FEASIBILITY

Feasibility Study for a Mix-used Tourism
Development in Binan City , Laguna
Submitted by:
Cepillo Jan Wilfred
Endozo Ram Jay
ARC- 4201
FEASIBILITY STUDY FOR A MIX-USED TOURISM DEVELOPMENT IN BINAN CITY, LAGUNA
Table of Contents
1. Introduction ………………………………………………………….…………………2
1.1 Statement of the Problem ………………………………………………………….2
1.2 Objectives …………………………………………………………………………4
2. Location Analysis ……………………………………………………….……………...4
2.1 Macro Location …………………………………………………………………..4
2.1.1 Economic Overview of Laguna ……………………….…………………..5
2.1.2 Location Analysis of Binan …………………………….…………………7
a. Economic Overview …………………………………………………..7
b. Accessibility and Transportation ……………………………………...8
c. Culture and Tourism…………………………………………………..11
2.2 Micro Location ……………………………………………………………….….12
2.2.1 Visibility and Accessibility of the site …………………….……………...12
2.2.2 Climate and Disaster Risk Assessment ……………………………………13
2.2.2 Swot Analysis ………………………………………………….………….14
3. User Analysis ……………………………………………….……………….………….16
3.1 Users Demography……………..………………………………..…….…………..17
3.1.1 Tourist Arrivals ...………………….………………………………………19
3.1.2 Current Hotel Supply …………………………...…………….……….…..20
3.2 Conclusion ………………………………………………………….……………..24
4. Project………………………………………………………………………….…..……24
4.1 Concept ………………………………………………………………..……...…..,24
4.2 Building ……………………………………………………………...……………24
5. Legal and Regulatory ………………………………………………………………….26
5.1 Zoning Ordinances ………………………………………………………………..24
5.2 Comprehensive Land Use Plan ……………………………………………………26
5.3 Development Controls …………………………………………………...………..30
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1. INTRODUCTION
Ayala Land Inc. has recently acquired a waterfront property along Laguna Lake in Binan,
Philippines. The site presents an exciting opportunity for a mixed-use tourism development,
encompassing commercial spaces, residential units, a convention center, and recreational
facilities. However, the area's susceptibility to liquefaction necessitates a thorough feasibility
study to assess project viability.
We are tasked with preparing a short feasibility study to inform development and
planning decisions. The study will comprehensively analyze the project's macro and
micro-environment, including:
- Market Analysis: Examining the local demographics, visitor trends, and existing tourism
infrastructure to identify potential customer segments and assess market demand
- Competitive Landscape: Evaluating existing and planned developments in the vicinity
to understand the competitive landscape and position the project for success
- Site Evaluation: Assessing the property's geological conditions, infrastructure
availability, and zoning regulations to determine development constraints and
opportunities
This comprehensive feasibility study will provide Ayala Land Inc. with the insights
necessary to make informed decisions regarding the proposed mixed-use development. By
thoroughly evaluating market potential, addressing development challenges, and crafting a
strategic plan, the project can be positioned for long-term success and contribute positively to the
Binan community.
1.1 Statement of the Problem
The feasibility study aims to address the challenges and opportunities surrounding the
proposed mixed-use tourism development on Ayala Land Inc.'s recently acquired waterfront
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property in Binan, Philippines. Key issues include assessing the area's susceptibility to
liquefaction, understanding market demand and competition, evaluating the site's suitability, and
ensuring financial viability. These factors must be thoroughly examined to inform
decision-making regarding the development's design, scope, and strategy, ultimately aligning
with Ayala Land's objectives and benefiting the Binan community.
Major Problems:
1. What are the specific measures needed to mitigate the risks associated with liquefaction
in the proposed development area, and how do these measures impact the overall project
timeline and budget?
2. How can a comprehensive analysis of market demand and competition inform the
strategic positioning of the mixed-use development to attract diverse customer segments
and ensure long-term financial sustainability?
3. What key infrastructure upgrades and regulatory approvals are essential to enhance
accessibility to the site and ensure compliance with local ordinances, and how can
proactive planning mitigate potential delays or setbacks during the development process?
Minor Problems:
1. What specific environmental impact assessments are necessary to address concerns
regarding the proposed development's effect on local ecosystems, and how can
sustainable design practices be integrated to minimize ecological disruption?
2. How can demographic data and psychographic analysis be utilized to tailor the
development's amenities and programming to meet the unique preferences and needs of
the target market, ensuring maximum appeal and utilization?
3. What strategies can be implemented to foster community engagement and address
potential resistance or concerns from local residents regarding the development's impact
on the surrounding area, ensuring a collaborative approach to project planning and
execution?
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1.2 Objectives
To conduct a comprehensive feasibility study aimed at assessing the viability and
potential success of the proposed mixed-use tourism development planned for Ayala Land Inc.'s
newly acquired waterfront property in Binan, Philippines.
Purpose: The study will evaluate market demand, competitive landscape, site suitability
(including addressing liquefaction concerns), and financial feasibility to provide insights into
potential risks and rewards associated with the project. The goal is to guide informed decisions
regarding the development's design, scope, and overall strategy, ensuring alignment with Ayala
Land's vision and positive contribution to the Binan community.
Key Objectives:
● Develop a comprehensive risk mitigation plan for liquefaction in the proposed
development area, outlining specific measures to be implemented, while analyzing their
impact on the project timeline and budget.
● Develop a strategic positioning framework for the mixed-use development by conducting
a thorough analysis of market demand and competition, aiming to attract diverse
customer segments and ensure sustained financial viability over the long term.
● Identify and prioritize key infrastructure upgrades and regulatory approvals necessary to
enhance accessibility to the site and ensure compliance with local ordinances for the
development project. Implement proactive planning strategies to mitigate potential delays
or setbacks, thereby optimizing the development process timeline and minimizing
associated risks
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2 Location Analysis
2.1 Macro Location
2.1.1 Economic Overview of Laguna
A 2021 report by the Philippine Statistics Authority showed Laguna boasting the
strongest economy within the CALABARZON region, valued at a significant PHP 922
billion. This surpassed Cavite's estimated value of PHP 669 billion and Batangas's PHP
572 billion The size of Laguna’s economy can be attributed to its economic zones and
industrial estates (Table 1.1)
As a result, Laguna's economic power translates to the largest contribution (33.8%) to

