measuring 60 square meters. Despite the smaller
floor area, these duplex units provide sufficient room for a cozy living environment.
Regardless of the unit type, each BellaVita unit includes essential living spaces
such as a master bedroom, a living room, a dining room, a kitchen, and a toilet and
bathroom. The houses also feature a single-car garage, perfect for securely parking their
vehicle, a mini garden area, and both front and back doors for easy access and ventilation.
Unit Finishes:
Materials Specifications
Roof Long span, pre-painted roofing sheet
Ceiling Living/Dining/Bedroom/Kitchen: To be provided by unit

owner
Common T&B: Fiber cement board
Wall Finish Living/Dining/Bedroom/Kitchen: Plain cement plaster finish

ready to receive paint
Common T&B: Ceramic tiles (shower area) and plain

cement plaster finish (water closet and lavatory)
Flooring Living/Dining/Bedroom/Kitchen: Smooth cement finish

ready to receive tiles
Common T&B: Ceramic tiles
Service Area/Parking Area: Compacted soil
Page 44
Unit Mixes, Layouts, and Floor Plans:
Poli-Inner Unit
Elevation Plans
Land Area 36 sq.m.
Floor Area 22 sq.m.
Total Area 58 sq.m.
Poli-End Unit
Elevation Plans
Page 45
Land Area 50 sq.m.
Floor Area 23 sq.m.
Total Area 73 sq.m.
Gemelli Duplex Unit
Elevation Plans
Land Area 60 sq.m.
Page 46
Floor Area 24 sq.m.
Total Area 84 sq.m.
2.3.2 PROJECT CONCEPT, FEATURES, & UNIQUE SELLING PROPOSITION
Bahay Saya, Buhay Sagana
A subsidiary of Ayala Land, Inc., BellaVita Land Corporation is a real estate

development company set to provide well-crafted affordable homes to Filipino families all
over the country. Their name means "beautiful life" in Italian, a name that embodies their
goals and vision as a real estate developer. Every home they offer to buyers are
conceptualized and built based on their brand pillars: Sakto sa Location, Sakto sa Bulsa,
Family Safety, Sakto sa Taste Mo, Sakto sa Gusto Mo, and Ownership Structure.
2.3.2.2 Features
BellaVita offers a range of amenities designed to enhance the quality of life for its
residents. The community is secured with a guarded entrance and perimeter fence,
ensuring safety and peace of mind for all. An elevated water tank provides reliable water
supply throughout the development. Residents can enjoy the Central Park, perfect for
leisurely strolls or gatherings, while the Common Parking area ensures convenient parking
for residents and guests. The community also boasts Pocket Parks, providing green
spaces for relaxation and recreation. For the active lifestyle, BellaVita features a
Playground and Basketball Court, promoting an active and healthy living environment for
all ages.
Playground Basketball Court
Page 47
Pocket Parks Entrance gate w/ Guardhouse
Photo source: BellaVita Socialized Housing of Ayala in Cavite | PPT (slideshare.net)
BellaVita's operations are guided by five pillars to ensure the best living experience
for its residents. These pillars include strategic locations near public transport and
commercial areas, clustered and integrated neighborhood designs, guaranteed quality with
workmanship warranties, affordable pricing with convenient payment options, and a
commitment to clean, peaceful, and orderly living environments.
The 1-year workmanship warranty offered by BellaVita is highly relevant when

considering the purchase of a housing unit. This warranty provides assurance to buyers
that the construction and workmanship of their homes are of high quality and will be
rectified if any issues arise within the first year of occupancy. It demonstrates BellaVita's
commitment to delivering homes that meet stringent quality standards, offering peace of
mind to buyers. This warranty also reflects the developer's confidence in their construction
processes and materials, adding value to the overall buying experience.
Photo Source: BellaVita Socialized Housing of Ayala in Cavite |

PPT (slideshare.net)
At its core, the incorporation of a block layout is a

strategic decision aimed at optimizing land usage while
fostering a sense of community and accessibility. By
organizing residential units in compact blocks, the
Page 48
development minimizes wasted space and infrastructure, allowing for more homes to be
accommodated within the same footprint. This spatial arrangement approach in aspect of
site planning, not only maximizes the number of families that can benefit from the housing
units but also enhances the holistic functionality of the site. Furthermore, BellaVita housing
plays a pivotal role in promoting breathable and sustainable living spaces. The strategic
placement of green open spaces throughout the site serves as healthy spaces which can
be used in a wide array of activities such as recreation, relaxation, and social interaction.
These intercepting pocket parks throughout the master development embodied the very
essence of the significance of the built environment being closer with nature. Moreover,
research has shown that green spaces have numerous physical and psychological
benefits especially to areas located amid an urban landscape. It also improves air quality
and temperature regulation which is a very vital consideration for a country with a tropical
climate.
Site Information
Location and Access:
● Approximately 4 km from the

Municipal Hall, Public Market, and
Church.
Accessible via:
● CAVITEX through Antero Soriano

Highway (27 km from Makati)
● ACTEX through Alabang/Filinvest
Exit and Daang Hari (27 km from
Alabang)
● Emilio Aguinaldo Highway through
Coastal Road (45 km from Edsa Pasay)
Page 49
Within 5-10 km Radius from Industrial Parks:
● EPZA (Export Processing Zone Authority

● CEZA (Cavite Export Zone Authority)
● Gateway Industrial Park
● FCIE (First Cavite Industrial Estate)
Simplicity and Strength
BellaVita's architectural approach is

characterized by two key concepts that set it
apart: construction with a flexibility of minimalist
design and the use of load-bearing blocks for
maximum strength and innovation. The flexibility
in design allows homeowners to personalize
their living spaces, ensuring that each home is
unique and tailored to individual needs. This approach not only enhances the overall
aesthetic appeal but also creates a sense of ownership and identity within the community.
Additionally, the use of load-bearing blocks showcases BellaVita's commitment to quality
and durability. These blocks provide exceptional strength and support to the structure,
ensuring that homes are built to withstand the test of time while incorporating innovative
building techniques that prioritize longevity and sustainability.
One primary sustainability feature that the development has incorporated was the
utilization of porous pavements. Porous pavements or permeable pavers have been used
to mitigate stormwater runoff, allowing rainwater to infiltrate the ground naturally rather
than overwhelming and costly drainage systems. This technique not only helps in flooding
prevention but also in replenishing groundwater resources, which unfortunately is often
unprioritized. Moreover, integrating environmentally conscious features promotes a more
resilient and sustainable water management for the whole development.
Page 50
Furthermore, the inclusion of mini parks adjacent to each housing unit underscores
BellaVita's commitment to green living and the well-being of its residents. By bringing
nature closer to home, BellaVita encourages residents to develop a deeper appreciation
for the environment and leads by example in creating sustainable, green communities. In
addition, BellaVita prioritizes the low-carbon-emissive materials in the completion of the
construction process. Energy-efficient building materials and eco-friendly finishes were put
into topmost consideration in terms of materials to be used, hence the reduced carbon
emissions which results in healthier indoor air quality for its residents and stakeholders.
Positive Design Features:

