PLN Case Study
PLN Case Study
PLN Case Study
EXECUTIVE SUMMARY
A.
Introduction
The Philippine Institute of Development Studies (PIDS) believes that education is one of
the most important things an individual can have. With educated people, the Philippine
economy has a chance to grow and bring this country to a national competitive level.
Today, the Philippines has a very big amount of educational institutions however most of
these institutions are considered to have low quality educations. Due to the small amount of
high quality educations, many Filipino families, especially those from the province, allow their
children to move into dormitories that are located near the campus.
There are a lot of factors that hinders a student to achieve quality education or to satisfy
ones dreams; may it be financially, socially, physically, family conflict or location wise poor.
In here enters the idea of dormitory or student housing residence. Urban universities
increasingly look to mixed-use urbanized student housing to add vitality to their surroundings
and enhance environment relations. It is a concept of a homey environment providing
utmost satisfaction at the same time, students are just few steps away from the campus. As
time passes by, innovations are needed for better service. Coupled with the growing market
for student housing, a new wave of thinking has to change the way buildings are renovated
and built. A new trend towards off-campus living also stems from increased expectations of
the students and parents. They are looking for more of an experience. This translates
housing that supports student life by fostering social interaction, accessible and comfortable
living, and serves a well maintained and sustainable working and living environment.
Modifications and modernization are now made to develop, enhance and provide quality
lifestyle to a student during his/her dormitory life.
B.
Students prefer living near campus, as to not waste time in transit and maximize the
time to do schoolwork, participate in activities, or make friends. With this, the project calls for
the creation of an in campus dormitory for the university. The dormitory should be (1) homelike in character, (2) have physically comfortable surroundings, (3) different study spaces,
and (4) semi private spaces. The maximization of the natural elements and surroundings is
also a must to promote sustainability.
Due to the lack of high quality educations in the Philippines, many parents prefer to
send their children to good schools despite the distance from their homes. This projects goal
is to create a dormitory for these students that provides a comfortable environment and is
able to promote their personal development in all aspects. Such as: discipline, teamwork, and
adaptability in their social and academic life.
C.
Project Objectives
1.
To provide an active and youthful Walk-Up Dormitory that will be conducive for
resting and learning and would increase students opportunities for a wider social
experience by considering the psychological needs of the users and providing the
proper spaces and features to satisfy them. One example would be to provide the
proper common spaces to encourage interaction between students. Another would
be to provide the proper features to create a feeling of safety among the users.
2.
D.
3.
4.
1. Geographic Location
Santa Rosa, Laguna is located 1216' latitude and 14.19' longitude, 40 kilometers south
of Manila. It is bounded on the northwest by Bian, on the South and southwest by Cabuyao
and on the west by the province of Cavite. Bordering the Northeast is Laguna de Bay. Santa
Rosa's land area is approximately 54.13 square kilometers (5413 hectares).
The municipality is linked to Metro Manila and other southern provinces by the South
Luzon Expressway (SLEX), the Manila South Road and the Philippine National Railroad
southline. From the SLEX interchange, the municipality can be accessed through a national
road leading to the adjacent municipality of Silang, Cavite. Water transport to the nearby
coastal towns is also available.
These maps show the location of the site from the the Philippine map, the CALABARZON area,
down to the Sta. Rosa City until Brgy. Malitlit where the site is situated. It shows the relation and
location of the site with its nearby places.
It is bounded on the NE, along lines 1-97 by Laguna de Bay; on the SE, along lines 97255 by the Cabuyao River; along lines 255-430 by the Municipality of Cabuyao; along lines
430-537 by the Diezmo River; on the SW, along lines 537-544 by the Municipality of Silang,
Cavite; on the NW, along lines 544-714 by the Sta. Rosa River; along lines 714-809 by Bian
Estate; on the NE, along lines 809-to the point of beginning by Laguna de Bay.
2. Population and Demographics
The table shows the general population of Sta. Rosa City and its breakdown into
different categories such as gender, educational attainment, registered voters etc. Not only
that, the table also houses census about private building construction, agriculture, banks and
pawnshop.
The population was surveyed in the years 2000, 2007 and 2010. There is a larger annual
growth rate from 2000-2007 that 2007-2010. This is a good indication that Sta. Rosa Citys
population does now grow rapidly thus making it not overpopulated, giving more room for
citizens outside Sta. Rosa to stay. Also, from years 2000-2010 the consistency of female
population from the male population is evident. Female population is always larger than the
males. It is shown in the table the literacy rate of the city. Sadly every year the rate
decreases. More and more citizens are not having enough education. This gives the project
more challenge in catering its mission.
6
CENSUS YEAR
1970
1975
1980
1990
1995
(6
(1
(1
(1
(1
MAY)
MAY)
MAY)
MAY)
MAY)
TOTAL
POPULATION
41, 335
47,639
64,325
94,710
138,257
AVERAGE
ANNUAL
GROWTH RATE
(%)
2.9
6.2
3.9
7.3
The growth pattern of Santa Rosas population from 1970-1975 and 1980-1990 has
been consistent with that of the province. Thus, it may be construed that the
unprecedented increase in population growth experienced by the municipality during
the two periods ( 1975-1980 and 1990-1995) was spurred by events that transpired
within the local boundaries and not a natural occurrence across the whole province of
Laguna. (refer to table 1.2)
Table 1.2
CENSUS YEAR
1970
1975
1980
1990
1995
(6
(1
(1
(1
(1
MAY)
MAY)
MAY)
MAY)
MAY)
ANNUAL PGR
LAGUNA
SANTA ROSA
2.8
2.9
3.9
6.2
3.5
3.9
3.3
7.3
TOTAL
0-4
5-9
10-14
15-19
20-24
25-29
30-34
35-39
40-44
45-49
50-54
55-59
60-64
65-69
70-74
75-79
80-84
85 & OVER
18, 939
16, 352
14, 086
14, 639
13, 953
13,641
12,099
10,250
7,591
5,090
3,451
2,731
2,057
1,428
898
555
363
134
138,
257
TOTAL
% TO
TOTAL
13.7
11.8
10.2
10.6
10.1
9.9
8.8
7.4
5.5
3.7
2.5
2.0
1.5
1.0
0.6
0.4
0.3
0.1
100.0
MALE
FEMALE
SEX RATIO
9,802
8,365
7,203
6,982
6,346
6,498
6,000
5,143
3,899
2,641
1,701
1,341
954
650
415
221
138
69
68,
368
9, 139
7,881
6,885
7,659
7,604
7,148
6,097
5,102
3,705
2,461
1,756
1,396
1,106
774
484
332
221
69
69,
820
107.3
106.1
104.6
91.2
83.5
90.9
98.4
100.8
105.2
107.3
96.9
98.0
86.3
83.9
85.7
66.7
62.5
100.0
97.9
Table 1.3
The age-sex structure can also be interpreted in terms of its implications to economic
productivity. Overall, the population of Santa Rosa had a mean age of 23.7 years in 1995. With
mean age of 23.4 years, females were younger than males who averaged 24 years..
Migration
The rapid rate of economic development came with the growth in population. Population
growth due to migration was dramatically high until the 1990s (13.66%) but slowed down
thereafter. However, the increase in population will still be high despite the declining growth
rate. It is expected that the population will increase further given the profile of the migrants to
8
the city. According to the law of selectivity of migration, younger people tend to migrate to find
their fortune and be employed in the companies located in Santa Rosa. It is likely that migrants
in Santa Rosa are young who are also of marrying age and are those who are ready to have a
family; thus, the rate of natural growth is also high.
Rate Of
Natural Growth
Per Annum
(Percent)
Growth Per
Annum Of
Migrants
(Percent)
Population Growth
Rate (Natural And
With Migration)
(Percent)
18,579
3.12
17.16
6.19
59,477
35,242
5.39
13.66
8.05
199 138,257
5
91,853
46,404
9.08
5.66
7.86
200 185,633
0
133,582
52,051
7.78
2.32
6.07
200 266,943
7
174,383
92,560
3.88
8.57
5.33
201 284,670
0
260,588
24,082
Number Of
Natural
Residents
Number
Of
Migrants
197 47,639
5
39,223
8,416
198 64,325
0
45,746
199 94,719
0
Yea
r
Populati
on
197 41,335
0
Population Distribution
Age Sex Distribution
Of the 289,946 estimated population of Santa Rosa in 2012, there was almost equal
distribution of males (49.6) and females (50.4) as shown in Table 5. The sex ratio in the city was
recorded at 98 males for every 100 females.
The total age dependency ratio1 of the city was estimated at 48 per hundred working
persons in 2012. This implies that 100 working individuals would have to support 48 persons aside
from themselves. For every 100 individuals who are able to work in the city, there are 44 young
dependents who are too young to earn a living (infants, children, and adolescents below 15 years
old) would depend to them for support. Moreover, the old dependents aged 65 years old and
above, only constitute four percent of the total economically productive population of the city.
Area
2000
2010
*2012
Total
Total
Total
Aplaya
5,469
5,557
11,026
7,029
7143
14,172
7,160
7,275
14,435
Balibago
6,172
6,272
12,444
7,424
7,544
14,968
7,562
7,684
15,245
Caingin
4,708
4,783
9,491
9,230
9,378
18,608
9,401
9,552
18,953
Dila
10,72
9
10,90
3
21,632
13,421
13,638
27,059
13,670
13,890
27,561
Dita
6,477
6,581
13,058
10,218
10,382
20,600
10,407
10,575
20,982
Don Jose
2,623
2,666
5,289
5,979
6,075
12,054
6,090
6,188
12,277
Ibaba
1,823
1,852
3,675
2,250
2,286
4,536
2,292
2,329
4,620
Kanluran
2,234
2,271
4,505
2,144
2,178
4,322
2,183
2,219
4,402
Labas
4,881
4,960
9,841
7,483
7,603
15,086
7,621
7,744
15,366
Macabling
4,278
4,348
8,626
8,456
8,593
17,049
8,613
8,752
17,365
Malitlit
7,408
7,528
14,936
11,023
11,200
22,223
11,227
11,408
22,635
Malusak
974
989
1,963
2,605
2,648
5,253
2,654
2,697
5,350
Market Area
4,754
4,831
9,585
6,491
6,595
13,086
6,611
6,718
13,329
Pooc
7,573
7,696
15,269
16,638
16,906
33,544
16,946
17,220
34,166
Pulong Santa
Cruz
5,478
5,567
11,045
9,561
9,716
19,277
9,739
9,896
19,634
Santo Domingo
642
653
1,295
1,576
1,602
3,178
1,606
1,631
3,237
Sinalhan
7,879
8,007
15,886
9,465
9,617
19,082
9,640
9,796
19,436
Tagapo
7,969
8,098
16,067
10,204
10,369
20,573
10,393
10,561
20,954
City of Santa
Rosa
92,07
4
93,55
9
185,63
3
141,19
6
143,47
4
284,67
0
143,81
3
146,13
3
289,94
6
10
School-Age Population
2010
*2012
7-9
y/o
10-14
y/o
15-19
y/o
20-24
y/o
7-9
y/o
16,5
12
10-14
y/o
15-19
y/o
20-24
y/o
100,212
102,055
Total Population
284,670
289,946
0.352
0.352
Voting-Age Population
The voting-age population (18 years old and over) accounted for 65.01 percent of the total
population of the city in 2012. The voting-age population in 2010 is almost the same share at
64.99 percent.