the region's Gross Regional Domestic Product (GRDP). Cavite and Batangas follow
closely behind with 24.5% and 21.0% shares, respectively. Lucena City, the sole highly
urbanized city in the region, contributes 1.6% to the GRDP (Table 1.2)
Table 1. Gross Provincial Domestic Product, CALABARZON, 2019-2021
OUTPUT (IN PHP ‘000)

PROVINC
2019 2020 2021
E AND
HUC
CALABAR 2,831,599,91 2,534,444,2 2,728,307,4

ZON 9 65 01
Batangas 594,271,828 508,437,972 571,844,986
Cavite 704,917,569 596,646,876 669,455,971
Laguna 944,217,867 887,859,482 922,342,345
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Quezon 203,473,772 190,762,049 202,293,892
Rizal 338,451,110 309,240,881 319,100,865
Lucena 46,267,773 41,497,005 43,269,343
Source : PSA
Table 1.2 Percent Distribution of Gross Regional Domestic Product by Province,

CALABARZON, 2019-2021
PERCENT DISTRIBUTION
PROVINCE
2019 2020 2021
AND HUC
Batangas 21.0 21.0 21.0
Cavite 24.9 23.5 24.5
Laguna 33.3 35.0 33.8
Quezon 7.2 7.5 7.4
Rizal 12.0 12.2 11.7
Lucena City 1.6 1.6 1.6
This economic strength is further bolstered by Laguna's strategic location.

Proximity to Metro Manila, coupled with well-developed infrastructure, makes Laguna
highly attractive to businesses, particularly in manufacturing. The presence of
established economic zones and industrial estates solidifies its position as a key industrial
center in the Philippines. Beyond manufacturing, Laguna leverages its natural beauty and
historical significance to attract tourists, further contributing to the strength of the service
sector
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However, Laguna faces challenges in ensuring inclusive growth for all residents.
Development strategies must integrate initiatives that bridge income inequality gaps and
benefit the entire local community. Additionally, addressing potential infrastructure
limitations, such as transportation networks, logistics, and utilities, is crucial to sustain
the region's growth across various sectors. In conclusion, CALABARZON's economic
outlook is promising. Laguna's leadership role, coupled with the stability and recovery
observed in other provinces, suggests a region poised for continued growth. This data
provides valuable insights for policymakers and investors looking to capitalize on the
economic potential of CALABARZON.
2.1.2 Location Analysis of Binan
a. Economic Overview
Biñan City, a bustling hub in Laguna province, Philippines, is rapidly

emerging as a prime location for real estate investment. Several factors contribute
to this rising prominence. Firstly, Biñan City enjoys a strategic location. As the
largest public market in the CALABARZON region, it serves as a commercial
hub for nearby towns. Its expanding commercial sector, with numerous banks and
shopping centers, is further enhanced by the presence of Southwoods Mall, a
thriving center just off a major highway exit. This accessibility makes Biñan City
even more attractive for investors.
Secondly, the city's infrastructure is undergoing significant development. The

government's investments in improving road networks, public transportation, and
utilities enhance accessibility for both residents and businesses. Biñan City is
continuously upgrading its infrastructure to accommodate its growing population
and attract more businesses.
Beyond its strategic location and infrastructure, Biñan City offers diverse
investment opportunities. The real estate landscape extends beyond commercial
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properties, with a focus on tourism development through new resorts, convention

centers, and hotels. The presence of prestigious institutions like United Health
Hospital and Colegio San Agustin Binan further broadens the appeal.
Additionally, Biñan City caters to the industrial sector with parks and
manufacturing companies, providing a wider range of real estate investment
options.
The residential real estate market is also booming in Biñan City. The city offers a
variety of housing options, from affordable housing to exclusive subdivisions and
condominiums. The demand for residences is high, driven by the city's growing
population and influx of workers from nearby areas. The city proactively
upgrades its residential areas with well-planned developments and a diverse range
of amenities, making them ideal for families and individuals seeking a
comfortable and convenient lifestyle.
b. Accessibility and Transportation
Biñan City, Laguna benefits from its proximity to Metro Manila, offering
residents a diverse range of public transportation options. Jeepneys, the iconic
Filipino buses, likely dominate intra-city and nearly travel. Larger nus can
connect Binan City to Metro Manila and other regional conditioned UV Express
Vans might offer a faster and more comfortable alternative for specific routes.
Despite this variety, traffic congestion, particularly during rush hour,

presents a significant challenge, potentially impacting commute times. Other
considerations might include accessibility for people with disabilities, ease of
reaching public transportation stops (first mile), and reaching final destinations
from stations (last mile). The presence of alternative modes like ride-hailing
services, bicycles, or pedestrian walkways could also be factors to consider when
evaluating Binan City’s transportation landscape.
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Air Transportation
The Ninoy Aquino International Airport (MNL)
Binan City itself does not have an airport, but its location near Manila offers easy
access to air travel. The Ninoy Aquino International Airport (MNL), roughly 33
kilometers away, serves as the main hub for the region, providing a vast selection
of domestic and international flights. You can explore flight options directly
through airline websites or travel booking platforms like Kayak or Skyscanner.
While less common, there's a chance smaller domestic flights might operate from
airports in nearby cities or provinces like Cavite or Batangas. Researching
regional airlines and their routes on their websites can help you confirm this
possibility. Overall, Biñan City residents benefit from the close proximity to
Ninoy Aquino International Airport, ensuring convenient air travel connections
Railway
Philippine National Railways(PNR)
Binan City has a railway connection through the Philippine National