1. Block Layout: Optimizes land usage: Organizing residential units in compact
blocks minimizes wasted space and infrastructure, allowing for more homes to be
accommodated within the same footprint. Moreover, it creates a sense of
community among the residents by facilitating easy and accessible services.
2. Prime Sustainability Efforts: Demonstrates innovative design solutions: The
incorporation of sustainable features such as porous pavements and mini parks
showcases innovative design solutions that prioritize environmental responsibility.
3. Prioritizes functionality and environmental responsibility: The architectural
design of the housing development balances functionality with environmental
sustainability, ensuring that residents have access to amenities and services while
minimizing its ecological footprint.
4. Sets a precedent for sustainable housing development: The BellaVita
socialized housing project serves as a model for future housing developments,
demonstrating that sustainable design can be both aesthetically pleasing and
economically viable.
Negative Design Features:

1. Population Density: Dense block layout may lead to reduced privacy for residents
and increased noise levels due to close proximity of units.
2. Tendency to Compromise Materials: Use of low-cost materials may compromise
durability and longevity of housing units, leading to increased maintenance costs
and decreased resilience against natural disasters. Hence, less resilient and lower
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quality housing materials may fail to withstand environmental pressures and

degradation over time, compromising the safety and comfort of residents.
3. No Distinct Architectural Style: Lack of distinct architectural identity may result in
a generic and uninspiring aesthetic, diminishing the overall appeal and value of the
housing development.
4. Cramped/ Too Small Spaces: Small lot and floor areas may limit living space and
functionality for residents, potentially affecting quality of life and satisfaction with
the housing units.
2.3.7 CONCLUSION AND RECOMMENDATION
Conclusion
The BellaVita socialized housing project stands as a testament to the fusion of

sustainable principles and community-centric urban planning. Through its strategic block
layout, the project not only optimizes land utilization but also cultivates a sense of
cohesion and accessibility among residents. This intentional design fosters opportunities
for social interaction and collective engagement, laying the foundation for a vibrant and
interconnected community. Moreover, by integrating sustainable features like porous
pavements and mini parks, BellaVita demonstrates a proactive commitment to
environmental responsibility and the enhancement of residents' quality of life. These
elements not only mitigate environmental impacts but also provide residents with green
spaces for recreation, relaxation, and reflection, contributing to their overall well-being.
However, amidst its commendable efforts, the BellaVita project faces certain
challenges that warrant careful consideration and mitigation strategies. The dense block
layout, while maximizing land usage, may inadvertently compromise residents' privacy and
tranquility due to the close proximity of housing units. Addressing this issue may involve
implementing design interventions such as landscaping barriers or architectural
adjustments to enhance privacy without sacrificing the sense of community. Furthermore,
the maintenance demands associated with sustainable features like porous pavements
and mini parks require diligent upkeep to ensure their functionality and longevity.
Establishing robust maintenance protocols and community engagement initiatives can help
address these challenges and safeguard the long-term success and sustainability of the
BellaVita socialized housing project. Through proactive management and collaborative
efforts, BellaVita can continue to serve as a model for sustainable and inclusive urban
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development, enriching the lives of its residents and the surrounding community for years
to come.
Recommendations
To effectively address the challenges and optimize the advantages of the BellaVita
socialized housing project, several key recommendations are proposed. Firstly, measures
should be taken to mitigate the potential negative effects of the dense block layout. This
could involve the incorporation of green buffers or soundproofing measures to enhance
privacy and reduce noise levels between residential units. Such interventions can help
alleviate concerns regarding privacy while maintaining the project's sense of community
and connectivity.
Secondly, proactive maintenance plans and community engagement strategies

should be developed to ensure the long-term sustainability and functionality of sustainable
features such as porous pavements and mini parks. Establishing regular maintenance
schedules and engaging residents in communal upkeep efforts can help preserve these
features, ensuring their continued benefits for the community over time. Additionally,
fostering a sense of ownership and pride among residents in maintaining these green
spaces can further enhance community cohesion and environmental stewardship.
Furthermore, efforts should be directed towards enhancing the architectural identity

of the development. By creating a distinct and appealing aesthetic, BellaVita can cultivate
a sense of pride and ownership among its residents. This could involve incorporating
unique design elements, utilizing local materials or cultural motifs, and collaborating with
local artists or architects to infuse the project with a sense of place. Enhancing the
architectural identity not only adds value to the development but also contributes to its
overall sustainability by fostering a stronger sense of community and connection to the
built environment. Through these recommendations, the BellaVita socialized housing
project can further solidify its position as a model for sustainable and inclusive urban
development, enriching the lives of its residents and the surrounding community.
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CHAPTER III
SUMMARY OF RELEVANT BUILDING LAWS AND CODE REVIEW
SUBDIVISION AND CONDOMINIUM BUYERS PROTECTIVE DECREE (P.D. 957)
Rule I. Minimum Design Standards
Section 1. Design Standards for Subdivision Residential subdivision projects shall

conform with the following minimum design standards, applicable local government units'
(LGU) zoning ordinances as well as pertinent provisions of the National Building Code if
project is with housing component:
A. Site Criteria
1. Location
Conformity with Zoning Ordinance/Comprehensive Land Use Plan Subdivision

projects shall be located in residential zones or other areas appropriate for residential
uses. If there is no Zoning Ordinance or approved Comprehensive Land Use Plan, the
dominant land use principle and site suitability factors cited herein shall be used in
determining suitability of a project. Subdivision projects supportive of other major urban
activities (e.g. housing for industrial workers) may be allowed in areas zoned for the said
urban activities.
2. Physical Suitability
Subdivision projects shall be located within suitable sites for housing and outside
hazard prone areas and protection areas as provided for by pertinent laws. Critical areas
(e.g. areas subject to flooding, landslides and those with unstable soil) must be avoided.
The site shall be stable enough to accommodate foundation load without excessive
earthmoving, grading or cutting and filling.
3. Accessibility
The site must be served by a road that is readily accessible to public transportation
lines. Said access road shall conform to the standards set herein to accommodate
expected demand caused by the development of the area. In no case shall a subdivision
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project be approved without the necessary access road/right-of-way. Said access road
right-of-way may be constructed either by the developer or the local government unit.
B. Planning Considerations
1. Area Planning
Planning and designing of subdivision projects shall take into account the following:
a. safety and general welfare of the future occupants:
b. adequate, safe, efficient and integrative road circulation system servicing every lot
therein;
c. judicious allocation of land uses for diversity and amenity;
d. preservation of site
e. proper siting or orientation of lots;
f. harmony with existing and proposed development in the vicinity;
g. Application of workable design principles or parameters for a well planned and

self-sustaining environment.
When a developer or planner submits a Planned Unit Development (PUD) type of