Area
2010
(Automated)
2013
(Automated)
Aplaya
8,195
8,548
8,281
Balibago
9,130
9,927
8,451
Caingin
6,832
10,664
11,194
Dila
15,057
14,240
14,245
Dita
9,635
10,949
10,523
Don Jose
5,928
6,180
5,822
Ibaba
2,731
3,182
3,234
Kanluran
4,267
4,360
4,309
Labas
6,474
8,091
7,709
Macabling
6,708
7,250
7,164
Malitlit
9,176
10,102
9,336
Malusak
1,795
2,986
3,760
Market Area
5,916
7,605
8,155
Pooc
10,372
10,685
16,552
Pulong Sta.Cruz
7,574
8,212
8,487
Santo Domingo
1,752
3,084
2,816
Sinalhan
10,608
11,673
12,002
Tagapo
11,223
12,330
12,230
11
133,373
150,068
154,270
90,011
108,967
0.67
0.73
Year
Population
Land Area
Density
(sq km)
(persons/sq km)
Percent Change
1990
94,719
54.15
1,749
2000
185,633
55.39
3,351
0.92
2010
284,670
55.48
5,131
0.53
2012
289,946
55.48
5,226
0.02
Source: National Statistics Office, Sta.Mesa Manila (Population); City Assessor Office, City of
Santa Rosa, Laguna (Land Area)
Santa Rosa had recuperated less than a hundred hectares of land primarily because of the
big investment of the City Government on the state-of-the-art Geographic Information System
(GIS). This system was able to properly identify the accurate boundaries to other adjacent towns in
Laguna (Cities of Bian, Cabuyao, and Calamba) and Cavite (Municipality of Silang).
Among the 18 barangays of Santa Rosa, Brgy.Malusak is the densest barangay at 36,921
persons per square kilometer of land area. This barangay also has the smallest land area of 0.14
square kilometer and main land uses is residential (Table 10).
12
On the other hand, Brgy.Santo Domingo is the least dense barangay in the city at 402
persons per square kilometer of land area. This is the bordering barangay of Santa Rosa from the
neighbouring Silang in Cavite. This barangay in the southwest portion has the third largest land
area with the least number of recorded populations. Most lands in this barangay are still idle
awaiting the future development of its developers.
Area
Land Area
(Sq Km)
2012
Population
2012
Population Density
Aplaya
0.72
14,435
20,137
Caingin
1.2
18,953
15,813
Sinalhan
1.88
19,436
10,359
Tagapo
3.37
20,954
6,222
Macabling
2.76
17,365
6,303
Balibago
2.51
15,245
6,084
Dila
1.57
27,561
17,527
Dita
4.13
20,982
5,078
Malitlit
10.42
22,635
2,173
Market Area
0.44
13,329
30,548
Malusak
0.14
5,350
36,921
Kanluran
0.22
4,402
20,169
Ibaba
0.44
4,620
10,431
Labas
0.93
15,366
16,571
Pooc
1.58
34,166
21,676
Pulong Sta.Cruz
4.56
19,634
4,310
Don Jose
10.58
12,277
1,161
Santo Domingo
8.06
3,237
402
55.48
289,946
5,226
Source: National Statistics Office, Sta.Mesa Manila (Population); City Assessor Office, City of
Santa Rosa, Laguna (Land Area).
Urban Rural Distribution
Another indicator of population distribution is the extent of urbanization. This is
consistent with the morphology (internal structure) of most Philippine municipalities/cities
characterized by a compact urban area (poblacion) and scattered villages (barrios) (HLURB,
2007).
Many villages have grown over the years and it is common nowadays to find rural
barangays/barrios which have larger populations than urban barangays/poblacions and are as
urbanized. NSO defines urban areas as (1) a barangay that has a population size of 5,000 or
more; or (2) a barangay has at least one establishment with a minimum of 100 employees; or
(3) a barangay has 5 or more establishments with a minimum of 10 employees and 5 or more
facilities within the two-kilometer radius from the barangay hall (NSCB, 2003).
Based on the criteria set forth by NSO on urban areas, population data and number of
establishments with required number of employees shows that all barangays in the City of
Santa Rosa was 100 percent urban. The barangay can be an urban area if it has a population
size of 5,000 or more; or if it has at least one establishment with a minimum of 100
13
14
5. Economy
Santa Rosas economy is continuously growing. Through the years, Santa Rosa has
become the home of the largest bottling plant of Coca-Cola Bottlers and the Philippines first
and only world-class theme park. The notable business industry locators in Santa Rosa come
from electronics and semi-conductor, automotive and automotive parts, metal, packaging,
food processing, and the promising Business Process Outsourcing (BPO) Industry in Santa
Rosa.
The Services sector particularly from the commercial areas is the biggest employer of
the working population both the formal and informal sectors of the local economy. The
Industry sector comes second especially from the manufacturing industry of food and
beverage, automotive assembly, electronics and related areas. The said sector is forecast to
dominate the local economy in the future particularly the sectors related to the Off-shoring
and Out-sourcing industry such as call centers, animation, medical transcription and software
development, linked to the global business market.
Small scale and micro-industries are also prevalent operated by small entrepreneurs and
cooperative enterprises. These forward and backward linkages of big, medium and small
scale industries are the key to the long term sustainable growth of the local economy.
On the other hand, the Agricultural sector will shrink further in terms of employment in
view of the decreasing hectares of land devoted to farming, livestock and fishing and
seemingly lack of interest of farmers to cultivate the land. The Strategic Agricultural and
Fisheries Zone Areas of Santa Rosa situated alongside the lakeside areas are not fully utilized
by the farmers-fishermen for food production purposes especially the cultivation of high value
crops and raising of livestock animals.
Major commercial banks in the Philippines operate in the city. At this time, there are 30
banking institutions offer banking services to businesses and residents. Most of these are
concentrated in Barangay Balibago, Don Jose, Macabling, Pulong Santa Cruz, and Tagapo.
Other than that, public markets in Santa Rosa are often divided into two: the dry goods
section and the wet goods section. Commerce in these public markets are in full swing,
especially in the early morning.
Modern shopping malls are scattered among the city. Santa Rosa is the 2nd
municipality/city in Southern Luzon to have both an SM and Robinsons after Dasmarias City
in Cavite. While automobile manufacturers that have plants in Santa Rosa City include Nissan
Motors Co., Ltd., Toyota Motor Corporation, Honda Motor Co., Ltd., and Ford Motors. It is also
the location for the headquarters of Santarosa Motor Works, Inc. Another growing sectior is
the information technology hub. Santa Rosa is lined up with continuously growing and
outsourcing of call centers which includeConvergys, KGB, and Teletech.
15
Fig. 1 Map of Sta. Rosa Watershed showing political and watershed boundaries
The Sta. Rosa River Basin is one of twenty-four watersheds surrounding the Laguna de
Bay. The watershed is located approximately between 14 08 and 14 21 North Latitude
and between 120 59 and 121 10 East Longitude. The watershed has an area of about
120 km2 comprising 4.1% of the Laguna Lake Basin. It is one of four elongated basins
emanating from the Tagaytay ridge and draining towards Laguna Lake. The watershed has a
population of 570,000 and covers practically the whole City of Sta. Rosa and Cabuyao
municipality, the southern part of Bian and several eastern barangays of the municipality of
Silang, Cavite.
16
commercial sectors. Aside from the demand, the quality decreases as leachate from
dumpsites, industries, oil spills and septic tanks infiltrate into aquifers.
The groundwater resources in the western bay of Laguna Lake are reported to be fair to
extensive. Following the surface gradient, the groundwater flows northeast from the Taal
caldera in the general direction of Laguna Lake.
The hydrogeology of Santa Rosa watershed is characterized by both unconfined and
confined aquifers. The unconfined aquifer is found in the alluvium areas in the plains near the
lake. These alluvium areas are tapped by shallow wells, mostly for domestic use.
Several layers of confined aquifers can be found at greater depths (>100 m). A confined
aquifer is an aquifer bounded above and below by clayey layers having lower permeability,
called aquitards. Aquitards maintain upward hydraulic pressure that protect water below
them from above ground contaminants.
Topography exerts an important influence on groundwater flow. The Santa Rosa
landscape can be divided into areas of recharge and areas of discharge (or production). The
recharge zone lies west of the fault line and forms part of the elevated plateau of the Silang
Municipality. Here, the dominant land cover is agriculture, grasslands and shrub lands. These
lands are permeable which allows rainfall to infiltrate and percolate into the groundwater.
Pollution of Laguna Lake
Considering the expected depletion of groundwater resources due to effects of
increasing population, industrialization and commercialization, Laguna Lake is seen as
potential source for potable water. At present, the environmental quality of Laguna Lake is
only suitable for fisheries and aquaculture otherwise categorized as Class C (Annual Water
Quality Report on the Laguna de bay and its tributary rivers. Laguna Lake Development
Authority, 1996). This is in part due to land activities resulting in contaminated surface runoff draining into rivers and streams before flowing into the lake. To diminish the lake's role as
a pollution sink, the LLDA formulated the Laguna de bay Comprehensive Water Quality
Management Plan. Since its implementation, the lake has undergone considered
improvement. However, the plan's continued success is highly dependent on the participation
of all bordering municipalities.
Saltwater Intrusion to the Lake
At the end of the dry season, the level of Laguna Lake is lower than that of Manila Bay.
Consequently, a reversal flow from the saltwater bay into the freshwater lake occurs.
However, the presence of the hydraulic control structure in the Napindan Channel prevents
seasonal backflow. In 1996, LLDA undertook a water quality study that concluded that
saltwater intrusion was not a significant problem. Therefore, saltwater intrusion is not
perceived as a problem so long as the flow control channel is operational. On the other hand,
the hydraulic control structure prevents the periodic presence of saltwater to control algal
blooms contributing to the lakes' turbidity.
7. Land use patterns (Zoning)
18
19
agriculture. Until the late 1970s, Santa Rosa maintained its role as a food-producing
municipality.
Major changes in the municipalitys character were experienced in the 1980s. Due to its
proximity to Metro Manila, the municipality became suburb of the sprawling metropolis
absorbing population overspill and drawing in-migrants from other southern provinces. To
service the demand of the growing metropolis, residential subdivisions were developed.
In the latter part of the 1980s to the early 1990s, Santa Rosa started to shift from
agriculture to an industry-based economy. This was triggered by the location of Coca-Cola
Bottlers Philippines, Inc. and the construction of the Santa Rosa interchange of the SLEX in
1990. Land use implications of this became pronounced as agriculture areas gave way to
residences and industries. (refer to table 1.4)
1946
Area
(ha.)
213
1980
3.93
Area
(ha.)
507
5,202
96.07
5,415
100.00
1990
9.37
Area
(ha.)
3,492
64.49
4,908
90.63
1,923
35.51
5,415
100.00
5,415
100.00
AREA (ha.)
Percentage
Residential
Industrial
Commercial
Institutional
Agriculture
Recreational
Idle/ open Space
Utilities
Total
1,593
780
143
16
1,417
368
1,209
17
5,543
28.73
14.07
2.59
0.30
25.56
6.63
21.81
0.31
100.00
20
The Santa Rosa Municipal Government owns some 10.11 hectares of land that are
currently being used for a variety of uses (table 1.6). These government properties are
concentrated mostly in the northeast section of the municipality. Residential areas are idle
lands that are occupied by squatters.
Area (ha.)
3.39
1.38
5.17
0.16
10.11
Percentage
33.51
13.71
51.20
1.58
100.00
However, there are settlements of squatters located in the interiors particularly behind
industrial sites (e.g. Piltel).
The main access road in the southeast portion is the Tagaytay-Santa Rosa Road Mobility
to the inner portions of this section is very limited, as interior roads are often part of private
landholdings. Passages that lead to the squatter settlements are often dirt roads that may be
difficult to transverse during rainy days.
The main activity centres of the municipality are the large commercial establishments
located along the main roads. On the northeast side, there are three prominent activity
centers: the corner of Walter Mart leading to Enchanted Kingdom, the Santa Rosa Commercial
Complex and Santa Rosa Town Centre in Barangay Balibago, and the Poblacion area. These
centers are located away from each other at an average of 1.75 kilometers. This presents a
serious concern in terms of traffic flow of these establishments are loacated along the most
traversed route in the municipality.