Railways(PNR) South Main Line. The Binan Station serves as a major stop,
offering passenger train services. Previously, commuters could travel north
towards Muntinlupa, San pedro, Alabang, and eventually Tutuban in Manila
Southbound trains connected Biñan City to towns like Santa Rosa, Cabuyao, and
Calamba. However, as of March 25, 2024, the Alabang-Biñan line is undergoing
a temporary closure for the construction of the North-South Commuter Railway
(NSCR) project. This disrupts the current connection to Metro Manila via PNR.
While inconvenient in the short term, the NSCR project, expected to be completed
around 2028, aims to create a modernized and more efficient railway network,
significantly improving railway transportation for Biñan City residents in the long
run.
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Water Transportation
Biñan City, despite bordering Laguna Lake, the Philippines' largest freshwater
lake, lacks a public water transportation system. The city's location isn't directly
on a navigable waterway, and public transportation relies on land-based options
like jeepneys, buses, tricycles, and the Philippine National Railways (although
currently disrupted due to construction). While Laguna Lake supports fishing,
aquaculture, and irrigation, passenger ferry services are not available. If you seek
a recreational boating experience, private rentals on the lake might be an option,
but not for daily commutes. Similarly, some lakeside towns might offer local
water taxis, but wouldn't be directly accessible from Biñan City. Overall, for
navigating Biñan City, plan on utilizing land-based transportation options
Road Networks
South Luzon Expressway (SLEX)
Biñan City boasts a road network connecting it to nearby towns, cities, and
Metro Manila. The South Luzon Expressway (SLEX) serves as a major artery,
offering a high-speed route to Metro Manila and points south. Additionally,
Manila South Road provides another national road connection. Beyond national
roads, Binan City has a network of local roads connecting barangays and
residential areas. Provincial roads like Binan-Carmona Road link the city to
neighboring towns. While the Alabang-Sucat Expressway (CALAX) might not be
entirely within city limits, it could offer an alternative route to Metro Manila. It's
important to note that online information regarding specific roads or intersections
might be limited. Since traffic congestion is a concern, understanding the overall
road network layout can be helpful for navigating Biñan City and avoiding
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congested areas. Resources like online maps, local government websites, and
news articles can provide valuable insights into Biñan City's road network
c. Culture and Tourism
Biñan City in Laguna has transformed itself from a commercial center to an

award-winning tourist destination. Once known for its large public market and
role as a regional commerce hub, Biñan City has established the Biñan City
Culture, History, Arts and Tourism Office (BCHATO) to spearhead cultural and
tourism development. With a 10-Year City Tourism Development Plan in place,
Biñan City actively preserves its heritage through restoration projects and
historical site maintenance. The city also uses various media platforms and
publications to promote its rich culture, and vibrant festivals like Araw ng Biñan
and the Puto Latik Festival showcase its traditions. Biñan City's dedication has
not gone unnoticed; it's become a benchmark for other municipalities, received
recognition from the Provincial Government of Laguna, and is working towards
making its Biñan Heritage District a National Historical-Cultural Heritage Zone.
Biñan City's transformation from trading hub to cultural destination is a testament
to its commitment to preserving its past and embracing its future in tourism
2.2 MICRO LOCATION (Brgy. Dela Paz, Biñan City, Laguna)
2.2.1 Visibility and Accessibility
Nestled within the dynamic landscape of Biñan City in Laguna, Barangay Dela
Paz epitomizes the essence of a thriving community where connectivity, accessibility, and
inclusivity intersect harmoniously. Situated strategically at the heart of Biñan City, this
vibrant barangay serves as a central hub for residents and visitors alike, offering a rich
tapestry of amenities, servies, and opportunities.
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Barangay Dela Paz is distinguished by its exceptional accessibility. It is easy to

move around the barangay and make connections to other locations or the city center
because of well kept roads and effective transit systems. Whether locals use private
automobiles or public transit, Barangay Dela Paz makes sure that getting around is easy
and simple. In addition, the barangay consistently works to improve accessibility for all
of its residents, especially those who have mobility issues, by putting in place programs
like ramps and walkways that are wheelchair accessible.
Moreover, Barangay Dela Paz prioritizes visibility, ensuring that its community
members feel safe and empowered. Through the installation of adequate street lighting
and the implementation of security measures, the barangay fosters a sense of security and
peace of mind among its residents, even during nighttime hours. This commitment to
visibility extends beyond physical infrastructure. The barangay actively promotes open
communication channels between residents and local authorities, encouraging
transparency and accountability.
Figure 2: Barangay Dela Paz Spot Map
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Barangay Dela Paz is committed to promoting inclusion by appreciating the