project, the layout shall likewise conform to the standards for residential/condominium
projects.
a. Open spaces
Open spaces shall conform to the provisions of P.D. 1216 and its implementing rules
and shall include the following:
a. 1 Streets -adequate and safe means of vehicular and pedestrian circulation and
easements for utilities and planting strips, shall be provided.
a. 2 Walks -paved walks shall be provided to the living units from streets, parking
spaces and from living units to play areas.
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a. 3 Parks and playground - suitable recreational area(s) shall be allocated within the
subdivision. Where applicable, a hierarchy of such recreational areas may be provided
for, such that, a strategically located main park area is supplemented or complemented
by one or more smaller pocket(s) or areas for recreational use. These areas must be
accessible to living units and free from any form of hazard or risk_ Said parks and
playgrounds shall be cleared and free from any debris. Parks and playgrounds as
much as possible shall be at street level.
b. Facilities and Amenities
Areas required for subdivision facilities and amenities shall be judiciously allocated in
accordance with the provisions herein specified.
b. Density
Density of subdivision projects shall conform with the residential densities set forth in
the zoning ordinance of the city/municipality where project is located. Where there is a
mixture of housing types within the subdivision (such as single-detached, row house,
town houses, etc.), density shall include the total number of dwelling units in
multi-storey structure plus the total number of lots intended for single and
semi-detached houses.
2. Site Preservation
a. Slope
The finished grade shall have a desired slope to allow rain water to be 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 millimetres or more, shrubs and desirable
ground cover per Department of Environment and Natural Resources (DENR) rules
shall be preserved. Where a good quality top soil exists in the site, it shall be banked
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and shall be preserved for finishing grades of yards, playgrounds, parks and garden
areas.
c. Ground Cover
Grass, shrubs, plants and other landscaping materials used for ground cover shall be
of a variety appropriate for its intended use and location. They shall be planted so as to
allow well-tended cover of the area.
3. Easements
Subdivision projects shall observe and conform to the following provisions on

easements as may be required by:
a. Chapter IV, Section 51 of The Water Code, on water bodies;
b. National Power Corporation (NPC), on transmission lines;
c. PHIVOLCS per Resolution No. 515, Series of 1992, on identified fault traces;
d. Other public utility companies and other entities' right-of-way;
e. National/local government units for projects abutting national roads (primary roads)
where adequate easement shall be provided for, including loading and unloading
areas;
f. Other related laws.
4. Circulation
Depending on the classification of roads adjacent to the subdivision and the size of the
project site, road network should result into a hierarchy of functions and should define
and serve the subdivision as one integrated unit.
a. Roads complemented with pathwalks within the subdivision must be so aligned to

facilitate movement and to link the subdivision to the nearest major transportation route
and/or adjacent property.
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Whenever there are existing roads within the project site which shall be made part of
the subdivision plan, these shall be improved in accordance with the standards set
forth herein.
b. Streets should conform to the contours of the land as far as practicable.
Where a proposed project adjoins a developed property, roads within the said project
shall be connected/integrated/aligned with existing ones.
Where a proposed project adjoins undeveloped property, a provision for future

connection shall be mandatory.
c. As far as practicable, streets shall be laid out at right angles to minimize critical
intersections such as blind corners, skew junctions, etc.
d. Roads shall conform to sound engineering practices. e. Subdivision projects shall

comply with the pertinent requirements of Batas Pambansa No. 344, otherwise known
as the Accessibility Law.
5. Installation of Street Names/Signs:
The developer shall bear the cost of installation of street names/signs coincident with
the construction of streets.
C. Design Parameters
1. Land Allocation
For open market and medium cost subdivision projects with an area of one (1) hectare or
more, the percentage (%) allocation of land shall be as follows:
a. saleable area — maximum of 70% of the gross area
b. non-saleable area — minimum of 30% of the gross area
The following non-saleable area shall be observed consistent with PD No. 1216:
b.1 Parks/Playgrounds Allocation of area for parks and playgrounds shall be

mandatory for projects one (1) hectare or more and shall be deemed non-buildable
area. The same shall be strategically located within the subdivision project. Area
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allocated for parks and playgrounds shall in no case be less than 100 square
meters.
The percentage requirement for parks/playgrounds shall be as follows:
b. 2 Community Facilities
Mandatory provision of areas for community facilities, such as neighborhood

multi-purpose centers both for open market and medium cost housing projects with
area one (1) hectare and above. These areas are non-saleable. However, the
developer may provide additional areas for community facilities such as schools
and commercial/retail centers in excess of the mandatory requirement set forth in
this rule which shall be deemed saleable. The use of the said area shall be
indicated in the plan and shall be annotated in the title thereto. (Refer to Table 2)
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b. 3 Circulation System
b.3.1 Hierarchy of Roads The circulation system for open market and medium
cost housing projects shall have the following hierarchy of roads:
Minimum road right-of-way shall be in accordance with b.3.2 of this section.
In no case shall a major road be less than 10 meters when used as main
access road and/or as future connection.
a) Major Road -a street or road linking the site and serves as the main traffic
artery within the project site and shall traverse the longer axis of the property.
b) Collector Road -a street or a road that services pedestrian / vehicular traffic

from minor roads leading to major roads.
c) Minor Road -a road which main function is to provide direct access to lots
and other activity centers. d) Motor Courts -shall have a right-of-way of not less
than 6 meters in width with provision for sufficient space for vehicular turn
around in the form of a cul-de-sac, loop, branch or "T", with a maximum length
of 60 meters inclusive of terminal.
e) Service Roads -roads which provide for the distribution of traffic among
individual lots and activity centers.
f) Alley -a 2-meter wide walkway which shall be used to break a block and to
serve pedestrians and for emergency purposes. It shall not be used as access
to property.
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b.3.2 Road Right-of-Way (ROW) The corresponding right-of-way for hierarchy

of roads shall be as follows:
a) Major roads shall maintain a uniform width of road right-of-way. Tapering of

road width shall not be allowed where the road right-of-way is wider than the
prescribed standard for the interconnecting road 2.5the proposed su2.5vision.
b) Interior Subdivision projects must secure the right-of-way to the nearest public
road and the right-of-way shall be designated as an interconnecting road with a
minimum width of 10 meters. This fact shall be annotated on the title of said
road lot and must be donated and deemed turned over to the LGU upon
completion of the said interconnecting road. (See Figure 1)
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c) Subdivision projects abutting the main public road must provide a setback of
3-meter deep by 5-meter in length at both sides of the subdivision entrance to
accommodate loading and unloading of passengers (see Figure 2).
d) Subdivision projects shall have provision for future expansion where applicable,
by designating the major roads, as prescribed in Sec. 1.C.b.3.2 as the
interconnecting road right-of-way for both open market and medium cost housing
projects.
b.3.3 Planting Strips Planting strips shall be observed with the following road
specifications:
b.3.4 Road Pavement
All roads for both open market and medium cost housing projects shall be paved
with either concrete or asphalt. Concrete pavement shall have a minimum
thickness of 150 millimeters and a minimum compressive strength of 20.7 Mega
Pascal (Mpa) while asphalt shall have a minimum thickness of 50 millimeters.
Sidewalk pavement shall have a minimum compressive strength of 17.2 Mega