On the southeast side, the expected major activity generator is the Santa Rosa Business
Centre that is currently being constructed by Greenfield Development Corporation.
Assuming that a current growth trend persists, a linear growth pattern will continue
along the major corridor while major intersections will have intensified activities especially in
22
the commercial areas. The inner town area located in the northeast section will be
characterized by sporadic redevelopment efforts and in-fill development. Existing idle and
agricultural lands will also be developed sporadically into residences and commercial areas.
Private developers will lead large-scale development of complete communities in
consolidated lands (southwest portion). The development will further attract population that
will require more services and facilities.
The municipality recognizes that it has to provide a strong framework for urban growth. This
shall be done through the employment of policy driven approach which sets definite guidelines for
development. These policies are guided by the following principles: enhanced accessibility,
ecological sustainability and social responsibility. Enhanced accessibility: pertains to the provision
of equal access to economic opportunities across Santa Rosa. The principle of ecological
sustainability is anchored on the environmental profile of the area of Santa Rosa. Social
responsibility puts the issue that development should not detriment the public welfare.
Santa Rosas Land use plan shall focus more closely on the processes of development and not
on achieving a fixed end state. The Structural framework outlines the land character and the
development considerations that strongly influence he land use plan of the municipality. Limited
road infrastructure at the interior portions of the eastern section of the map has resulted to the
23
presence of what is left of the municipalitys remaining agricultural lands. The productivity of these
lands has significantly declined due to the effects of urban growth.
24
Movement systems in Santa Rosa: A grid network of roads, a railway and a ferry system
define the movement systems in Santa Rosa. These systems shall be closely inter-connected and
provided with adequate transition (such as enchanced accessibility to PNR terminals and the
proposed ferry station)
Public
Transportation within the
city, like most of the urban areas in the Philippines, is facilitated mostly using inexpensive
jeepneys and buses. Tricycles are used for short distances. In some villages like Laguna Bel Air
residents uses exclusive multicab shuttles within the village complex.
45 minutes away from Manila, Sta. Elena City's. Located right at Sta. Rosa, Laguna's
educational and commercial hub, Sta. Elena City features 9 themed residential developments and
premium educational facilities all within its own backyard. The Acacia Waldorf School and the
University of Santo Tomas Sta. Rosa are both within accessible distance. Vital lifestyle hubs include
the upcoming commercial centers like Centro Sta. Elena and the Business District, offering
pleasurable retail, shopping and recreational possibilities.
26
Sta. Elena City is surrounded by some of the Philippines' top golf courses: the Sta. Elena Golf
Club, The Country Club and the Canlubang Golf and Country Club are all a swing away.
Laguna BelAir I (2.7 km away)
the development by integrating the human activities of learning, living, working, shopping and
dining within a walkable distance.
De La Salle University - Science and Technology Complex (5.4 km away)
28
Enchanted Kingdom
A world-class theme park opened on July 28, 1995. Located at RSBS Blvd., San Lorenzo South,
Balibago in Santa Rosa, right in front of Villa De Toledo and Dominican College of Sta. Rosa.
Solenad blends essential shopping with leisure and dining in a relaxing, al fresco, lakeside
environment. The area is connected to the now operational Lakesize Evozone commercial area by
dedicated pedestrian and bike lanes. The Lakeside Evozone is the refreshing campus-like
commercial area of Nuvali. It creates a new space for offices and businesses to thrive in an
environment of productivity and connectivity. Solenad sits at the entrance of the Lakeside Evozone
area coming from the Sta. Rosa-Tagaytay Road, and is nestled next to a 4-hectare lake.
Facilities
The implementation of the MCX project will have an effect on the public transportation of Sta.
Rosa. The project focuses on the further development of the PNR station which will reduce the
need for road linkages and provide a more reliable public transportation system for accessing the
area. This directly affects the site by making it more accessible and giving the surrounding areas a
chance to develop as well.
29
MERALCO is the main distributer of power around Santa Rosa. It is a fully functional system
with no current problems but plans have been made to develop the system to ensure the reliability
of the system especially with the growing developments in the area.
B. On-site Data
1.
Physical Data
a. Site Inventory
30
Basically, the present site is only made up of tall grasses. Along the property line are
huge fences to mark the extents of the site. There are also concrete 5 meter roads inside the
site.
Alluvium rocks are found in the remainder of the site. These rocks consist of an
unconsolidated mixture of gravel, sand, silt and clay.
Meanwhile Santa Rosa has four series of soil types but the site is rich with the Lipa
loam. The Lipa soils span deep as it provides moderately well to well drainage capabilities.
The terrain is characteristically undulating to rolling. Both the estimated hydraulic
conductivity and filtration rate are moderate. Specific to the municipality is the Lipa loam
type of soil, which has the best physical characteristics among the soil types found in the
province of Laguna.
The subsurface soil is characteristically brown to dark-brown in appearance. Other
attributes signify it as mallow, loose and very friable fine granular loam. Its horizontal
boundary is smooth and clear. Subsoil is a dark-brown clay of friable clay granular
tuffessus material with concretions and an irregular and abrupt boundary. The substratum
iis highly weathered tuff mixed with tuffaceous gravels and concretions. Its boundary is
broken and abrupt.
Sine Santa Rosa is a generally flat area, it is characterized by none to slight erosion.
Out of the total land area, only 114 hectares or 2.06% is subjected to slight erosion. The
area most susceptible to erosion is the southwestern tip of Santo Domingo.
Three categories of land formations constitute the area of Santa Rosa. These are the
lacustrine alluvial plains, broad alluvial plains, and the undulating tuffaceous plains. The
31
site situated at Brgy. Malitlit is considered as Broad plains which consist of higher and
more stable flood plains on level to nearly level terrain formed by alluviation. The soils are
moderately well drained. It has the same formation with majority of the barangays,
including the Poblacion, Kanluran, Malusak, Labas, Dila, Dita, Pooc and portions of the
Market Area, Ibaba, Pulong Sta. Cruz, and the lakeside barangays.
Geologic Hazard
Earthquake Hazard
The region of Laguna is strongly faulted given the presence of the Marikina Valley Fault
which traverses a north-south direction. The fault is disrupted by a number of minor steep
faults along its course that is reflective of the volcanic activity relative to the area.
Earthquakes are a hazard in Santa Rosa as the West Marikina Valley Fault traverses Sto.
Domingo.
Flood Hazard
The site of UST Sta. Rosa is lake side, therefore higher flood levels are expected during
rainy season. Floodplains of the municipality sprawl a total area of 302 ha. Situated in this
zone are Sinalhan, Aplaya and Caingin, and in portions of Tagapo, Ibaba, Labas, Pooc, Dila
and Dita.
Slight seasonal run-off flooding is characterized by accumulated shallow run-off flood,
which subsides within a short period ranging from a few hours to three days. This occurs in
low to moderately low flood plains situated in Kanluran, Malusak and Ibaba. Floods in these
areas are due to run off accumulation coming from surrounding elevated areas, their low
physiographic positions, poor infiltration, permeability characteristics and drain ability outlet.
These areas are perceived as poor for urban uses. Flood limitation could be minimized by
proper and adequate drainage planning for draining unnecessary water.
Moderate seasonal flooding is characterised by more frequent and deeper run-off water.
Subsistence of floodwater takes a week to a few months. This condition is observed along the
lakeshore in Caingin, Aplaya and Sinalhan and in the adjacent northeastern tip of Ibaba,
Market Area and Tagapo. These areas serve as the catchment of water coming from the
higher areas and are characterised by poor drain ability outlets, very low infiltration and
hydraulic conductivity.
Land Resources
For the purpose of guiding the formulation of the land use regulations, areas in Santa Rosa are
subdivided into the following land classification:
LAND CLASSIFICATION
BARANGAYS
Low Intensity
Development Area
Urban Redevelopment
Area
Growth Management
Area 1
Growth Management
Area 2
Shoreland Area
Historical
Redevelopment
32
LAND USE
SANTA
ROSA
LAND
CLASSIFICATION0 BARANGAYS
Coconut
0.07
TOTA
L
0.07
District
CommercialExisting General
Residential
Santa Rosa Basin
Forest
Areas
0.12
0.02
0.08
0.04
0.25
0.07
0.08
Grass Lands
0.11
0.02
0.06
0.06
0.25
Industrial
0.04
0.02
0.03
0.09
0.08
0.02
0.17
0.16
Santa
is composed
and
two Mixed Crop
0.05
0.04
0.02
three
0.07
0
0.08
province of Rice Lands
Santa Rosa,
0.37
0.22
0.25
Bian, and TOTAL
of Cabuyao)
Source: Santa Rosa Watershed Hydrology and
to
the
Hydrogeology Report (2009)
Cavite
Silang). The total land area of the Santa Rosa basin is 115 sq
Land Use Of
In Percentage
Rosa watershed
of
two
municipalities
cities of which
belongs to the
Laguna (City of
the young City of
the Municipality
and one belongs
province
of
(Municipality
of
km (100%).
Based on Santa Rosa Watershed Hydrology and Hydrogeology Report (2009), the City of
Santa Rosa comprised of 37 percent of the Santa Rosa basin, the municipality of Cabuyao go
after at 25 percent, the municipality of Silang at the nearby province of Cavite holds 22
percent, and the city of Bian grasp the least proportion at 16 percent.
In terms of land use categories, the City of Santa Rosa does not have any areas marked
with forest annotations on the GIS map including coconut farm holdings. Santa Rosa holds the
majority of grasslands area (11%) in the whole watershed because this large areas owned by
prominent property developers in the city (e.g Ayala Land, Eton, and Greenfield) decided to
temporarily left it idle that are aligned for their future development rather than use it for
vegetation and other agricultural activities. This areas dominated by grasses are sometimes
been cleared for temporary car parks or play grounds.
It was no surprise that Santa Rosas land use were been transformed from agricultural
town to a major residential, industrial, commercial, and recreational center in the South
Luzon Region. Majority of agricultural land (rice land and mixed crops) are found in Cabuyao
(10%) followed by Santa Rosa (9%), Silang (4%) and Bian (2%). Majority of commercialresidential-industrial are very evident in Santa Rosa (16%) compared to Cabuyao (10%),
Bian (7%), and Silang (2%).
c. Water Sources
The government is ready to increase the number of water sources, mainly the use of deep
wells and pump stations. In the short term the system to be created to provide for a population of
33
22,000, a population of 46,000 for the medium-term, and a population of 42,000 for the long-term.
These water systems are not only meant to serve Santa Rosa but neighboring towns as well.
The government is ready to make further improvements to the sewage, sanitation, and
drainage systems because of the growing development of the area. There are currently short term
projects to create septage treatment plants. For long term plans, the government plans to create
more sewage collection lines and improve treatment plants to accommodate highly populated
areas and developing ones. Further improvements of the drainage system has also been planned
especially along highly populated areas and access roads including the South Luzon Express Way.
SURFACE WATER
Rivers, lakes, and springs
The Santa Rosa river is sourced from the watersheds of neighbouring Cavite.
The river acts as a natural boundary from the municipality of Binan before it drains
into Laguna Lake. DENR categorizes the river as class C, meaning it is suitable for
aquaculture, fisheries, recreation and extraction for industrial uses.
Laguna de Bay
Surface water quality
Neither the DENR nor the LLDA monitors Santa Rosa Rivers water quality.
However, an Environmental Impact Study conducted for the proposal of the Santa
Rosa Business Park undertook a water quality study. The study concluded that the
Santa Rosa river exhibited very good upstream quality but poor downstream
quality.
34
The lake, however, has undergone extensive and continuing study because of
its role as the most significant resource in the area. In 1996, the LLDA conducted a
water quality study which monitored several points in the lake and within selected
tributary rivers. The station in closest proximity to Santa Rosa was station 1 or the
West Bay located south of the mouth of the Pasig River and northeast of the
municipality.