distinctive contributions made by its citizens and embracing the variety within the
community. It organizes a variety of community activities, events, and programs designed
to involve people from all backgrounds and foster a sense of unity and belonging among
its participants. These events, which might include sporting competitions, cultural
exhibitions, or instructive seminars, provide a platform for the development of
camaraderie and support among locals.
At its core, Barangay Dela Paz embodies a strong sense of community spirit,
where accessibility and visibility intersect to create a welcoming environment for
everyone. Through its ongoing efforts to improve infrastructure, ensure safety, and
champion inclusivity, Barangay Dela Paz sets an example of progressive and cohesive
community, ready for sustainable growth and development.
2.2.2 Climate and Disaster Risk Assessment
Based on the baseline risk assessment data and information that were obtained
from the Barangay consultations in July–August 2017 using survey instruments of
DOST-MGB Geo Hazards parameters. Barangay Dela Paz appears to be particularly
vulnerable to disasters compared to other areas. The Barangay is designated as highly
susceptible to flooding, with potential for deep floodwaters and durations exceeding 3
days. While landslides are considered a low risk here, the recommendation for
preventative measures suggests there might be other factors to consider. Additionally,
Dela Paz is exposed to various weather hazards including frequent typhoons and potential
droughts. With floods and typhoons both rated as highly likely to occur, it's crucial to
prioritize disaster risk reduction efforts in Barangay Dela Paz
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Figure 3: Multi Hazard Map (Flood and Landslide) Barangay Santo Tomas
2.2.3 SWOT Analysis
STRENGTH
● Two expressways are present: SLEX and CALAX which will provide access to
Metro Manila and other neighboring cities of Laguna and Cavite.
● Ayala Land Inc. is a well-known and respected developer, instilling confidence in
the project's quality and credibility.
● Binan City's growing economy and increasing tourism demand provide a favorable
environment for the development to thrive.
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● The development includes commercial spaces, residential units, a convention

center, and recreational facilities, catering to various needs and preferences.
● Biñan's topography is generally plain with about 83.55 percent of the total area
having a slope of 0.0-2.5 percent.
● Existence of railways serves as an opportunity to have more users for the
development.
● Adequate power and potable water supply for the residents.
● Existing excellent amenities include high-end-middle-class housing, malls,
supermarkets, recreation, and so on, supported by large developers, multinational
corporations, universities, and colleges.
● High rate of employment.
WEAKNESS
● Uncontrolled development of mixed use developments along major roads wherein it

is no longer efficient.
● The area's susceptibility to liquefaction poses a risk to the project's stability and
safety, requiring careful planning and mitigation measures.
● Increasing solid waste generation and absence of treatment facilities such as
sanitary landfills and barangay-based material recovery facilities.
● Fast shifting of conversion of agricultural lands for the industrial-economic sector.
● Zoning ordinances and land use restrictions may limit the development's scope and
require time-consuming approval processes, potentially delaying the project.
OPPORTUNITIES
● More potential local and foreign investors to come because of the development.
● More job opportunities to the whole residents of Biñan City.
● Proximity to neighboring growth centers of Laguna and expansion of Metro
Manila's development to the south.
● A developmental key to the city's economic growth.
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● Binan's cultural and historical attractions, combined with its proximity to Metro
Manila, present opportunities for increased tourist arrivals, benefiting the
development's commercial and hospitality components.
THREATS
● Activation of the Marikina West Valley Fault System might pose risk with its
shaking.
● Development in Biñan may be surpassed by stronger developments in the service
and industrial sectors in Santa Rosa and other cities
3. USER ANALYSIS
This user analysis dives deep to understand the potential visitors to the proposed
mixed-use tourism development in Binan, Laguna. We'll explore their characteristics,
needs, and motivations to uncover who these visitors are and what they seek. By doing
so, we aim to achieve several key objectives:
1. Pinpointing the primary and secondary user groups the development should cater
to.
2. To gain insights into their demographics, travel purposes, and the amenities they
find most desirable.
3.1 Population
The table below reveals a population of 325,853 in Biñan, with a breakdown by

age groups. This allows for initial identification of potential target audiences based on
age preferences. For instance, a high concentration of young adults might suggest a
demand for entertainment or nightlife options within the mixed-use development. The
data also indicates a near-even gender split (50% male, 50% female) in the population,
which is a helpful demographic point to consider.
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Table 2. Population in Binan City, Laguna
Year Population Male Female Median Age
2015 287,233 144,550 142,682 24
2016 291,594 146,673 144,921 -
2017 295,839 148,743 147,096 -
2018 299,998 150,774 149,224 -
2019 304,120 152,785 151,334 -
2020 308,239 154,789 153,449 26
2021 312,362 156,792 155,570 -
2022 316,475 158,786 157,688 -
2023 320,568 160,770 159,798 -
2024 324,626 162,734 161,892 26

Source: World Health Organization (WHO) Biñan, Philippines statistic;
Table 2.1 Ratio of Men and Women in Binan
Sex Population Percentage
Male 162,734 50%
Female 161,892 50%

Source: World Health Organization (WHO) Biñan, Philippines statistic;
3.2 Users Demography
Biñan City in Laguna offers a fascinating case study of urban transformation.