Pascal.
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b.3.5 Road Intersection Roads should intersect at right angles as much as

practicable. Multiple intersections along major roads shall be minimized. Distance
between offset intersections should not be less than 20 meters from corner to
corner. Intersections should occur on straight sections instead of on curved
sections of road and on gentle grades with clear sight distance.
Road intersections shall be provided with adequate curb radii consistent with sound
engineering principles. (see Figure 3)
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b.3.6 Road Grade/Slope
Crown of the roads shall have a slope of not less than 1.5 percent, while curbs and
gutters shall not be less than 7 percent to 9 percent (see Figure 4).
Grades and vertical curbs shall conform to the design requirements of the
Department of Public Works and Highways (DPWH).
2. Lot requirements
a. Lot Layout:
The following shall be considered when plotting the subdivision project:
a. 1 Preservation of site assets and proper siting orientation of lots; blending with
existing and proposed development in the vicinity; and
a. 2 Application of workable design principles/parameters for a well planned

environment. To accommodate a wider range of clientele (in terms of income level and
lifestyle), and to provide diversity in housing design in a subdivision project, the
owner/developer is encouraged to allocate areas for various housing types such as
single -detached, duplex/single attached and rowhouses.
b. Minimum Lot Area The minimum lot area for various types of housing under open
market and medium cost housing project shall be as follows:
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Saleable lots designated as duplex/single attached and/or rowhouse lots shall be provided
with housing units.
Price of saleable lots intended for single-detached units shall not exceed 40 percent of the
maximum selling price of house and lot packages.
c. Lot Design
c.1 Saleable lots shall be designed such that they are not bisected by political
boundaries, water courses, drainage ways and utility lines.
c.2 A lot shall be served by an independent access road.
c.3 Whenever possible, lot frontage elevation shall be at street level.
c.4 Lot lines shall preferably be made perpendicular to street lines.
c.5 Deep lots and irregularly shaped lots shall be avoided.
c.6 Lots shall be planned with adequate width for side yards.
c.7 Lots shall be protected against risks.
c.8 Lots shall not be laid out if potential risks exist e.g. erosion, slides, flooding, fault
lines, etc.
d. Lot Frontage The minimum lot frontages for various types of housing under open market
and medium cost housing projects shall be as follows:
The number of rowhouses shall not exceed 20 units per block/cluster but in no case shall
this be beyond 100 meters in length.
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3. Length of Block
Maximum length of block shall be 400 meters, however, blocks exceeding 250 meters
shall be provided with an alley approximately at mid-length.
4. Shelter Component
a. Minimum floor area for open market housing shall be 42 square meters and 30 square
meters for medium cost housing.
b. Minimum level of completion -complete house for all types of dwelling units based on
the submitted specifications.
Provision of firewall shall be in conformity with the Fire Code of the Philippines and
mandatory for duplexes/single attached units and every unit for rowhouses (refer to Fig. 5).
5. Yard/Setback
The minimum setback of dwelling units both for open market and medium cost housing
projects shall conform to the National Building Code of the Philippines.
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6. Water Supply System
a. Specific Rules:
The subdivision water supply shall be mandatory or obligatorily connected to an

appropriate public water system or community system provided that the water supply is
enough to meet the total daily requirements of the anticipated population.
When neither a public water system, nor an acceptable community system is available, a
centralized water supply system shall be accepted, provided that:
a.1 The technical consultant of the developer shall determine the location and
discharge capacity of the water source(s) within the subdivision;
a.2 The permit to drill well(s) or tap water lines from the appropriate government
agencies shall be obtained;
a.3 The water source shall be sufficient to meet the daily water requirements of every
household in the subdivision;
a.4 No hazards shall exist in the immediate vicinity of the water source that might
reduce or pollute the supply;
a.5 Water distribution shall be assured. Accordingly, every water service entrance or
connection shall be provided with a pressure-compensating, self-regulating, constant
flow valve or fitting to ensure equitable distribution of water, water and power
conservation, and long-term savings on operational costs of the water system.
a.6 Each subdivision shall have at least an operational deepwell and pumpsets with
sufficient capacity to provide Average Daily Demand (ADD) to all homeowners.
b. Water Requirement -Every dwelling unit shall be served by an individual supply of water
sufficient to meet the total hourly domestic needs of every household for any 8 hour
period.
The Average Daily Demand (ADD) for both open market and medium cost housing
projects is 150 liters per capita per day (LCPD) household connection. (Per Board
Resolution No. 506, series of 1992)
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c. Fire Protection Demand -Provision for fire protection shall comply with the requirements
of the National Fire Protection Code.
d. Water Tank Capacity -20% ADD plus fire reserve.
e. Pipes -Pipes shall conform to the standards required by Metropolitan Waterworks and
Sewerage System (MWSS) and/or Local Water Utilities Administration (LWUA).
7. Electrical power supply
Mandatory individual household connection to primary and/or alternate sources of power.
Installation practices, materials and fixtures used shall be in accordance with the
provisions of the Philippine Electrical Code and/or local utility company.
Provision of street lighting per pole is mandatory at 50-meter distance and every other pole
if distance is less than 50 meters.
Electrical bills for streetlights shall be proportionately shouldered by the users thereof prior
to issuance of Certificate of Completion (COG) and turn-over of open space to LGU.
8. Sewage Disposal System
The sewage disposal system for open market and medium cost subdivision projects shall
either be any of the following:
a. Connection to Community Sewer System
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.
b. Septic Tanks Where community sewer system is not available, sewage shall be
disposed of and treated in individual septic tanks.
Construction of individual septic tanks shall conform to the design standards of Sanitation
Code of the Philippines (PD 856) and National Plumbing Code of the Philippines (RA
1378).
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9. Drainage System
The drainage system of the subdivision shall conform to the natural drainage pattern of the
subdivision site, and shall drain into appropriate water bodies or public drainage systems.
In no case shall drainage outfalls drain into a private lot. Its layout shall conform to sound
engineering design/ principles certified by a duly licensed civil/sanitary engineer. Drain
lines shall be of durable materials and approved installation practices.
For both open market and medium cost subdivision projects, the underground drainage
system shall be properly engineered and environmentally sound and shall be provided with
adequate Reinforced Concrete Pipes (RCP), catch basins, manholes, inlets and cross
drain for efficient maintenance. Minimum drainage pipes diameter shall be 30 centimeters.
10. Garbage Disposal System
The subdivision shall have a sanitary and efficient refuse collection and disposal system,
whether independently or in conjunction with the municipal/city garbage collection and
disposal services.
DEFINING OPEN SPACE IN RESIDENTIAL SUBDIVISIONS (P.D. 1216)
Pursuant to Presidential Decree No. 953 at least thirty percent (30%) of the total area of a
subdivision must be reserved, developed and maintained as open space for parks and
recreational areas, the cost of which will ultimately be borne by the lot buyers which
thereby increase the acquisition price of subdivision lots beyond the reach of the common
mass.
Section 2
Section 31 of Presidential Decree No. 957 is hereby amended to read as follows:
"Sec. 31. Roads, Alleys, Sidewalks and Open spaces. The owner as developer of a
subdivision shall provide adequate roads, alleys and sidewalks. For subdivision projects
one (1) hectare or more, the owner or developer shall reserve thirty percent (30%) of the
gross area for open space. such open space shall have the following standards allocated
exclusively for parks, playgrounds and recreational use:
(a) 9% of gross area for high density or social housing (66 to 100 family lot per gross
hectare).
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(b) 7% of gross area for medium-density or economic housing (21 to 65 family lot per
gross hectare).
(c) 3.5 % of gross area low-density or open market housing (20 family lots and below per
gross hectare).
These areas reserved for parks, playgrounds and recreational use shall be non-alienable
public lands, and non-buildable. The plans of the subdivision project shall include tree
planting on such parts of the subdivision as may be designated by the Authority.
Upon their completion as certified to by the Authority, the roads, alleys, sidewalks and
playgrounds shall be donated by the owner or developer to the city or municipality and it
shall be mandatory for the local governments to accept provided, however, that the parks
and playgrounds may be donated to the Homeowners Association of the project with the
consent of the city or municipality concerned. No portion of the parks and playgrounds
donated thereafter shall be converted to any other purpose or purposes.
NATIONAL BUILDING CODE OF THE PHILIPPINES (P.D 1096)
Section 701. Occupancy Classified
i. Group B – Residentials, Hotels and Apartments Group B Occupancies shall be multiple