GROUNDWATER
The types of rocks lain beneath the municipality are clastic and alluvium both
known for good water bearing abilities. As such, the area possesses fair to good
groundwater resource.
Ground water quality
The quality of ground water is questionable as a result of waste disposal methods.
The municipality generally openly dumps solid waste either in vacant lots, dump
sites and waterways while liquid wastes are directly discharged into water bodies.
In any case, infiltrates into groundwater sources or intrudes via channels.
WATER CATCHMENT/ WATER AREA
Due to good water bearing capabilities of the alluvium and clastic rock underlain in
Santa Rosa, groundwater sources are accessible. Two categories of wells are identified.
Potential areas of saline intrusions are identified as well.
Potential areas of saltwater intrusion
Saltwater intrusion is a perceived problem should waters from Manila Bay
flush into the lake and lakeshore communities exceed the safe yield limits of their
aquifers.
Potentially high yielding wells
In areas from the lakeshore barangays and Pulong Sta. Cruz, Malitlit Don Jose and
Sto. Domingo, the municipality can utilize high yielding walls.
Deep well areas
Brgy. Malitlit which includes the site together with Pulong Sta. Cruz, Don Jose and
Sto. Domingo constitute this category.
Drainage Condition
Generally, flood plains are classified as naturally flooded, moderately flooded and slightly flooded.
Naturally/ moderately flood prone areas
The municipality's flood prone areas are found on the level lands along the lakeshore while
the inland areas are subject to moderate flooding.
Slightly flood prone areas
Occurs in Tagapo, Kanluran, Malusak, Labas, Pooc, Balibago, Dila and Dita. The eastern
portions of Tagapo, Kanluran, Malusak, Labas, and Pooc serve as transition into moderately flooded
areas.
River Preservation
35
Features attributed to this map refer to the preservation of ecological balance and local fishing
grounds. The river system drains to the northeast, meeting Laguna Lake.
Fishing grounds/ fish pens for subsistence fishing
This category refers to the lakeside areas of Santa Rosa whose residents rely on fishing for
sustenance and profit.
Rivers, streams and creeks
Easement of 3 - 40 meters from both sides throughout the entire length of any river is
considered environmentally critical. Areas within this range are subject to easement of public
use in the interest of recreation, fishing, etc.
d. Topography
36
Santa Rosa covers a total land area of 5,543 hectares. It is almost entirely plain with 97.89%
of its local land area having slopes ranging 0.0 to 2.5% indicating level lands. Only about 114
hectares or 2.06% of the total land area of the municipality is subjected to erosion.
Being primarily flat, the lands of Santa Rosa are subject by none to slight erosion.
remaining areas experience no apparent erosion. There are two types of terrain in the city:
The
Level to very gently sloping. Areas with slopes ranging from 0.0 to 2.5% are ideal for any sort
of development.
Undulating to rolling terrain. Areas characterized by slopes of 5.0 to 18.0%. Santa Rosa,
mainly Sto. Domingo, has terrain with 2.6 to 5.0% slopes. Note that slope characteristics rate the
southwestern portion, a section of Sto. Domingo, as fair
e. Microclimate
The climate of the area is characterized by two pronounced season dry from November
to April and wet for the rest of the year. According to Mang Vergel, One of the caretakers of
the site, the weathers mostly fair. The air is usually cool everyday especially at night and
also during summer. Fresh breeze is felt due to many trees surrounding and inside the site.
f. Ecology
According to Vergel Marquez, one of the caretakers of UST-Santa Rosa Laguna lot, the soil is
in very good condition and it is a great source of fertilizers.
37
The site is located at Brgy. Malitlit where we can find the Clastic Rocks, rocks available
and can be found most at Laguna. These rocks consist of inter-bedded shale and sandstone
with occasional thin lenses of limestone, as well as tuff and reworked sandy tuffs and partly
tuffaceous shale.
Corn
Patola
38
Sitao
Sugarcane- these were before when the site is still not property of UST.
39
Chamomile
Flower
chamomile plant is known to be susceptible to many fungi, insects, and viruses.
The
40
Waste Management
Solid Wastes
Increasing economic (production and consumption) activity, in effect, would boost the
generation of solid wastes in any given community. Based on the Citys Environmental
Code (City Ordinance No.1720-2011), Solid Wastes refer to all discarded household,
commercial wastes, non-hazardous institutional and industrial wastes, street sweepings,
construction debris, agricultural wastes, and other non-hazardous/non-toxic solid wastes.
The findings of the WAC Study in 2004 on individual solid waste generation of
0.6kg/person in a day may not be relevant today due to increase economic activity of the
people living in Santa Rosa. Also, the Census Office (NSO) already issued an actual population
of 284,640 in 2010.
The table shows that projected waste generation per day of the City of Santa Rosa until
the year 2017. The total solid waste generation of the city with estimated population of
310,258 (2010), is about 186 metric tons per day based on the average rate of
0.6kg/person/day (WACS, 2004). An estimated 53% of the total wastes generated are
recyclable.
10-Year Projected Waste Generated, Diverted, And Disposal, City Of Santa Rosa, 2008-2017
Yea
r
Projecte
Populati d Waste
on
Generat
(Projecte ed
d)
(MT/Day
)
Project
ed
Waste
Diverte
d
(MT/Da
y)
Projecte
d Waste
For
Disposal
(MT/Day
)
Recycla
ble
Projected
Waste For
Disposal
(MT/Day)
Biodegrada
ble
Project
ed
Waste
For
Dispos
al
(MT/Da
y)
Residu
al
Project
ed
Waste
For
Dispos
al
(MT/Da
y)
Total
200 280,664
8
168.4
58.94
57.08
49.61
2.77
109.46
200 295,090
9
177.05
70.82
55.4
48.14
2.69
106.23
201 310,258
0
186.15
83.77
53.39
46.4
2.59
102.39
201 326,205
1
195.72
97.86
51.03
44.35
2.48
97.86
201 34,2972
2
205.78
113.18
48.29
41.97
2.34
92.6
41
Yea
r
Projecte
Populati d Waste
on
Generat
(Projecte ed
d)
(MT/Day
)
Project
ed
Waste
Diverte
d
(MT/Da
y)
Projecte
d Waste
For
Disposal
(MT/Day
)
Recycla
ble
Projected
Waste For
Disposal
(MT/Day)
Biodegrada
ble
Project
ed
Waste
For
Dispos
al
(MT/Da
y)
Residu
al
Project
ed
Waste
For
Dispos
al
(MT/Da
y)
Total
201 360,601
3
216.36
136.31
41.75
36.28
2.03
80.05
201 379,135
4
227.48
161.51
34.4
29.9
1.67
65.97
201 398,623
5
239.17
188.95
26.19
22.76
1.27
50.23
201 419,112
6
251.47
213.75
19.67
17.09
0.95
37.72
201 440,655
7
264.39
237.95
13.79
11.98
0.67
26.44
Source: 10 Year City Solid Waste Management Plan, City of Santa Rosa,
Laguna.
Solid Waste Collection
The City Government, through the supervision of the City ENRO, is providing daily garbage
collection on the 18 barangays, including almost all private subdivisions. It is spending Php 54
million per year for the collection and hauling of garbage (City ENRO, 2008).
Pilotage Trading and Construction (PTAC) is a private contractor that owns a sanitary landfill
located in San Pedro, Laguna is in charge in the everyday garbage collection of the city. PTAC is
using 29 dump trucks tracking different routes per day. (Excerpt from the 10-Year City Solid Waste
Management Plan)
Liquid Wastes
The entire city lacks wastewater treatment facilities. The city resorts to discharging wastes
into surface waters like local rivers and creeks. Consequently, Santa Rosa contributes to the
unfavourable Class C status of Laguna Lake.
42
There is a temporary structure situated on the site that has GI sheets roofing as walls.
This temporary structure serves as the sites temporary office for visitors and their
staffs.
h. Sensuous Qualities
43
The Univeristy of Santo Tomas Santa Rosa is far from civilization. The only structures
that are near the site is the Sta. Elena City subdivision, located right at Sta. Rosa, Laguna's
educational and commercial hub, Sta. Elena City features 9 themed residential developments
and premium educational facilities all within its own backyard. The Acacia Waldorf School and
the University of Santo Tomas Sta. Rosa are both within accessible distance. Vital lifestyle
hubs include the upcoming commercial centers like Centro Sta. Elena and the Business
District, offering pleasurable retail, shopping and recreational possibilities.
Sta. Elena City is surrounded by some of the Philippines' top golf courses: the Sta. Elena
Golf Club, The Country Club and the Canlubang Golf and Country Club are all a swing away.
With this situation, the noise pollution is very low and will not affect the University.
The sites light quality is very good since it is open area and the climate in Laguna was
fair and fine. The heat of the sun wont be problem at all because there are many trees
around the area but the future structures should also provide sun breakers to prevent too
much heat.
B. Cultural Data
a. Resident and Using Population
Projected Population
44
Age
Group
2015
2020
2025
2030
Both
Both
Both
Both
0-4
31,80
0
16,40
0
15,40
0
33,10
0
17,10
0
16,00
0
34,50
0
17,80
0
16,70
0
35,90
0
18,50
0
17,40
0
5-9
29,30
0
15,20
0
14,10
0
30,50
0
15,80
0
14,70
0
31,80
0
16,50
0
15,30
0
33,10
0
17,20
0
15,90
0
9-14
27,40
0
14,00
0
13,40
0
28,50
0
14,60
0
13,90
0
29,70
0
15,20
0
14,50
0
30,90
0
15,80
0
15,10
0
1519
27,70
0
13,40
0
14,30
0
28,90
0
14,00
0
14,90
0
30,10
0
14,60
0
15,50
0
31,20
0
15,10
0
16,10
0
2024
32,40
0
14,80
0
17,60
0
33,80
0
15,50
0
18,30
0
35,20
0
16,10
0
19,10
0
36,70
0
16,80
0
19,90
0
2529
31,80
0
14,40
0
17,40
0
33,10
0
15,00
0
18,10
0
34,50
0
15,60
0
18,90
0
35,80
0
16,20
0
19,60
0
3034
27,70
0
13,20
0
14,50
0
28,90
0
13,70
0
15,20
0
30,10
0
14,30
0
15,80
0
31,30
0
14,90
0
16,40
0
3539
21,40
0
10,50
0
10,90
0
22,30
0
11,00
0
11,30
0
23,20
0
11,40
0
11,80
0
24,20
0
11,90
0
12,30
0
4044
18,90
0
9,300
9,600
19,70
0
9,700
10,00
0
20,50
0
10,10
0
10,40
0
21,30
0
10,50
0
10,80
0
4549
15,30
0
7,400
7,900
15,90
0
7,700
8,200
16,50
0
8,000
500
17,20
0
8,300
8,900
5054
11,80
0
5,700
6,100
12,40
0
6,000
6,400
12,80
0
6,200
6,600
13,40
0
6,500
6,900
5559
8,600
4,100
4,500
8,900
4,200
4,700
9,300
4,400
4,900
9,700
4,600
5,100
6064
5,700
2,600
3,100
6,000
2,700
3,300
6,300
2,900
3,400
6,500
3,000
3,500
6569
3,300
1,400
1,900
3,500
1,500
2,000
3,700
1,600
2,100
3,800
1,600
2,200
7074
2,400
1,000
1,400
2,400
1,000
1,400
2,500
1,000
1,500
2,600
1,100
1,500
7579
1,300
500
800
1,400
500
900
1,400
500
900
1,500
500
1,000
80 & 1,000
over
300
700
1,100
400
700
1,200
400
800
1,200
400
800
TOT
AL
144,2
00
153,6
00
310,4
00
150,4
00
160,0
00
323,3
00
156,6
00
166,7
00
336,3
00
162,9
00
173,4
00
297,8
00
Source: National Statistics Office, Sta.Mesa Metro Manila, Philippines and Excerpt from the Field
Study of P.G.Velasco (2013) entitled Prospects and Challenges of Population Growth to ECCD
Services of the City of Santa Rosa, Laguna.