Once known primarily as a commercial center, the city has undergone a remarkable shift,
blossoming into a thriving tourist destination. Spearheading this metamorphosis is the
Biñan City Culture, History, Arts and Tourism Office (BCHATO). Their dedication has
demonstrably paid off, with Biñan City recently securing the prestigious Grand
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Champion Trophy for Best Tourism-Oriented LGU Award in 2023. This recognition
underscores the city's commitment to developing a robust tourism sector.
Data from Accommodation Establishments collected by Local Tourism Offices

(Table 3) indicates that Laguna saw a total of 384,285 overnight travelers in 2022
(January-December). While this number falls short of neighboring Batangas, which
boasts significantly higher figures, it shouldn't diminish Laguna's tourism potential.
Table 3. Regional Distribution of Overnight Travelers (January - December 2022

As of 28 April 2023)
Region/Province/ Foreign Overseas Domestic Total

City
Travelers Filipinos Travelers
Laguna 42,203 1,334 340,748 384,285
Calamba 1,127 - 132,099 133,226
Calauan - - - -
Cavinti 158 - 23,310 23,468
Los Baños 44 - 29,106 29,150
Lumban 684 - 43,117 43,801
Majayjay - - 6,448 6,448
Nagcarlan - - - -
Pakil - - 178 178
Rizal 2 - 13,762 13,764
San Pablo - - - -
Santa Cruz - - - -
Sta. Rosa City 40,188 1,334 92,728 134,250
Victoria - - - -
Batangas 22,612 - 2,279,290 2,301,902

Source: Accommodation Establishments collected by Local Tourism Offices
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The gap between the two provinces suggests a chance for significant growth in
the province's tourism infrastructure, particularly regarding registered accommodations.
This could involve encouraging the development of hotels, resorts, and vacation rentals
that cater to diverse traveler needs and budgets. Expanding registered accommodation
options would not only increase Laguna's capacity to accommodate visitors but also
potentially attract a wider range of tourists seeking a more structured travel experience.
By strategically developing its infrastructure, Laguna can capitalize on its existing
tourism assets and compete more effectively with neighboring destinations
3.2.1 Tourist Arrival

The most recent data present and the demand is unfortunately between the years
2016-2022. Table 1 describes Binan’s major tourist attractions and tourism service
businesses namely, Sentrong Pangkultura ng Binan, School of Rizal Site and Museum
and Historic Alberto Mansion. There is a great decline of tourists during the year of 2021
where most months have no tourists. The post-pandemic shows the decline of the tourists
arrivals compared to the pre-pandemic years.
Table 4. Tourist Arrival Report (2016-2022)
Tourism 2016 2017 2018 2019 2020 2021 2022

Sites
Sentrong 19, 907 29,118 13,397 22,951 6,309 313 12,271

Pangkultura
ng Binan
School of 6,953 8,953 8,286 10,779 3,287 0 2,190

Rizal Site
and Museum
Historic 10,546 30,724 4,950 454

Alberto
Mansion
TOTAL 26,500 38,101 21,683 42,777 38,410 5,263 14,915

Source: Binan City Culture, History, Arts and Tourism Office
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3..2.2 Current Hotel Supply
Table 5 provides an overview of Binan City's tourist accommodations,

highlighting the range in room availability. The data reveals a significant spread, with
establishments offering as few as 10 rooms and as many as 560.
Table 5. Accommodation in Binan and Total Number of Rooms
No. Accommodations in Binan Address No. of Rooms
1 Manila Travellers Hotel Inc. 2nd Floor Severo Building 27

E. Gonzales Street Brgy
Poblacion, Binan
Philippines
2 HASKR Place & Blk8 L26 Silmer Village 15

Recreational Hotel Brgy San Francisco 4024
Binan City -Binan Laguna
- Philippines
3 Meaco Royal Hotel Inc. 83QM+49H, Gen. M. 32

Capinpin St. Binan,
Laguna
4 La Marimas Executive Inn Gen, Malvar St. Barangay 25

Inc. Tubigan, Binan
5 Splash Island Binan Southwoods Ave, Binan 57

4024 Laguna
6 Padi Motel Binan, Laguna 32
7 Star Bright Inn Brgy. Tubigan Binan City 25

Laguna
8 Sweet Cave Lodging in Basa St., Barangay San 32

Antonio Binan
9 Pantasy Inn Corp 90 Alma Manz, barangay 32

San Antonio, Binan
10 Mahalina Inn 83HF+WV, Binan, laguna 32
11 One Binan Palace 83JP+4r2, Old national 10
20
Highway, Binan Laguna
12 Joel G. Hotel St. Rose III, Barangay San 25

Antonio, Binan
13 Charlies Paradise Lodge 83HQ+3PC, Alma manzo 20

Subdivision Brgy, Binan,
4024 Laguna
14 Rain’s Place Hotel 83HQ+3PC, Alma manzo 32

Subdivision Brgy, Binan,
4024 Laguna
15 RedDoorz Binan 194 Mariano Manabat St, 15

Binan Laguna
16 Oyo 195 Rancho Hotel 9924, National Hi-Way, 50

Canlalay, Binan Laguna
Source: Binan City Culture, History, Arts and Tourism Office
In 2021, the Department of Tourism (DOT) reported that there were 76 accredited
hotels, resorts, and tourist inns in the CALABARZON region. A research study
conducted that year surveyed a sample of these establishments. Among the 45
participating establishments (59.2% of the total), managers and supervisors were
interviewed, while selected employees completed questionnaires and participated in focus
group discussions. This resulted in a total of 130 respondents from the 45 participating
hotels. This study implies there are a limited number of hotels available to accommodate
visitors or tourists in Laguna compared to other parts of the CALABARZON
region.(Table 6) On the other hand a list provided by the DOT shows that in 2024 there is
only one type of accredited establishment in Binan CIty that accommodates tourists.
Table 5. Profile of the Hotel Establishments (2021)
Respondents Demographic Profile
Classification of hotel establishments n %
Hotel 65 50.0
Resort 48 36.9
21
Tourist inn 17 13.1
Location Accessibility
Cavite 35 26.
Laguna 9 6.9
Batangas 65 50.0
Rizal 10 7.7
Quezon 11 8.5
Source: Evaluation on CSR issues in the view of hotel business in CALABARZON region,
Philippines
Table 6. List of DOT Accredited Establishments in Laguna 2024 (Hotels and