dwelling units including boarding or lodging houses, hotels, apartment buildings, row
houses, convents, monasteries and other similar buildings each of which accommodates
more than 10 persons.
Section 801. General Requirements of Light and Ventilation
1. Subject to the provisions of the Civil Code of the Philippines on Easements of Light and
View, and to the specific provisions of the Code, every building shall be designed,
constructed, and equipped to provide adequate light and ventilation. (Refer to Guidelines
on Easements, View Corridors/Sight Lines and Basements at the end of this Rule)
2. All buildings shall face a street or public alley or a private street which has been duly
approved. (Refer to Guidelines on Streets/RROW and Sidewalks at the end of this Rule)
3. No building shall be altered nor arranged so as to reduce the size of any room or the
relative area of windows to less than that provided for buildings under this Rule, or to
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create an additional room, unless such additional room conforms to the requirements of
this Rule.
4. No building shall be enlarged so that the dimensions of the required court or yard would
be less than what is prescribed for such building lot.
Section 805. Ceiling Heights
1. Habitable rooms provided with artificial ventilation shall have ceiling heights not less
than 2.40 meters measured from the floor to the ceiling; provided that for buildings of more
than one (1) storey, the minimum ceiling height of the first storey shall be 2.70 meters and
that for the second story 2.40 meters and the succeeding stories shall have an
unobstructed typical head-room clearance of not less than 2.10 meters above the finished
floor. Above-stated rooms with natural ventilation shall have ceiling heights of not less than
2.70 meters.
Section 806. Sizes and Dimensions of Rooms
1. Minimum sizes of rooms and their least horizontal dimensions shall be as follows:
a. Rooms for Human Habitations – 6.00 sq. meters with a least dimension of 2.00 meters;
b. Kitchen – 3.00 sq. meters with a least dimension of 1.50 meters; and
c. Bath and toilet – 1.20 sq. meters with a least dimension of 900 millimeters.
Section 807. Air Space Requirements in Determining the Size of Rooms
1. Minimum air space shall be provided as follows:
a. School Rooms – 3.00 cu. meters with 1.00 sq. meter of floor area per person;
b. Workshop, Factories, and Offices – 12.00 cu. meters of air space per person; and
c. Habitable Rooms – 14.00 cu. meters of air space per person.
SECTION 808. Window Openings
1. Rooms intended for any use, not provided with artificial ventilation system, shall be
provided with a window or windows with a total free area of openings equal to at least 10%
of the floor area of the room, provided that such opening shall be not less than 1.00 sq.
meter. However, toilet and bath rooms, laundry rooms and similar rooms shall be provided
with window or windows with an area not less than 1/20 of the floor area of such rooms,
provided that such opening shall not be less than 240 sq. millimeters. Such window or
windows shall open directly to a court, yard, public street or alley, or open watercourse.
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2. Required windows may open into a roofed porch where the porch:
a. Abuts a court, yard, public street or alley, or open watercourse and other public open
spaces;
b. Has a ceiling height of not less than 2.70 meters;
c. Has one of the longer sides at least 65% open and unobstructed.
3. Eaves, canopies, awnings (or media agua) over required windows shall not be less than
750 millimeters from the side and rear property lines. 74
4. There shall absolutely be no openings on/at/within/through all types of abutments (such

as firewalls) erected along property lines except for permitted vent wells. This Rule strictly
applies to all new and existing developments.
5. In locating window openings it should be borne in mind that in cases of extreme

emergencies windows must serve as emergency egress to vacate the premises or access
for rescue operations. Such windows shall meet the following requirements:
a. They can be opened from the inside without the use of any tools;
b. the minimum clear opening shall have a width not less than 820 millimeters and a height
of 1 meter;
c. The bottom of the opening should not be more than 820 millimeters from the floor;
d. Where storm shutters, screens or iron grilles are used, these shall be provided with
quick opening mechanism so that they can be readily opened from the inside for
emergency egress and shall be so designed that when opened they will not drop to the
ground;
e. All areas immediately outside a fire exit window/grille must be free of obstacles and
must lead to a direct access down into the ground or street level.
Section 902. Water Supply System
1. Whenever available, the potable water requirements for a building used for human
habitation shall be supplied from existing municipal or city waterworks system.
2. The quality of drinking water from meteoric, surface or underground sources shall
conform to the criteria set in the latest approved National Standards for Drinking Water
Standards.
3. The design, construction and operation of deepwells for the abstraction of groundwater
shall be subject to the provisions of the Water Code of the Philippines (PD 1067).
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4. The design, construction and operation of independent waterwork systems of private

housing subdivisions or industrial estates shall be governed by existing laws relating to
local waterworks system.
5. The water piping installation for water supply and distribution to each fixture including
the wastewater drainage with proper venting inside building and premises, shall conform to
the provision of the Revised National Plumbing Code of the Philippines.
Section 903. Wastewater Disposal System
1. Sanitary sewage from buildings and neutralized or pre-treated industrial wastewater