Among the 18 barangays comprising the City of Santa Rosa, the most populous barangay is
Brgy. Pooc with a projected population size making up 11.78 percent of the total city population by
2030. It was followed by Brgy. Dila (9.51%), Brgy. Malitlit (7.81%), Brgy. Dita (7.24%), and Tagapo
(7.23%).
45
The least populated is Brgy. Sto.Domingo with 1.12 percent share to the projected total
population of Santa Rosa. Adding to the group with least share on the total population is Brgy.
Kanluran (1.52%), Brgy. Ibaba (1.59%), and Brgy. Malusak (1.85%).
2010
*2011
*2012
*2013
*2014
*2015
*2016
*2017
*2018
*2019
*2020
Aplaya
14,17
2
14,30
3
14,43
5
14,56
8
14,70
2
14,82
6
14,95
1
15,07
8
15,20
5
15,33
4
15,45
3
Balibag
o
14,96
8
15,10
6
15,24
5
15,38
6
15,52
8
12,61
0
15,79
1
15,92
4
16,05
9
16,19
5
16,32
1
Caingin
18,60
8
18,78
0
18,95
3
19,12
8
19,30
4
15,65
8
19,63
1
19,79
7
19,96
5
20,13
4
20,29
0
Dila
27,05
9
27,30
9
27,56
1
27,81
5
28,07
1
4,745
28,54
7
28,78
8
29,03
2
29,27
7
29,50
5
Dita
20,60
0
20,79
0
20,98
2
21,17
5
21,37
1
4,521
21,73
3
21,91
6
22,10
2
22,28
9
22,46
2
Don
Jose
12,05
4
12,16
5
12,27
7
12,39
1
12,50
5
19,96
2
12,71
7
12,82
4
12,93
3
13,04
2
13,14
4
Ibaba
4,536
4,578
4,620
4,663
4,706
13,69
0
4,785
4,826
4,867
4,908
4,946
Kanlura
n
4,322
4,362
4,402
4,443
4,484
5,495
4,560
4,598
4,637
4,676
4,713
Labas
15,08
6
15,22
5
15,36
6
15,50
7
15,65
0
35,09
1
15,91
5
16,05
0
16,18
6
16,32
3
16,45
0
Macabli
ng
17,04
9
17,20
6
17,36
5
17,52
5
17,68
7
21,55
0
17,98
6
18,13
8
18,29
2
18,44
7
18,59
0
Malitlit
22,22
3
22,42
8
22,63
5
22,84
4
23,05
4
15,78
2
23,44
5
23,64
3
23,84
3
24,04
5
24,23
2
Malusak 5,253
5,301
5,350
5,400
5,450
23,24
8
5,542
5,589
5,636
5,684
5,728
Market
Area
13,08
6
13,20
7
13,32
9
13,45
1
13,57
6
17,83
5
13,80
5
13,92
2
14,04
0
14,15
9
14,26
9
Pooc
33,54
4
33,85
3
34,16
6
34,48
1
34,79
9
20,16
6
35,38
8
35,68
8
35,99
0
36,29
4
36,57
6
Pulong
Sta.Cru
z
19,27
7
19,45
5
19,63
4
19,81
5
19,99
8
3,325
20,33
7
20,50
9
20,68
2
20,85
7
21,01
9
Santo
Doming
o
3,178
3,207
3,237
3,267
3,297
21,52
2
3,353
3,381
3,410
3,439
3,465
Sinalha
n
19,08
2
19,25
8
19,43
6
19,61
5
19,79
6
19,46
6
20,13
1
20,30
1
20,47
3
20,64
6
20,80
7
Tagapo
20,57
3
20,76
3
20,95
4
21,14
8
21,34
3
28,30
7
21,70
4
21,88
8
22,07
3
22,26
0
22,43
2
46
City of
Santa
Rosa
2010
*2011
*2012
*2013
*2014
*2015
*2016
*2017
*2018
*2019
*2020
284,6
70
287,2
96
289,9
46
292,6
21
295,3
20
297,8
00
300,3
20
302,8
61
305,4
24
308,0
09
310,4
00
Source: National Statistics Office, Sta.Mesa Metro Manila, Philippines and Excerpt from the Field
Study of P.G.Velasco (2013) entitled Prospects and Challenges of Population Growth to ECCD
Services of the City of Santa Rosa, Laguna"
Highlighted above is Brgy. Malitlit, the barangay where the site is situated. The Table
presents the population projection from 2015 to 2040 in the City of Santa Rosa using the medium
assumptions including Barangay . The estimated total population for Brgy. Malitlit for the year
2005 was computed using linear interpolation with the population from the 2000 Census of
Population and Household (CPH) as base population and population from the 2010 CPH as end
population. Linear interpolation was also used to estimate the population of the barangay for years
2015 to 2040 with the 2010 CPH count as base population, and the 2040 projected population
from the 2000 Census-based population projections as end population. The percentage of
population of the City of Santa Rosa to that of the Province of Laguna from the 2010 CPH was used
to estimate the population of the city for years 2015 to 2040. In 10 years time of interpolated
computation of data from 2010-2020, there is just a little amount of added population. There is
only a difference of 2,000 citizens.
Conflicts
There are no much conflicts for the site is still far from other Universities nor
dormitories. The competition wouldnt be that strong.
natural environment. The Quiros family made a commitment to develop the land of their
heritage into a premier master-planned city.
The majority of the people are Roman Catholics. Other religious groups represented include the
Church of God International, the United Church of
Christ in the Philippines, Jesus Is Lord Church, Baptist and Fundamental Bible churches.
Santa Rosa de Lima Catholic Church
People:
Some inhabitants of Santa Rosa today erroneously refer to themselves as "Rosanians". But since
Santa Rosa is a Spanish name, the correct demonym should be "Rosenses".
Ethnic groups
Like other places in Metro Manila, the original settlers are Tagalogs. Throughout the centuries,
there has been constant migration of Spaniards, Visayans, Bikolanos, Ilokanos, Chinese and
Americans.
51
Events
The city celebrates their feast day same with the patron Saint Rose De Lima.
is honored together with Martin de Porres and Turibius of Mogrovejo with a
feast day on the liturgical calendar of the Episcopal Church (USA) on August
Other Landmarks
Brittany Corporations Georgia Club Community is the upscale property
inspired by the charming communities of the American South. Homes take
design cues from classic Colonial architecture. Gardens and trees grow
She
23.
Greenfield city is a 300-hectare integrated commercial, residential and industrial park in Sta.
Rosa, Laguna. It is one of the town's largest mixed-use development project, accessible from the
bustling Makati CBD District by mere 40 minutes.
Accomplished projects and future developments in Greenfield City includes:
- Paseo 3
- Sta. Rosa Business Park
- Laguna Central
Note: Refer to the related destinations for other landmarks. The site is surrounded by gold courses
and residential areas.
52
Weaknesse
s
Opportuniti
es
Threats
54
Single Lane road and the only access way of the site
55
Flooding in Laguna (The site experiences flooding on low areas of up to the chest level)
56
b. On-site
Micro SocioImpacts (see
conditions
Macro and
Economic
applicable
under this)
57
The site is an untouched land that is currently being occupied by a caretaker and
his family. There are no existing structures or informal settles, making it easy for the
project to be started without the consideration of the existing residents.
Macro Future Residents
Due to the surrounding residential developments, it is easy for the users to be
provided with different housing opportunities. This project is also specifically for
residential purposes for the students of the University of Sto. Tomas. The future users
are most likely to be of the university and at an age of 16-23 years old. The common
user would be students from different provinces and living without their families.
Living in a boarding house or dormitory is necessary for students who come from
far places. In Davao City, an observable statistics of university students from
neighboring provinces and the citys outskirts live in these temporary residences. Based
on existing data, student-boarders/dormers, and reveal that a students stay in a
boarding house and dormitory has significant contributions to his/her personal, social,
academic and emotional growth. Results demonstrate further, that respondents have
recognized their boarding houses and dormitories possessing good basic housing
facilities. These studies show the positive effects of a dormitory and proves that it is
beneficial for the users of the facility.
On Site Micro Socio Economic Impact
Sound
The site is surrounded by low density residential developments which dont bring a
high amount of sound pollution. Therefore it is not a main concern although, because
the project is a highly developed university, when constructed might cause sound
pollution problems for these residential areas.
Ventilation
The site is generally free from existing trees allowing the possibility of winds to be
harsh but may be addressed through natural or man-made technological solutions. The
air quality of the area is generally clean because Santa Rosa is not full of many industrial
companies and traffic is somewhat light due to the regulation and rules for these factors
made by the local government.
Power
Meralco is the main distributer of power around Santa Rosa. It is a fully functional
system with no current problems but plans have been made to develop the system to
ensure the reliability of the system especially with the growing developments in the
area.
Water
The region of the site is endowed with an advantageous natural topography and
environment that includes plentiful underground water reserves pegged at 300 million
gallons. During the site visit, the group noticed one main water tank which serves the
exiting users and used for maintenance of the land.
Waste
The City of Santa Rosa envisions to be a model in waste management and free
from any form of pollution. The City recognizes that the increasing level of economic
activities and population growth would lead to an increase in the volume of wastes and
have adverse impact on the environment and health of the populace, and has created
different principles to follow like: adhering to provision RA 6969 Ecological Solid Waste
Management of 2000, demolishing the use of plastic bags, and the segregation and
collection of each barangay for the residents, establishing a materials recovery facility,
and so forth.
58
Protective devices
There are also changes in the land use upstream affect hydrology processes
including the quantity and quality of water draining to downstream communities. The
Municipality of Silang of the Province of Cavite support the headwaters of seven subbasins four of which including the Santa Rosa River Basin drain towards Laguna Lake,
while three others drain towards Manila Bay. This brings continuous flooding to the site
which affects zoning, planning, and designing of the campus.
Acceptance factors
The project is a great addition to the educational community in the region, with a
teaching hospital and facilities that will offer degree programs in health care and other
university degree programs to produce graduates who will be able to find good
employment in the region. This can create a huge economic growth for the country.
Social Relations
Laguna is a leisure and vacation destination. This makes Sta. Rosa an attraction
which is able to bring in different users and promote the creation of more developments
which directly affects the site. The overall project of the University of Sto. Tomas, Sta.
Rosa, is able to bring many different positive effects to its surrounding areas. Not only
does it serve as an educational hub for Sta. Rosa but allows and attracts different
students from other regions. This allows an attraction to not only the school but to the
surrounding developments as well. The project will continue to have a positive effect on
not only its surroundings but to the actually university as well. The In-Campus dormitory
is able to promote different users from different regions and all the university to be a
community.
59
60
Recomendation
Opportunities
Strengths provide numerous pavilions
throughout the future campus in
order to provide sufficient shade for
the community
The group also recommends the
maximizing natural landscapes and
providing proper walkways, common
spaces, and the proper facilities.
It is also important to provide the
proper environment for the
Universities users and refrain from
destroying the existing landscapes. A
possible solution is to preserve the
existing landscapes and enhance it
to provide an environmentally
friendly campus.
Maximize the accessibility of Sta.
Rosa by providing more public
transportation areas to create a
steady and easy flow between the
site and its exterior
Threats
Due to the risk of flooding in the site,
the group recommends further planning
to consider this risk from either fixing
the leveling of buildings, creating
natural runoff solutions, water basins,
and so forth.
It is also suggested to follow the
already existing plans of the
government which shows the
preparations of the proper land use of
the Sta. Rosa area by taking in to
consideration the flooding.