Resorts)
Laguna
Enterprise Name Municipality Enterprise Type
Calypso Resort Hotel Santa Rosa City Hotel
El Cielito Hotel Sta. Rosa Santa Rosa City Hotel
Seda Nuvali Santa Rosa City Hotel
Technopark Hotel Santa Rosa City Hotel
Manila Traveller’s Hotel Binan Mabuhay Accommodation
Asylo Resort Calamba City Mabuhay Accommodation
Dona Jovita Garden Resort Inc. Calamba City Mabuhay Accommodation
Halabia Hotspring Resort Calamba City Mabuhay Accommodation
Jen-Kat Hot Spring Resort Calamba City Mabuhay Accommodation
Just Dreams Private and Public Calamba City Mabuhay Accommodation

Resort
Kasiyahan Resorts Calamba City Mabuhay Accommodation
Southwinds Resort Calamba City Mabuhay Accommodation
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Caliraya Ecoville Recreation Cavinti Mabuhay Accommodation

and Farm Resort
Blu Serenity Villa Los Banos Mabuhay Accommodation
Laresio Lakeside Resort and Los Banos Mabuhay Accommodation

Spa
Louie Tower Hot Spring Los Banos Mabuhay Accommodation
Makiling Onsen Hotel Los Banos Mabuhay Accommodation
Marikina Private Resort Los Banos Mabuhay Accommodation
Jardin De Luz Recreation Luisiana Mabuhay Accommodation

Center
Apa111 Farms INC. Majayjay Mabuhay Accommodation
Hilarions Majayjay Mabuhay Accommodation
Latriccia’s Resort Hotel Majayjay Mabuhay Accommodation
Kookoo’s Farm and Garden Nagcarlan Mabuhay Accommodation

Resort
Nagcarlan Forest Resort Nagcarlan Mabuhay Accommodation
Villa Gregoria Resort Nagcarlan Mabuhay Accommodation
Casa Marina Bed and Breakfast Pagsanjan Mabuhay Accommodation
Rizal Recreation Center Rizal Mabuhay Accommodation
Casa San Pablo San Pablo City Mabuhay Accommodation
Maria Paz Royale Garden San Pablo City Mabuhay Accommodation

Resort
Sulyap Gallery Cafe San Pablo City Mabuhay Accommodation
Villa Evanzueda San Pablo City Mabuhay Accommodation
Shepherd’s Ridge Mountain Santa Maria Mabuhay Accommodation

Resort
Kawayan Villas Santa Rosa City Mabuhay Accommodation
South Country Garden Santa Rosa City Mabuhay Accommodation
23
Source: Department of Tourism (DOT)
3.2 Conclusion
Biñan City exemplifies a successful urban transformation, evolving from a

commercial center into a flourishing tourist destination. The city's dedication to tourism
development, spearheaded by the BCHATO and recognized by the Grand Champion
LGU Award, positions Laguna for further growth. While Laguna's tourist numbers lag
behind neighboring Batangas, the gap highlights an opportunity. By strategically
increasing registered accommodations, including hotels, resorts, and vacation rentals,
Laguna can attract a wider range of tourists seeking a structured travel experience. This
expansion, alongside Biñan City's focus on heritage and cultural tourism, will allow
Laguna to leverage its existing strengths and compete more effectively within the
CALABARZON region.
Data suggests room for growth in Laguna's tourism infrastructure. Compared to
neighboring provinces, the number of DOT-accredited establishments in Laguna appears
limited. Investigating the full range of accommodation options, including non-DOT
registered establishments, is crucial to create a more accurate picture of Laguna's tourist
capacity. By capitalizing on its existing potential and addressing these infrastructure
limitations, Laguna can solidify its position as a compelling tourist destination within the
CALABARZON region.
4. Project
4.1 Concept
This proposed mix-used tourism was designed while giving extensive thought to
the principle of the developer which is SUSTAINABILITY and RESILIENCY . The
building is to exist between two bodies of water; the Binan river and the Laguna de Bay.
This leads us to think of MANGROVE as inspiration. Mangrove thrive in harsh coastal
environments at the same time their intricate root systems act as natural barriers,
24
protecting coastlines from erosion and storm surges. Mangroves also provide critical
habitat for a diverse range of marine life, contributing to the overall health and
sustainability of the ecosystem.
Taking this into consideration, the main idea of the exterior form of the buildings
was to have a uniquely noticeable but simple form that mimicked the roots of a
mangrove, not only for aesthetics but to mimic the protection it gives to coastlines.
4.2 The Building
The following buildings are the proposed buildings that are required by the Ayala
Land Inc. to be built in the site:
The Commercial Mall - The proposed shopping mall will prioritize a customer-centric
design to optimize flow and dwell time. Strategically placed department stores will act as
anchors, drawing visitors on a comprehensive journey through the retail core.
Well-positioned courtyards and atriums will maximize natural light, creating a visually
stimulating environment. Clear wayfinding will ensure an intuitive and enjoyable
shopping experience, fostering extended stays and contributing to the mall's overall
success.
The Four-Star Hotel - The proposed 4-star hotel will prioritize a design that fosters
relaxation and connection with the idyllic lakeside setting. The building's layout will
optimize guest flow, with strategically placed elevators and corridors leading to spacious
rooms offering captivating lake views. Public areas, including the lobby and restaurant,
will be designed to maximize natural light and capitalize on the scenic backdrop through
expansive windows and, potentially, balconies or terraces. The overall aesthetic will
prioritize a calming and visually stimulating environment, utilizing natural materials and
a color palette that compliments the lakes Clear signage and intuitive wayfinding will
ensure a seamless guest experience, allowing them to effortlessly navigate the hotel and
maximize their enjoyment of the surroundings. This design approach fosters a sense of
25
tranquility and immersion in nature, contributing to the hotel's reputation as a premier