shall be discharged directly into the nearest street sanitary sewer main of existing
municipal or city sanitary sewerage system in accordance with the criteria set by the Code
on Sanitation of the Philippines and the Department of Environment and Natural
Resources (DENR).
2. All buildings located in areas where there are no available sanitary sewerage system
shall dispose their sewage to “Imhoff” or septic tank and subsurface absorption field or to a
suitable waste water treatment plant or disposal system in accordance with the Code on
Sanitation of the Philippines and the Revised National Plumbing Code of the Philippines.
3. Sanitary and industrial plumbing installations inside buildings and premises shall
conform to the provisions of the Revised National Plumbing Code of the Philippines.
PHILIPPINE GREEN BUILDING CODE
Section 11. WATER EFFICIENCY
Water efficiency requires the adoption of efficient practices, plan, design, materials,
fixtures, equipment and methods that reduce water consumption resulting in cost savings
11.1 Water Fixtures
a. General Efficient water fixtures include faucets, showerheads, and water closets that
use less water to perform the same function of cleaning as effectively as standard models.
Water efficiency is an important aspect, especially as freshwater resources start getting
depleted at a rate faster than they are replenished. Use of efficient plumbing fixtures,
sensors, auto control valves, aerators, flow control, and pressure-reducing devices,
wherever possible, can result in a significant reduction in water consumption.
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b. Applicability This measure applies to all builds.
11.2 Water Management
11.2.1 Rainwater Harvesting
a. General
Rainwater is one of the purest sources of water available. Rainwater from
roofs and hardscape must be collected and reused for non potable purposes.
b. Requirements
i. Minimum storage tanks size (in cu.m) shall be calculated by dividing the building footprint
area by 75.
ii. Collected water shall be used for non-potable purposes such as toilet flushing, irrigation
and cooling towers.
11.2.2 Water Recycling
a. General
Recycled water from Sewage Treatment Plants (STP) shall be reused for non-potable
purposes.
b. Requirements
The recycled water produced on site shall be reused for non-potable purposes such as
toilet flushing, irrigation and cooling towers, through a distinct and separate piping system
from the potable water supply system.
Section 12. MATERIAL SUSTAINABILITY
Material Sustainability governs all matters related to resource efficiency and material
selection and use with the least impact on the environment.
Page 74
12. 1 Non-Toxic Sustainability
a. General
Non-Toxic building materials refer to building materials without hazardous or toxic

chemicals that could cause Sick Building Syndrome (SBS) and eventually lead to Building
Related Illness (BRI).
b. Requirements
i. Paints, coatings, adhesives and sealants used indoors or nonventilated areas shall not
contain Volatile Organic Compounds (VOC) or should be within levels tolerable to humans
as specified in Table 14.
ii. Composite wood shall not have urea formaldehyde content.
iii. All other materials containing chemicals used in construction shall not compromise and
be deleterious to the health and safety of the workers and occupants of the building. iv.
Specifications shall comply with the allowable VOC limits as stated in Table 14 with
Material Safety Data Sheet (MSDS) from supplier and other certification to justify the
compliance of the material.
BATAS PAMBANSA 344
Minimum Requirements For Accessibility
A. Outside and Around Buildings
1. Dropped Sidewalks
1.1 Dropped sidewalks should be provided at pedestrian crossings and at the end of
walkways of a private street or access road.
1.2 Dropped sidewalks at crossings shall have a width corresponding to the width of
the crossing.
1.3 For crossings and walkways less than 1.50 m. in width, the base/level surface at
the bottom of the ramp shall have a minimum depth of 1.50 m. with a width
corresponding to the width of the crossing.
For crossings and walkways less than 1.50 m. in width, the base/level surface at the
bottom of the ramp shall have a minimum width corresponding to the width of the
crossing (4.00 M minimum for national roads and as mandated by Local ordinances for
Page 75
local roads).
1.4 Dropped sidewalks shall be sloped towards the road with a maximum cross
gradient of 1:100 (1%) to prevent water from collecting.
1.5 The difference in elevation between the base/level area of a dropped sidewalk from
the road or gutter shall not exceed 19 mm.
1.6 Provide the following signage:
1.6.1 Pole mounted signage, 600 mm x 600 mm in size and mounted at a minimum
clear height of 2.00 m from the sidewalk floor. Pole mounted signs (planted) should not
obstruct the path of pedestrians. {Refer to DPWH Guidelines (Road Signs and
Pavement Marking Manual) for installing pole mounted signs on sidewalks.}
1.6.2 Pavement sign painted or marked on the ramp complying with the following:
(a) a square with dimensions of at least 600 mm (for ramps less than 1.20 m wide) but
not more than 800 mm (for ramps 1.20 m. and wider); (b) be located at the center of
each ramp; (c) the color of the International Symbol of Access shall be white on a blue
background.
2. Sidewalks and Walkways
2.1 The gradient along the length of sidewalks/walkways should be kept as level as
possible and shall make use of slip resistant material. Slip resistant materials shall
have a Coefficient of Friction of 0.6 for level surfaces and 0.8 for sloping surfaces
(ASTM). 3.1 Whenever and wherever possible, sidewalks/walkways should have a
gradient not steeper than 1:20 or 5%.
2.2 Sidewalks/walkways should have a maximum cross gradient of 1:100 or 1%.
2.3 Sidewalks/walkways shall have a minimum width of 1.20 meters.
2.4 If possible, gratings should never be located along sidewalks/walkways. When
occurring along sidewalks/walkways, grills of grating openings shall:
a. be perpendicular to line of travel
b. have a maximum center to center dimension spacing of 13 mm between members;
21
c. not project nor be recessed more than 6mm above or below the level of the
sidewalk/walkway.
2.5 Sidewalks/walkways should have a continuous surface without abrupt pitches in
angle or interruptions by cracks or breaks creating edges above 6 mm.
3. Open Spaces
Page 76
3.1 Where open spaces are provided, persons with visual impairment can become
particularly disoriented. Therefore it is extremely helpful if sidewalks/walkways or paths
can be given defined edges either through the use of planters with dwarf walls, or a
grass verge, or similar, which provides a texture different from the path. Tactile
surfaces/markings should be provided.
3.2 Provide Pedestrian Dominated Priority Zones in commercial complexes, to create a
feeling of safety particularly persons with disabilities.
4. Crossing
In order to reduce the exposure time to vehicular traffic, all crossings at grade shall:
4.1 Be as perpendicular as possible to the carriageway.