Safety and comfort is the main goal in
designing the campus. It is important to
zone spaces correctly to promote safety
and circulation.
Make use of cost-efficient materials that
are not only durable but sustainable as
well
consider the acoustical impact of the
sites structures and materials
61
IV.
62
63
A-B 1/7.5 = 13% - can be actively used only for hill sports or free play
B-C 1/23 = 4.35% - suitable for movement and informal activity
C-D 1/3.5 = 28% - may require terracing or cribbing
D-E 1/13 = 7.69% - suitable for movement and informal activity
E-F 1/31 = 3.23% - usable for all kinds of activities
F-G 1/110 = .91% - do not drain well
A-G 5m/190m = 2.63% - usable for all kinds of activities
B. Site Analysis
64
The site that is located at sta. Rosa is a sloped site that is allotted for the
construction of the walk up dormitory and its activity areas. At the highest part of the
site you'll have vistas and viewpoints in mountains on the east, the view of the city
center on the south, and the view of the proposed UST campus on the west.
The northern part of the site is exposed to the noise of the adjacent town. The
western side of the side is exposed to the campus noise and considering also some
traffic and vehicle noise from the side of the 10m wide road
65
E.
67
Photovoltaic Panels can be very beneficial with little maintenance costs. Best of all, since
there are no moving parts, and nominal annual maintenance, PVs are one of the few energy
sources that are carbon neutral. PVs also directly combat one of the largest expenses a building
owner and user faces- electrical usage.
There are different ways of applying Photovoltaic Panels in buildings either roof mounted or
building integrated. Building integrated PVs are not as efficient as standard, roof mounted PVs, but
their growth in popularity will ensure that the technology will continue to be refined.
Because the need for light and electricity is important for students and most especially the
youth today, this can be most efficient because of the amount of money and power saved. This
can be applied as a facade in the building to catch the most light and turn it into an efficient way
of producing electricity.
Wind
68
Wind electrical production is most recognized by the giant white wind mills that slowly turn
with the prevailing winds. A new form of wind based technology from Aerotecture International,
Inc. has created a product that is not only efficient, but also is no longer required to be vertical,
and isnt prone to bird loss or a victim of unsightly aesthetics. Although not yet in mass production
the adoption and refinement of this technology will push for the acceptance of wind generation in
urban areas.
Because of the slightly sloping contour this allows the sight to have a breeze which is not
disrupted because of the few trees found on the site. This allows the application of wind turbines
to be a possibility in the roof of the structure going hand and hand with the solar panels because it
does not disrupt the amount of light it catches. The group decided to place the wind turbines in
the roof because the building is located in the highest part of the site and the higher the wind
turbine is, the more wind it catches therefore creating more energy.
Rainwater/Greywater
69
The Philippines is known for its extreme heat and a popula aid in the reduction of a sites heat
island effect is vegetated roofs. this help to extend the life of roofing systems but dont always
offer the best payback. Vegetated roofs also help to reduce storm runoff which is a problem in the
country as well.
Applying this to the structure will allow the cut back on cooling costs, prevent future disasters
caused by rain, improver over all air quality. This may be applied in the roof or may be used as
vertical gardens in the structure.
70
Public rail transit increases community well-being by creating jobs, boosting economic
development and property values, and by reducing pollution and traffic congestion. Each person
riding light-rail transit vs. driving an automobile for one year reduces hydrocarbon emission by
nine pounds, nitrogen oxide emissions by five pounds, and carbon monoxide emissions by 62.5
pounds. One electric light-rail train produces nearly 99 percent less carbon monoxide and
hydrocarbon emissions per mile than one automobile does. Student housing located near transit
and the university reduces the need for parking spaces and supports pedestrian friendly
community, which in turn puts less stress on the environment.
This is an important solution because the site is surrounded by many different developments
that may be used by the users. It is important for the site to maximize the different ways of
accessibility to provide ease for its users which will promote the area. A light rail train system may
either be applied around the perimeter of the site or crossing through an integral part of the site.
Modular Construction
Reducing construction costs while ensuring quality has
always been an elusive goal until the recent strides in modular
construction. By constructing the major components of a
building in a factory, quality of workmanship is increased,
construction time and cost is lowered. Although early adaptors
have started to accept modular construction as the inevitable
shift in real estate construction, presently modular construction
works best for student housing and hotels due to the many
similar sized modules. Although this seems like a positive
solution there are some draw backs including the limited size of
each modular component to the size of the truck transporting
each piece.
The project is made up of similar modules or rooms that
are identical in plan, shape, design, size, and so forth. This makes this solution an ideal one in time
saving and cost efficiency. If each room is premade and require only parts to be put together, this
will allow minimization of construction time, labor, and so forth.
71
V. Attachments
STUDENTS FROM CALABARZON AREA HOUSING SURVEY
118 Respondents
Among 118 respondents, 38 percent (45 respondents) are male and 62 percent (73
Almost half of the respondents are in Second Year College (49%, 58 respondents), 29%
comprises of Third Year College students (34 respondents), With equal number of 11 respondents
are First and Fourth year college (9% each), 3% are Fifth Year College Students (3 respondents)
Most are riding a Jeepney on their way to school, 54% said they are only walking, 26% are
riding a pedicab or tricycle, 17% owns car and the least with 6% rides a bus.
This graph shows that most of the students are living outside CALABARZON and with
some originally living in other countries. They comprise 48% of the total population. While 15
73
respondents said they live in Cavite, 14 in Calamba, Laguna, 12 from NCR, 6 from Los Baos City,
5 from Bian, Laguna, 4 from Cabuyao, Laguna and 1 from San Pedro, Laguna.
With a great number of 107 which is 91% of the total respondents said that they are
convenient with going to and from the school and their housing.
7 being the greatest number of respondents said that their monthly dormitory rent is PHP
2,000-3,000. With equal number of 6, PHP 3,000-6,000 are their monthly dormitory rent. 3% said
they are only paying Php 500-1,000 and with equal number of 3 said that they pay Php 1,0002,000 and above Php 10,000. The least number of answer is Php 9,000-10,000.
Out of 31 respondents living in dormitories, 15 said they are renting a studio type, 9 said they
are renting a one bedroom unit and 6 said with two bedrooms and one said her unit has 3
bedrooms.
74
Most are living with another student. 10 students said they are 4 in a room, 4 said theyre alone, 3
said theyre 3 and 2 said theyre 5 and 1 said theyre 8.
27 said that theyre environment
is pleasing and 4 said its not
because it is not well maintained
and not pleasing.
CONCLUSION:
It is very evident that Sta. Rosa City is still developing for majority number of students are still
taking the option of staying and living at home than dormitories. It is also a clear sign that there
are no much students from far areas that chooses to study there/
TRANSFER CERTIFICATE TITLE
LOT 1
A Parcel of land (Lot 1 of the consol. Of the subd. Plan, Fcs-04-010112, being a portion of the consol. Of Lots
2168-A-1 and 2168-A-2 (LRC) Psd-289870, LRC Rec No.), situated in the barrio of Brgy Malitlit, Mun. of Sta Rosa, Prov. Of
Laguna. Bounded on the SW., along lines 1-2-3-4-5-6-7 (by Lot 11 (Road) on the NW., along line 7-8-9-10-11-12-13-14-15-1617-18-19-20-21 by Lot 14 (Road) both of the consol. Subd. Plan; on the NE., along line 21-22 by Existing Road (portion of Lot
2168-(LRC) Psd-154968; and on the SE., along lines 22-23-24-25-26-27-28-29-30-31-32-33-34-35-1 by Lot 2 of the consol.
Subd plan. Beginning at a point marked 1 on plan, being 8.51 deg. 19 E., 355.27m, from Mon. No. 35, Sta. Rosa
75
Boundaries
North: NE: Existing Road (Portion of Lot 2168-B)
South: SW: Lot 11 (Road)
East: SE: Lot 2
West: NW: Lot 14 (Road)
Classification: Industrial
Area: 17, 701.00
Market Value: Php 14,514,820.00
LOT 2168-A-2
A Parcel of land (Lot 2168-A-2 Of the subd. Plan (LRC), Psd-289870, approved as a non-subdivision project, being a portion of
Lot 2168-A, (LRC) Psd-154968, LRC Record No. 8375), situated in the Barrio of Brgy Malitlit, Mun. of Sta Rosa, Prov. Of Laguna. Bounded on
the N., and the NW., points 1 to 6 by a Road, on the NE., points 6 to 8 by lot 2168-A-1 of the subd plan, on the S., and the SE., points 8 to
27 by the Malitlit River, and on the W., and the SW., points 27 to 29, and 1 by the Bambang River. Beginning at a point marked 1 on plan,
being S. 26 deg 55E., 51.30m from Mon. 35 Sta. Rosa.
Boundaries:
North: NE: Lot 2168-B
East: SE: Lot 4
South: SW: Lot 4
West: NW: Lot 11 (Road)
Classification: Industrial
Area: 50,000.00
Market Value: Php 41, 000, 000.00
Actual Use: Industrial
Assesment Level: 40%
Assessed Value:
Php 16, 400, 000.00
(Source: Transfer Certificate Title)
LOT 3
A Parcel of land (Lot 3 Of the subd. Plan (LRC), Psd-289870, approved as a non-subdivision project, being a portion of Lot
2168-A, (LRC) Psd-154968, LRC Record No. 8375), situated in the Barrio of Brgy Malitlit, Mun. of Sta Rosa, Prov. Of Laguna. Bounded on the
NE., points 2 to 4 by lot 2168-B, (LRC) Psd-154968, on the SE., points 4 to 5 by the Malitlit River, on the SW., points 5 to 6 and 6 to 1 by Lot
2168-A-2 of the subd. Plan and on the NW., points 1 to 2 by a road. Beginning at a point marked 1 on plan being N. 80 deg. 34E., 410.32
m. from Mon. 35, Sta. Rosa Estate.
Boundaries:
North: NE: Lot 2168-B
South: SW: Lot
East: SE: Lot 4
West: NW: Lot 11 (Road)
76
1. Promote and protect the health, safety, peace, comfort, convenience and general welfare of the inhabitants of the Municipality;
2. Guide the growth and development of Santa Rosa in accordance with its Comprehensive Land Use and Development Plan;
3. Provide the proper regulatory environment to maximise opportunities for creativity, innovation and make ample room for
development within the framework of the Municipalitys over-all goals and objectives;
4. Protect the character and stability of residential, commercial, industrial, institutional, open space and other functional areas within
the Municipality and promote the orderly and beneficial development of the same; and
5. Guide the local government and the private sector in their development decisions.
Section 4.
General Principles. The LDGS is based on the approved Santa Rosa Comprehensive Land Use and Development
Plan as per Resolution No. ___ dated ____.
1. The LDGS reflects the Municipalitys vision of A community with a sustainable economic growth focused on industrial and
commercial development that allows for maximum employment opportunities, and promotes a high quality of life through the
provision of basic services and a humane and balanced environment;
1. The LDGS recognises that any land use is a use by right but provides however that the exercise of such right shall be subject to
the review standards of the LDGS;
2. The LDGS gives the free market the maximum opportunity to spur the Municipalitys development within a framework of
environmental integrity and social responsibility;
3. The LDGS has been designed to encourage the evolution of high-quality developments rather than regulating against the worst
type of projects;
2. The LDGS has been crafted in a manner that it is fully responsive to the ever-changing conditions that the Municipality continually
face;
3. The LDGS functions as a tool for informed decision making on the part of the land use administrators by way of providing specific
criteria to judge the acceptability of developments;
4. The LDGS provides a direct venue for community empowerment where the stakeholders become involved especially in critical
development decisions;
1. The regulations in the LDGS are considered as land use management tools that area necessary to provide a clear guidance to
land development in order to ensure the communitys common good.