lakeside getaway destination.
The Ferry Terminal - The proposed ferry terminal will prioritize passenger flow and
resilience. A clear layout will separate arrivals and departures, with strategically placed
queuing areas. Spacious waiting areas and ticketing booths will boast intuitive
wayfinding. Large windows and a potential observation deck will showcase the
waterfront, while a thoughtfully designed facade with sun shading will provide comfort
and manage solar heat gain. This functional and visually stimulating design, prioritizing
both passenger ease and connection to the environment, will establish the terminal as a
user-friendly and welcoming gateway.
Convention Center - The convention center will prioritize sustainable practices and
promote easy movement throughout the space. Energy-efficient construction materials
and systems will minimize the building's environmental footprint. Public transportation
access will be a top consideration, with dedicated stops or close proximity to major lines.
The layout will be pedestrian-friendly, with wide walkways and strategically placed
escalators for effortless navigation. Bike storage and electric vehicle charging stations
will encourage eco-conscious travel options. Additionally, the use of natural light and
ventilation will be maximized, reducing reliance on artificial lighting and climate control.
This focus on mobility and sustainability creates a healthy and accessible environment for
attendees and staff, while minimizing the center's impact on the surrounding community
5. Legal and Regulatory
5.1 Zoning Ordinances of Binan City
5.1.1 Zoning for a 4-Star Hotel (Residential-3 (R-3) Zone)
26
This is an area within the R-2 Zone of the City of Biñan where the number
of allowable story’s/floors above established grade is five (5) and the BHL is
15.00 meters above highest grade (NBC).
Building Regulations
● Per the relevant provisions of the NBC, PD 957 and this Ordinance.
● The number of allowable story’s/floors above established grade is twelve
(12) as provided in the NBC.
● The Building Height Limit is 36.00 meters above highest grade as
provided in the NBC.
5.1.2 Zoning for Convention Center (Regulations in Institutional Zone)
An area within the City of Biñan intended primarily for general types of
institutional establishments, e.g. government offices, hospitals/clinics,
academic/research and convention centers
Building Density and Bulk Regulations

● Per the relevant provisions of the NBC and this Ordinance
● Subject to national locational guidelines and standards of concerned
agencies.
5.1.3 Zoning for Shopping Mall (Commercial-2 (C-2) Zone)
A medium to high density commercial area within the City of Biñan

intended for trade service and business activities performing
complementary/supplementary functions to the CBD.
Building Regulations
27
● Per the relevant provisions of the NBC and this Ordinance

● The number of allowable story’s/floors above established grade is six (6)
as provided in the NBC
● Subject to national locational guidelines and standards of concerned
agencies.
5.1.3 Zoning for Ferry Terminal (Lakeshore Regeneration Zone)
The objective for this Overlay Zone is to ensure that the dual goals of
environmental conservation and tourism economic development are attained.
Building Density and Bulk Regulations

● Ecotourism facilities such as resorts should have heights of no greater than
twelve (12) meters from highest grade to roof apex line.
● The minimum setback of buildings from the inland foreshore line is ten
(10) meters.
● The maximum building footprint shall be twenty (20%) of the total lot
area.
5.1.4 Zone Boundaries (Urban Regeneration Zone)
Dela Paz, along with San Francisco, Canlalay, and Sto. Domingo belonged
to the Urban Regeneration Zone. This area covers the highly urbanized areas that
are presently experiencing a breakdown of utilities and services, vehicular traffic
congestion, pollution, high population densities, and urban decay. It is considered
to have low development capability primarily because of its susceptibility to
flooding and its unstable soils. This zone has been delineated to control further
intensification of building density and to introduce urban development strategies
28
that could prevent its further deterioration that could also lead to an overall
decline in real estate as well as cultural value.
Figure 2: Overlay Zone Plan 2018-2028
5.2 Comprehensive Land Use Plan
5.2.1 Lakeshore Areas

Biñan City, facing limitations for future growth, has its sights set on
Laguna Lake as a prime location for a brand new development. This project,
inspired by the UN's Planned City Extension (PCE) concept, would transform the
long coastlines of Barangays Malaban and Dela Paz into a potential water
oriented waterfront development. e. The lakeshore is a prime property for mixed
use development, fisherman’s wharf, village and market, recreational activities
that would benefit the local people for livelihood and for eco-tourism. Ferryboat
Stations for Lake commuters connected to the coastal areas of Rizal and Laguna.
WaterFront Development:
1. Eco-tourism Park
2. Mixed use Commercial Development: High end residential, new
commercial development to ease congestion in Barangay Poblacion.
29
5.3 Development Controls
The following outlines the development control standards that will guide our
project. These controls are in place to ensure a well-designed and functional
development that adheres to zoning regulations of Binan City, and promotes a positive
impact on the surrounding community.
Table 7. Classification and Development Controls Requirements
Classification and Development Controls Requirements
Establishments Zoning MAPS ISA USA Min FLAR Floors