4.2 Be located at the narrowest, most convenient part of the carriageway for mid-block
crossings.
4.3 Have a median/island of at least 1.5 m in depth, preferably 200 mm, provided as a
pedestrian refuge, where the width of carriageway to be crossed exceeds 10.0 m or at
least 4 lanes.
FIRE CODE OF THE PHILIPPINES
Division 12. Residential Board and Care
Section 10.2.12.1 General Requirements
A. No board and care occupancy shall have its sole means of egress or means of escape
pass through any nonresidential or non-health care occupancy in the same building.
B. No board and care occupancy shall be located above a nonresidential or non-health

care occupancy, unless the board and care occupancy and exits therefrom are separated
from the nonresidential or non-health care occupancy by construction having a minimum
two-hour (2-hr) fire resistance rating.
Section 10.2.12.2 Small Facilities
A. Scope
1. This Section shall apply to residential board and care occupancies providing sleeping
accommodations for not more than sixteen (16) residents.
Page 77
2. Where sleeping accommodations for more than sixteen (16) residents are provided, the
occupancy shall be classified as a large facility.
B. Means of Escape
1. Designated means of escape shall be continuously maintained free of all obstructions or

impediments to full instant use in case of fire or other emergency.
2. Every sleeping room and living area shall have access to a primary means of escape
located to provide a safe path of travel to the outside at street level or the finished ground
level.
3. Where sleeping rooms or living areas are above, the primary means of escape shall be
an interior stair, an exterior stair, a horizontal exit, or a fire escape stair.
4. Sleeping rooms and living areas in facilities without a sprinkler system shall have a
second means of escape consisting of any of the following:
a. Door, stairway, passage, or hall providing a way of unobstructed travel to the outside of
the dwelling at street or the finished ground level that is independent of, and remotely
located from, the primary means of escape.
b. Passage through an adjacent non-lockable space independent of, and remotely located
from, the primary means of escape to any approved means of escape.
c. Outside window or door operable from the inside, without the use of tools, keys, or
special effort, that provides a clear width of not less than five hundred ten millimeters (510
mm) and a height not less than eight hundred millimeters (800 mm), and the bottom of the
opening not more than eight hundred twenty millimeters (820 mm) above the floor.
d. Sleeping rooms that have a door leading directly to the outside of the building with
access to the finished ground level or to an exterior stairway shall be considered as
meeting all the requirements for a second means of escape.
e. Sleeping rooms shall not be required to have a secondary means of escape where the
clinical needs of the residents require special security measures, provided all of the
following are met:
1) The building is protected throughout by an approved, automatic sprinkler system
2) A fire alarm system is provided.
5. Aisles, corridors and ramps required for exit access or exit shall be at least one and
eighty-three hundredths meters (1.83 m) in clear and unobstructed width.
Page 78
C. Interior Stairs Used for Primary Means of Escape
1. Interior stairs shall be enclosed with fire barriers having a minimum of half-hour (1⁄2-hr)
fire resistance rating.
2. Stairs shall comply with Section 10.2.5.4 of this RIRR.
3. The entire primary means of escape shall be arranged so that occupants are not
required to pass through a portion of a storey above, unless that route is separated from
all spaces on that storey by construction having a minimum of half-hour (1⁄2-hr) fire
resistance rating.
4. Stairs that connect a storey at street level to only one other storey shall be permitted to
be open to the story that is not at street level.
5. In buildings three (3) or fewer storeys in height and protected by an approved, automatic
sprinkler system, stair enclosures shall not be required, provided that there still remains a
primary means of escape from each sleeping area that does not require occupants to pass
through a portion of a lower floor, unless that route is separated from all spaces on that
floor by construction having a minimum of half-hour (1⁄2-hr) fire resistance rating.
6. Stairs serving a maximum of two (2) storeys in buildings protected with an approved,
automatic sprinkler system shall be permitted to be unenclosed.
D. Doors
1. Doors, other than the bathroom doors and paths of travel to a means of escape shall be
not less than eight hundred millimeters (800 mm) wide.
2. Bathroom doors shall be not less than six hundred ten millimeters (610 mm) wide.
3. Doors shall be swinging or sliding.
4. Every closet door latch shall be readily opened from inside.
5. Every bathroom door shall be designed to allow opening from the outside during an
emergency, when locked.
6. No door in any means of escape, other than those meeting the requirements below,
shall be locked against egress when the building is occupied.
a. Delayed-egress locks shall be permitted on exterior doors only.
b. Access-controlled egress door assemblies shall be permitted.
c. Door-locking arrangements shall be permitted where the clinical needs of residents
require specialized security measures or where residents pose a security threat, provided
all of the following conditions are met:
Page 79
1) Staff can readily unlock doors at all times.

2) The building is protected by an approved, automatic sprinkler system.
E. Protection
1. Protection of Vertical Opening

Vertical openings, other than those meeting the requirement of para C.5 of this Section,
shall be separated by smoke partitions having a minimum of half-hour (1⁄2-hr) fire
resistance rating.
2. Hazardous Areas
Areas for cartoned storage, food or household maintenance items in wholesale or
institutional-type quantities and concentrations, or mass storage of residents’ belongings,
or other hazardous areas that are located on a floor where primary means of egress or
sleeping rooms are located shall be protected by a construction having a minimum fire
resistance rating of one (1) hour and an automatic detection and alarm system or
automatic sprinkler system.
3. Detection, Alarm and Communication System
a. A manual fire alarm system shall be provided on all small residential custodian care
facilities.
b. Single station smoke detectors shall be provided in all levels including basements, living
areas and sleeping rooms.
4. Extinguishing Requirements
a. All buildings of four (4) or more storeys in height shall be protected with approved,
supervised sprinkler system, using quick-response or residential sprinklers in accordance
with Section 10.2.6.7 of this RIRR.
b. Portable fire extinguishers shall be installed in accordance with Section 10.2.6.9 of this
RIRR.
5. Construction of Corridor Walls
a. Walls separating sleeping rooms shall have a minimum of half-hour (1⁄2-hr) fire
resistance rating. The minimum of half-hour (1⁄2-hr) fire resistance rating shall be
considered to be achieved if the partitioning is finished on both sides with lath and plaster
or materials providing a fifteen-minute (15-min) thermal barrier.
b. Sleeping room doors shall be substantial doors, such as those of forty-four millimeters
(44 mm) thick, solid-bonded wood-core construction, or of other construction of equal or
greater stability and fire integrity.
Page 80
c. Any vision panels shall be fixed fire window assemblies or shall be wired glass not
exceeding eighty-four hundredths square meter (0.84 m2) each in area and installed in
approved frames.
F. Building Services Equipment
1. Utilities shall be installed in accordance with Section 10.2.7.1 of this RIRR.