ARTICLE III
DEFINITION OF TERMS
The definition of the technical terms used in the LDGS shall carry the same meaning given to them in already approved codes and
regulations, such as but not limited to the National Building Code, Water Code, Philippine Environmental Code and the Implementing
Rules and Regulations promulgated by the HLRB. The words, terms and phrases enumerated hereunder shall be understood to
have the corresponding meaning indicated as follows:
1. Agricultural Zone (AGZ) an area intended for cultivation/fishing and pastoral activities e.g. fish, farming, cultivation of crops,
goat/cattle raising, etc.
2. Agro-Industrial Zone an area intended primarily for integrated farm operations and related product processing activities such as
plantation for bananas, pineapple, sugar, etc.
3. Allowable Impervious Surface Area Ratio (AISAR) - the ratio between the coverage of ground level impervious surfaces to the
total lot area. This is expressed as a percentage over and above the resultant Percentage of Land Occupancy (PLO) for each
development. The computation of impervious surface area coverage shall include spaces outside the building envelope, such as
driveways, walks, parking areas, etc.
4. Buffer Area - these are yards, parks or open spaces intended to separate incompatible elements or uses and to control
pollution/nuisance.
5. Building Height Limit (BHL) - the maximum height allowed for structures or buildings expressed as number of floors or storeys.
6. Central Business District - shall refer to areas designated principally for trade, services and business purposes (Commercial 1
Zone)
7. Certificate of Non-Conformance - certificate issued to owners of all uses existing prior to the approval of the LDGS which do not
conform to the provisions herein provided.
8. Certificate of Zoning Classification a document issued by the Zoning Administrator citing the zoning classification of the land
based on this Ordinance.
9. Compatible Uses - uses or activities capable of existing together harmoniously e.g. residential use and parks and playground.
10. Comprehensive Land Use and Development Plan (CLUDP) - a document embodying specific proposals for guiding, regulating
growth and/or development. The main components of the CLUDP in this usage are the sectoral studies i.e. Environment, Social,
Economic, Land Use, Transport, Infrastructure and Local Administration.
11. Conflicting Uses - uses or activities with contrasting characteristics sited adjacent to each other e.g. residential units adjacent to
industrial plants.
12. Conforming Use - a use that is in accordance with the zone regulations as provided for in the LDGS.
13. Easement - open space imposed on any land use/activities sited along waterways, road-right-of-ways, cemeteries/memorial parks,
utilities and the like.
14. Environmentally Critical Areas - refers to those areas which are environmentally sensitive and are listed in Proclamation
2146 dated 14 December, 1981, as follows:
a.
b.
c.
j.
All areas declared by law as national parks, watershed reserves, wildlife preserves and sanctuaries;
Areas set aside as aesthetic potential tourist spots;
Areas which constitute the habitat for any endangered or threatened species of indigenous Philippine wildlife (flora and
fauna);
d. Areas of unique historic, archaeological, or scientific interests;
e. Areas which are traditionally occupied by cultural communities or tribes;
f. Areas frequently visited and/or hard-hit by natural calamities (geologic hazards, floods, typhoons, volcanic activity, etc.;
g. Areas classified as prime agricultural lands;
h. Recharge areas of aquifers;
i. Water bodies characterised by one or any combination of the following conditions:
tapped for domestic purposes;
within the controlled and/or protected areas declared by appropriate authorities; and
which support wildlife and fishery activities.
Mangrove areas characterized by one or any combination of the following conditions:
with primary pristine and dense young growth;
adjoining the mouth of major river systems;
near or adjacent to traditional productive fry or fishing grounds;
k.
which act as natural buffers against shore erosion, strong winds and storm floods; and
on which people are dependent on their livelihood.
Coral reef characterised by one or any combination of the following conditions:
with 50% and above live coralline cover;
spawning and nursery grounds of fish; and
which acts as natural breakwater of coastlines.
15. Environmentally Critical Projects - refer to those projects which have high potential for negative environmental impacts and
are listed in Presidential Proclamation 2146 dated 14 December 1981, as follows:
a.
b.
c.
d.
Heavy industries
non-ferrous metal industries;
iron and steel mills;
petroleum and petro-chemical industries including oil and gas; and
smelting plants.
Resource extractive industries
major mining and quarrying projects; and
forestry projects such as logging, major wood processing, introduction of fauna (exotic animals) in public/private
forests, forest occupancy, extraction of mangroves and grazing.
Fishery projects
dikes for/and fishpond development projects
Infrastructure projects
major dams;
major power plants (fossil-fuelled, nuclear-fuelled, hydroelectric or geothermal); and
major roads and bridges.
16. Exception- a device which grants a property owner relief from certain provisions of the LDGS where because of the specific use
would result in a particular hardship upon the owner, as distinguished from a mere inconvenience or a desire to make more
money.
17. Floor/Area Ratio (FAR) - is the ratio between the Gross Floor Area of a building and the area of the lot on which it stands.
Determined by dividing the Gross Floor Area of the building and the area of the lot. The Gross Floor Area of any building should
not exceed the prescribed floor area ratio (FAR) multiplied by the lot area.
18. Forest Zone (FZ) an area intended primarily for forest purposes.
19. General Commercial Zone (GCZ) an area for trading, services and business purposes.
20. General Institutional Zone (GIZ) an area principally for general types of institutional establishments e.g. government offices,
schools, hospitals/clinics, academic/research, convention centres.
21. General Residential Zone (GRZ) an area principally for dwelling/housing purposes.
22. Gross Floor Area (GFA) - the GFA of a building is the total floor space within the perimeter of the permanent external
building walls (inclusive of main and auxiliary buildings), occupied by:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
Office areas;
Residential areas;
Corridors;
Lobbies;
Mezzanine;
Vertical penetrations which shall mean stairs, fire escapes, elevator shafts, pipe shafts, vertical shafts, vertical ducts,
and the like and their enclosing walls;
Machine room and closets;
Storage rooms and closets;
Covered balconies and terraces; and
Interior walls and columns, and other interior features.
Covered areas used for parking and driveways, including vertical penetrations in parking floors where no residential
or office units are present; and
Uncovered areas for AC cooling towers, overhead water tanks, roof decks laundry areas and cages, wading or swimming
pools, whirlpool or jacuzzis, gardens, courts or plazas.
23. HLRB/BOARD - shall mean the Housing and Land Use Regulatory Board
24. Impervious Surface - type of man-made surface which does not permit the penetration of water.
25. Land Use Intensity Controls (LUIC) - refer to controls on open spaces (PLO), building bulk (FAR), building height (BHL) and
impervious surfaces (AISAR). The LUIC is imposed to control, among others, traffic generation, requirements on utilities, overbuilding, over-crowding, visual access and to attain the desired zone character. The LUIC is applied as follows:
a.
b.
c.
Maximum Allowable Building Area Per Floor in Square Meters = Lot Area x Allowable PLO
Maximum Allowable Gross Floor Area in Square Meters = Lot Area x Allowable FAR
In determining the maximum number of floors per building, BHL regulations shall apply.
For planned unit development schemes, residential subdivisions and the like, the LUIC shall apply to individual lot parcels. Gross
open spaces (defined as common areas, roads, etc.) shall be governed by the requirements of PD 957, BP 220 and related
regulations. For large scale projects on single blocks, i.e. those that have no lot/parcellary subdivisions, the LUIC shall mean to
apply to the gross lot area of the block and the gross floor area of the buildings to be put up therein.
26. Light Industrial Zone (I-1) an area principally for the following type of industries:
a. non-pollutive/non-hazardous
b. non-pollutive/hazardous
27. Locational Clearance - a clearance issued to a project that is allowed under the provisions of the LDGS as well as other standards,
rules and regulations on land use. This clearance is required prior to the issuance of a building permit.
28. Medium Industrial Zone (I-2) an area principally for the following types of industries:
a. pollutive/non-hazardous
b. pollutive/hazardous
29. Mitigating Device - a means to grant relief in complying with certain provisions of the LDGS.
30. Non-Conforming use - existing non-conforming uses/establishments in an area allowed to operate in spite of the non-conformity to
the provisions of the LDGS subject to the conditions stipulated in the Locational Clearance.
31. Official Zoning Map - a duly authenticated map delineating the different zones in which the whole Municipality is divided.
32. Parks and Recreation Zone (PRZ) - an area wherein uses are designed for diversion/amusements and for the maintenance of the
ecological balance of the community.
33. Percentage of Land Occupancy (PLO) - defined as a percentage of the maximum allowable floor area of any building (at any
floor level) to the total lot size. This includes the main and auxiliary buildings. In case of discrepancy between the specified PLO
in this Ordinance and the Light and Ventilation provisions of the National Building Code, the lesser allowable floor area shall
prevail.
34. Rezoning a process of introducing amendments to or change in the text and maps of the Zoning Ordinance. It also includes
amendment or change in view of reclassification under Section 20 of RA 7160.
35. Setback - the open space left between the building and lot lines.
36. Socialised Housing Zone (SHZ) shall be used principally for socialised housing/dwelling purposes for the underprivileged and
homeless as defined in RA 7279.
37. Variance - a Special Locational Clearance granting a property owner relief from certain provisions of the LDGS where, because of
the particular physical surrounding, shape or topographical conditions of the property, compliance on height, area, setback, bulk
and/or density would result in a particular hardship upon the owner, as distinguished from a mere inconvenience or a desire to
make more money.
38. Warehouse refers to a storage and/or depository of those in business of performing warehouse services for others, for profit.
39. Water Zone (WZ) bodies of water that include rivers, streams, lakes and seas except those included in other zone
classifications.
40. Zone - an area within the Municipality, as defined by manmade or natural boundaries, where specific land use regulations are
applied.
41. Zoning Administrator - a Municipal government employee responsible for the implementation/enforcement of the LDGS.
ARTICLE IV
ZONE CLASSIFICATIONS
Section 5.
Division into Zones. The Municipality of Santa Rosa is hereby divided into five general zones, namely, Low Intensity
Development, Urban Redevelopment, Growth Management 1, Growth Management 2 and Shoreland. Said divisions are for the
purposes of the following:
1. implementing the Santa Rosa CLUDP;
2. defining specific areas of the Municipality of Santa Rosa, each requiring different standards of development to meet different
circumstances present within the zone; and
3. serving the purposes and intent of the LDGS as outlined in Chapter I.
The provisions contained herein anticipate the likelihood and desirability of mixing land uses. Unlike conventional zones, which
segregated various land uses, the LDGS allows mixed uses and places the emphasis on minimising or buffering any nuisance factors
between such uses. Further provisions impose criteria to resolve any possible problems and eliminate what might be negative
impacts when unlike uses are located in proximity. Zones are distinguished according to allowable land use intensities, which are
discussed in detail in succeeding articles.
Section 6.
Description of Zones. The intent and purpose of each zone is described below.
Category
Farm-to-market
RROW
Width
(mts.)
10
TR-4
TR-5
TR-6
TR-7
Secondary
Primary
Primary
Secondary
20
30
30
20
Section 9.
Interpretation of the Zone Boundary. In the interpretation of the boundaries for any of the zones indicated on the
Official Zoning Map, the following rules shall apply:
1. Where zone boundaries are so indicated that they approximately follow the centre of streets or highway, the street or highway
right-of-way lines shall be construed to be the boundaries.
2. Where zone boundaries are so indicated that they approximately follow barangay boundary lines, the delineation shall be
based on those indicated on the cadastral maps.
3. Where zone boundaries are so indicated that they are approximately parallel to the centre lines or right-of-way lines of streets
and highways, such zone boundaries shall be construed as being parallel thereto and at such distance therefrom as indicated
in the Official Zoning Map. If no distance is given, such dimension shall be determined by the use of the scale shown in said
zoning map.