O
4-Star Hotel Maximum R3 70% 20% 10% 7.10 4
Ferry Terminal UTS 50 40 10 2.00 2
Commercial Mall Commercial - 2 75 20 15 3.60 2
Convention Institutional 50 20 30 2.50 3

Center
Source: National Building Code of the Philippines, Rule VII Table VII.G.1, Table VIII.1.
Table 8. Development Controls for the Whole Development
DEVELOPMENT CONTROLS (based on NBCP & Biñan Zoning Ordinance)
Mix-Used Tourism Development (Commercial - 2 Zoning)
TLA = 16.09 ha. Formula .Dev. Controls
AMBF TLA*PSO% 12.07 ha.
PSO PSO% 75%
ISA TLA*ISA% 3.22 ha.
USA TLA*USA% 2.41 ha.
FLAR FLAR 3.60 - 9.00
BHL —- 18 m.
30
TGFA 1 %TLA*No of Floors 48.28 ha.
TGFA 2 Multiplier of 57.924 ha.

FLAR*TLA
Table 9. Development Controls for each Building
DEVELOPMENT CONTROLS (based on NBCP)
Building Type 4-Star Hotel Ferry Commercial Convention

(maximum Terminal Mall Center
R3) (UTS) (C2) (I-Z)
TLA (sqm) 15 913.38 22 628.24 19 172.42 17 706.63
AMBF (sqm) 11 139.36 11,314.12 14 379.32 8 853.32
PSO 70% 50% 75% 50%
ISA (sqm) 3 182.28 9,051.296 3834.48 5 311.99

(20%) (40%) (20%) (30%)
USA (sqm) 1 591.34 2 262.82 5 751.73 3 541.33

(10%) (10%) (30%) (20%)
FLAR 7.10 up to 8.10 2.00 up to 3.00 3.60 up to 9.00 2.50
BHL 36.00 m. 12.00 m. 18.00 m. 15.00 m.
TGFA1 (sqm) 44 557.44 22 628.24 28 758.64 26 559.96
TGFA2 (sqm) 112 985 45 256.48 69 020.71 44 266.58
31

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Feasibility Study for a Mix-used Tourism

Development in Binan City , Laguna

1.1 Statement of the Problem

2.1 Macro Location

2.1.1 Economic Overview of Laguna

As a result, Laguna's economic power translates to the largest contribution (33.8%) to

Table 1. Gross Provincial Domestic Product, CALABARZON, 2019-2021

OUTPUT (IN PHP ‘000)

CALABAR 2,831,599,91 2,534,444,2 2,728,307,4

Batangas 594,271,828 508,437,972 571,844,986

Cavite 704,917,569 596,646,876 669,455,971

Laguna 944,217,867 887,859,482 922,342,345

Quezon 203,473,772 190,762,049 202,293,892

Rizal 338,451,110 309,240,881 319,100,865

Lucena 46,267,773 41,497,005 43,269,343

Table 1.2 Percent Distribution of Gross Regional Domestic Product by Province,

Batangas 21.0 21.0 21.0

Cavite 24.9 23.5 24.5

Laguna 33.3 35.0 33.8

Quezon 7.2 7.5 7.4

Rizal 12.0 12.2 11.7

Lucena City 1.6 1.6 1.6

This economic strength is further bolstered by Laguna's strategic location.

2.1.2 Location Analysis of Binan

Biñan City, a bustling hub in Laguna province, Philippines, is rapidly

Secondly, the city's infrastructure is undergoing significant development. The

properties, with a focus on tourism development through new resorts, convention

b. Accessibility and Transportation

Despite this variety, traffic congestion, particularly during rush hour,

Binan City has a railway connection through the Philippine National

c. Culture and Tourism

Biñan City in Laguna has transformed itself from a commercial center to an

2.2 MICRO LOCATION (Brgy. Dela Paz, Biñan City, Laguna)

2.2.1 Visibility and Accessibility

Barangay Dela Paz is distinguished by its exceptional accessibility. It is easy to

Figure 2: Barangay Dela Paz Spot Map

Barangay Dela Paz is committed to promoting inclusion by appreciating the

2.2.2 Climate and Disaster Risk Assessment

2.2.3 SWOT Analysis

● The development includes commercial spaces, residential units, a convention

● Uncontrolled development of mixed use developments along major roads wherein it

The table below reveals a population of 325,853 in Biñan, with a breakdown by

Table 2. Population in Binan City, Laguna

Year Population Male Female Median Age

2015 287,233 144,550 142,682 24

2016 291,594 146,673 144,921 -

2017 295,839 148,743 147,096 -

2018 299,998 150,774 149,224 -

2019 304,120 152,785 151,334 -

2020 308,239 154,789 153,449 26

2021 312,362 156,792 155,570 -

2022 316,475 158,786 157,688 -

2023 320,568 160,770 159,798 -

2024 324,626 162,734 161,892 26

Table 2.1 Ratio of Men and Women in Binan

Sex Population Percentage

Male 162,734 50%

Female 161,892 50%

3.2 Users Demography

Biñan City in Laguna offers a fascinating case study of urban transformation.

Data from Accommodation Establishments collected by Local Tourism Offices

Table 3. Regional Distribution of Overnight Travelers (January - December 2022

Region/Province/ Foreign Overseas Domestic Total

Laguna 42,203 1,334 340,748 384,285