2. Heating, ventilating and air-conditioning equipment shall comply with Section 10.2.7.2 of
this RIRR.
Page 81
REFERENCES
Crisostomo, S. (2020, January 5). Migration to hasten population growth in 3 regions.
Philstar.com.
https://www.philstar.com/nation/2020/01/06/1982338/migration-hasten-population-g
rowth-3-regions
“Housing” (2020). Cavite Ecological Profile 2020 Cavite Ecological Profile 2020
Chapter 3: Population and Social Life (2020) Cavite Ecological Profile 2020
Cavite Ecological Profile 2020
Local Government Report of 2015 (2015) Provincial Government of Cavite
LGR2015-brief-ecological-profile.pdf (cavite.gov.ph)
Medina, M. (2023, December 1). General Trias makes heroic leap to an urbanized city |
Inquirer Business. INQUIRER.net.
https://business.inquirer.net/433573/general-trias-makes-heroic-leap-to-an-urbaniz
ed-city?fbclid=IwAR3ZDECUXEKnY0ffcgQk5iQBKhrLkaNdWX_I3iPlI069Ej-PuP6M
-oAZhgg
Ayala Land, Inc. | BellaVita Homes for sale. (2021, February 4). Ayalaland.com.ph.
https://www.ayalaland.com.ph/residences/bella-vita/
Rob, J. (2013, July 11). BellaVita Socialized Housing of Ayala in Cavite [Slide show].
SlideShare.
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https://www.slideshare.net/robertsaluday/bellavita-socialized-housing-of-ayala-in-ca
vite
PHirst Park homes. (n.d.).

https://www.phirsthomes.com/phirst-calamba-laguna.html
Digital-Admin. (2024, January 22). Century Properties. Century Properties.

https://www.century-properties.com/phirst-park-homes-launches-p1-9-b-magalang-
pampanga-project/
PHirst centrale. (n.d.).

https://phirstcentrale.com.ph/
Villafuerte, D. M. (2019, December 14). PHirst Park Homes unveils Calamba project |
Inquirer Business. INQUIRER.net.
https://business.inquirer.net/285414/phirst-park-homes-unveils-calamba-project
PHirst Park Homes Batulao | A first that lasts. (n.d.-b).

https://www.phirstparkhomesbatulao.com/?fbclid=IwAR3KQFnxtB6ZOBRO7xPb-wj
Z__Oiy1s2F7i8qgDEMdZSfIDev_KT4ad1hIM
Ayala Land, Inc. | BellaVita Homes for Sale. (n.d.). Ayalaland.com.ph.

https://www.ayalaland.com.ph/residences/bella-vita/
BellaVita Bahay Saya, Buhay Sagana General Trias, Cavite. (2012, July 31). SPELL
Realty.
https://www.spellrealty.com/philippines/bellavita-bahay-saya-buhay-sagana-general
-trias-cavite_10.html
BP 344 Implementing Rules and Regulations Amendments

https://uapmakati.files.wordpress.com/2007/07/bp344-comments-on-bp-344-irr-amendmen
ts-complete-part-1-july-10-2013.pdf
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Design possibilities for living well with Alveo | Alveo Land. (2020, November 20). Alveo
Land | Premium Real Estate Developer in the Philippines.
https://www.alveoland.com.ph/commtalk-online/design-possibilities-for-living-well-with-alve
o/
Design For Tomorrow. (2023, October 17). Alveo Land: Real Estate Brand Marketing and
Custom Publication - Design for Tomorrow. Design for Tomorrow.
https://designfortomorrow.co/work/alveo-land/
Peña, Z. B. D. (2011, July 15). ALI’s Alveo Land eyes P2-B sales from first QC residential
development. Philstar.com.
https://www.philstar.com/business/2011/07/15/705827/alis-alveo-land-eyes-p2-b-sa
les-first-qc-residential-development
Republic Act. (n.d.).

https://republicact.com/docs/statute/414/presidential-decree-1216
Revised Implementing Rules and Regulations for PD 957 (2009 Edition)

https://dhsud.gov.ph/wp-content/uploads/Laws_Issuances/02_IRR/IRRPD957.pdf
The Fire Code of the Philippines (Revised 2019)

https://bfp.gov.ph/wp-content/uploads/2019/10/RA9514-RIRR-rev-2019.pdf
The Philippine Green Building Code (2015, June)

https://cdn.climatepolicyradar.org/navigator/PHL/2015/philippine-green-building-co
de-p-d-1096_deb93eb6225e7f35fc4e66bcd563244d.pdf
Page 84

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REPUBLIC OF THE PHILIPPINES

POLYTECHNIC UNIVERSITY OF THE PHILIPPINES

A PROPOSED EXECUTIVE VILLAGE

Presented to Ar. John Anthony Novero

In Partial Fulfillment of the Requirements

Bachelor of Science in Architecture 3-1

1.1 BACKGROUND OF THE STUDY

As General Trias becomes an emerging commercial and residential hub, the

1.2 STATEMENT OF THE PROBLEM

1.3 GOAL AND OBJECTIVES OF THE STUDY

To redefine affordability via cost-effective housing development while enhancing living

2. Develop an economical medium-cost village to meet the housing needs of middle-class

citizens with average incomes.

2.1 PHirst Park Homes

2.1.1 Project Details

2.1.1.1 Project Developer

Photo source: https://www.century-properties.com

Century Properties Management, Inc. (CPMI) is a frontrunner in Philippine property

Currently, CPMI's impressive portfolio includes 58 projects, translating to 90

PHirst Park Homes

2.1.1.2 Total Land Area

PHirst Park Homes Calamba stands as a gated residential community spanning an

Site Development Plan of PHirst Park Homes Calamba

2.1.1.3 Project Components

Photo source: PHirst Calamba Laguna as of May 9, 2023 - YouTube

PHirst Park Homes is a well-respected real estate developer in the Philippines,

In these communities, PHirst Park Homes provides amenities such as clubhouses,

PHirst Park Homes strives to create welcoming, sustainable, and well-planned

2.1.1.4 Area Summary

2.1.1.5 Housing Unit Types and Sizes

Housing Unit Types

An exterior perspective of Calista End Unit and its specifications

An exterior perspective of Calista Mid Unit and its specifications

An exterior perspective of Calista Pair Unit and its

Housing Unit Specifications

Enclosed herewith is a detailed tabulation outlining the specifications of the Calista

Housing Unit Plans

PHIRST PARK HOMES CALISTA MID HOUSE

(Price range from PHP 1.8 to 1.9M)

Land Area 40 sq.m

Floor Area 50 sq.m.

Total Area 90 sq. m.

PHIRST PARK HOMES CALISTA END HOUSE

(Price range from PHP 2.2 to 3.2M)

Land Area 40 sq.m.

Floor Area 75 sq.m.

Total Area 115 sq. m.

PHIRST PARK HOMES CALISTA PAIR HOUSE

(Price range from PHP 2.2 to 3.2M)

Land Area 80 sq.m.

Floor Area 88 sq.m.

Total Area 168 sq. m.

2.1.2 PROJECT CONCEPT, FEATURES, AND UNIQUE SELLING PROPOSITION

2.1.2.1 Project Concept

The Home of Many Firsts

PHirst is dedicated to maximizing the potential of new homeowners by exceeding

PHirst is committed to delivering excellence beyond the current standards of

Prime Hub (Village Clubhouse)

Puddle Place (Pool and Waterplay Area)

Pass Central (Basketball Area)

Plug ‘N Surf (Wifi Area)

2.1.2.3 Unique Selling Proposition

PHirst is Century Properties Group’s horizontal housing brand offering high-quality,

Photo source: https://www.century-properties.com/horizontal-housing/