4. Where the boundary of a zone follows a stream, lake or other bodies of water, said boundary line should be deemed to be at
the limit of the political jurisdiction of the community unless otherwise indicated. Boundaries indicated as following shorelines
shall be construed to follow such shorelines and in the event of change in the shorelines, shall be construed as moving with the
actual shorelines. Boundaries following bodies of water shall be subject to public easement requirements as provided in the
Water Code, in the provisions of this ordinance and with other applicable regulations.
5. Where a zone boundary line divides a lot of single ownership, as of record at the effective date of the LDGS, the lot shall be
construed to be within the zone where the major portion of the lot is located. In case the boundary line bisects the lot, it shall
fall in the zone where the principal structure falls.
6. Where zone boundaries are said to be as indicated in the Official Zoning Map, the location of the parcel in consideration shall
be referred to from the cadastral map and overlain to the former.
7. The mapped location of the property in consideration shall prevail over that of the textual description.
ARTICLE V
GENERAL REGULATIONS
Section 10. General Provision. The Municipality recognizes that any land use is a use by right but provides that the exercise of
such right shall be subject to the review standards of the LDGS.
Section 11. Classification of Uses. Development proposals shall be classified according to the allowed uses within the following
zones, as defined by the HLRB:
General
Residential
Zone
Socialised
Housing
Zone
General
Commercial
Zone
Light Industrial Zone
Medium Industrial Zone
Heavy Industrial Zone
Agricultural Zone
Agri-Industrial Zone
Forest Zone
Parks and Recreation
Zone
The definition as well as the list of allowable uses within each classification as provided by the HLRB to the above is adopted in this
Ordinance and are exhibited in Appendix D.
Section 12. Height Regulations. Unless otherwise stipulated in this ordinance, building heights must conform with the height
restrictions and requirements of the Air Transportation Office (ATO), the National Building Code, Structural Code and other rules
and regulations related to land development and building construction.
Section 13. Subdivisions, Condominiums, Economic and Socialized Housing. Projects classified as Subdivisions and
Condominiums or Economic and Socialized Housing shall conform to the rules and regulations of the following:
1. PD 957, Subdivision and Condominium Buyers Protective Law and its implementing rules and regulations;
2. Batas Pambansa 220, Promulgation of Different Levels of Standards and Technical Requirements for Economic and
Socialised Housing Projects and its revised implementing rules and regulations;
3. RA 7279, Urban Development and Housing Act; and
4. Other pertinent government rules and regulations.
Section 14. Building Setback Regulations. Unless otherwise specified in this ordinance, building setback regulations shall be
per the minimum requirements of the National Building Code.
Section 15.
Easement.
Pursuant to the provisions of the Water Code, the following easements shall be observed:
1. The banks of rivers and streams and the shores of the seas and lakes throughout their entire length and within a zone of
three meters in urban areas, 20 meters in agricultural areas and 40 meters in forest areas, along their margins, are subject
to easement of public use in the interest of recreation, navigation, floatage, fishing and salvage.
No person shall be allowed to stay in this zone longer than what is necessary for space or recreation, navigation, floatage,
fishing or salvage or to build structures of any kind.
2. Mandatory five-meter easement on both sides of earthquake fault traces on the ground identified by PHIVOLCS.
Section 16. Specific Provisions in the National Building Code. Specific provisions stipulated in the National Building Code
(P.D. 1096), as amended, relevant to traffic generators, advertising and business signs, erection of more than one principal
structure, dwelling on rear lots, access yard requirements and dwelling groups, which are not in conflict with the provisions of the
Zoning Ordinance, shall be observed.
Section 17. Network of Green and Open Spaces. All residential and commercial subdivisions are required to provide green
strips and forest parks as provided in Sangguniang Bayan Resolution 768-99. The LDGS provides that industrial subdivisions shall
also be required to comply with the provisions of the said Resolution. For this purpose, the suitable tree species are exhibited in
Appendix E HLRB Administrative Order No. 02 Series of 1997.
Section 18. Projects of National Significance. Projects may be declared by the NEDA Board as Projects of National
Significance pursuant to Section 3 of Executive Order No. 72. When a project is declared as such by the NEDA Board, the
Locational Clearance shall be issued by the HLRB pursuant to EO 72, in consultation with the Municipality of Santa Rosa in order
to ensure that the requirements of the LDGS are met.
Section 19. Environmental Compliance Certificate. Projects within the scope of the Environmental Impact Assessment System
or those that are classified as Environmentally Critical Projects or those which are located in Environmentally Critical Areas shall
not be commenced, developed or operated unless the requirements of the Environmental Compliance Certificate have been
complied with.
Section 20. Subdivision Projects. All owners and developers of subdivision projects shall, in addition to securing a Locational
Clearance as provided by this Ordinance be required to secure a development permit pursuant to the provisions of PD 957 and its
Implementing Rules and Regulations or BP 220 and its Implementing Rules and Regulations in the case of Socialised Housing
Projects in accordance with the procedures laid down in EO 71, Series of 1993.
Section 21. Infrastructure Capacities. All developments shall not cause excessive requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community. All developments shall exhibit that
their requirements for public infrastructure (such as roads, water supply and the like) are within the capacities of the system/s
serving them.
Section 22. Traffic Impact Assessment. Major, high intensity facilities such as commercial-residential buildings having four
floors and above, shopping centres, schools, universities, industrial estates and/or other similar developments that are required to
provide 20 or more vehicular parking slots by the National Building Code, shall be required to submit Traffic Impact Assessments
which shall form part of the requirements for Locational Clearance. Other traffic generating developments, as determined by the
Zoning Administrator, shall be required to submit the same.
Section 23. Socio-Economic Impact Assessment.
Major facilities such as industrial estates, industrial establishments,
shopping centres and/or similar facilities that require 50 or more employees during operations shall be required to submit SocioEconomic Impact Assessments which shall form part of the requirements for Locational Clearance. Proponents shall establish that
their developments shall cause direct socio-economic benefits to the municipality such that they prioritise the hiring of qualified
residents of the municipality, provide relevant employee housing facilities/assistance and/or prioritise the sourcing of materials and
supplies from the municipality.
ARTICLE VI
INNOVATIVE TECHNIQUES
Section 24. Innovative Techniques or Designs. For projects that introduce flexibility and creativity in design or plan such as but
not limited to Planned Unit Development, Housing projects covered by New Town Development under RA 7279, BLISS Commercial
Complexes, etc., the Zoning Administrator shall on grounds of innovative development techniques forward applications to HLRB for
appropriate action.
ARTICLE VII
PERFORMANCE STANDARDS
Section 25. Buffer Yards. Building setbacks shall be considered as buffer yards. Aside from providing light and ventilation, buffers
can mitigate adverse impacts and nuisances between two adjacent developments. Whenever necessary, buffers shall be required to
be extended and/or provided with planting materials in order to ameliorate said negative conditions such as, but not limited to, noise,
odour, unsightly buildings or danger from fires and explosions. A buffer may also contain a barrier, such as a berm or a fence, where
such additional screening is necessary to achieve the desired level of buffering between various activities.
1. Buffers Between Adjoining Properties. Between two different developments, e.g. General Residential and General
Commercial, the more intense land use shall provide the proper buffer design and materials. If a development shall occur
beside a vacant lot, the owners of the properties in consideration may submit a contractual agreement whereby the required
buffer for the first area to develop shall be reduced or waived. If additional buffer will be required at the time the vacant lot
develops, it shall be provided by the latter development.
2. Buffers on Simultaneous Developments.
developments occur simultaneously.
The more intense use shall provide the necessary buffer in cases when two
3. Location of Buffers. The building setbacks shall serve as buffer locations, at the outer perimeter of a lot or parcel. In no case
shall buffers occupy public or private street rights-of-way.
4. Types of Buffers. Landscaped buffers with suitable foliage are encouraged. On developments where it may not be possible to
put in landscaped buffers (such as narrow lots), the developer may put up a fence provided the fencing material is compatible
with the design of the building.
5. Land Uses in Buffer Areas. Buffers are part of yards and open spaces and in no case shall buildings encroach upon it. It
may, however, be used for passive recreation such as gardening, pedestrian trails, etc.
Section 26. Environmental Conservation and Protection Standards. It is the intent of the LDGS to protect the natural
resources of the Municipality. In order to achieve this objective, all development shall comply with the following regulations:
1. Views shall be preserved for public enjoyment especially in sites with high scenic quality by closely considering building
orientation, height, bulk, fencing and landscaping.
2. The utilisation of the water resources of the Municipality for domestic and industrial use shall be allowed provided it is in
consonance with the development regulations of the DENR, provisions of the Water Code, the Revised Forestry Code of the
Philippines, as amended, and whenever necessary, be subjected to an Environmental Impact Assessment Study;
3. Heavy water using industrial (e.g. soft drink bottling), recreational (golf courses, water theme parks and the like) and other
facilities shall be discouraged to locate within the Municipality;
4. Land use activities shall not cause the alteration of natural drainage patterns or change the velocities, volumes, and
physical, chemical, and biological characteristics of stormwater. Streams, watercourses, wetlands, lakes or ponds shall not
be altered, regraded, developed, piped, diverted or built upon;
5. All developments shall limit the rate of stormwater runoff so that the rate of runoff generated is no more than that of the site
in its natural condition; and
6. All developments shall undertake the protection of rivers, streams, lakes and ponds from sedimentation and erosion
damage.
7. The internal drainage systems of developments shall be so designed as not to increase turbidity, sediment yield, or cause the
discharge of any harmful substances that will degrade the quality of water. Water quality shall be maintained according to
DENR DAO No. 34 Revised Water Usage and Classification/Ambient Water Quality Criteria;
8. Municipal and industrial wastewater effluents shall not discharge into surface and groundwater unless it is scientifically
proven that such discharges will not cause the deterioration of the water quality. Effluents shall be maintained according to
DENR DAO No. 35 91 Establishing Effluent Quality Standards for Class C Inland Waters;
9. Floodplains shall not be altered, filled and/or built upon without proper drainage design and without proper consideration of
possible inundation effects on nearby properties;
10. Facilities and operations that cause the emission of dust, dirt, fly ash, smoke or any other air polluting material that may have
deleterious effects on health or cause the impairment of visibility are not permitted. Air quality at the point of emission shall
be maintained at specified levels according to DENR DAO No. 14 - Revised Air Quality Standards of 1992.
11. Mature trees or those equal to or greater than 12 inches calliper measured 14 inches above the ground shall not be cleared or
cut; and
12. Easements shall at all times be observed along the banks of rivers, streams and major National Irrigation canals (greater than
2 meters) and the shores of the lake throughout their entire length pursuant to the provisions of the Water Code of the
Philippines; likewise irrigation canals of the National Irrigation Authority shall be provided with similar easements.
Section 27. Historical Preservation and Conservation Standards. Historic sites and facilities shall be conserved and
preserved. These shall, to the extent possible, be made accessible for the educational and cultural enrichment of the general
public.
The following shall guide the development of historic sites and facilities:
1. Sites with historic buildings or places shall be developed to conserve and enhance their heritage values.
2. Historic sites and facilities shall be adaptively re-used.
Section 28. Site Performance Standards. The Municipality considers it in the public interest that all projects are designed and
developed in a safe, efficient and aesthetically pleasing manner. Site development shall consider the environmental character and
limitations of the site and its adjacent properties. All project elements shall be in complete harmony according to good design
principles and the subsequent development must be visually pleasing as well as efficiently functioning especially in relation to the
adjacent properties and bordering streets.
The quality of every neighbourhood shall always be enhanced. The design, construction, operation and maintenance of every
facility shall be in harmony with the existing and intended character of its neighbourhood. It shall not change the essential
character of the said area but will be a substantial improvement to the value of the properties in the neighbourhood in particular and
the community in general.
Further, designs should consider the following:
1. Sites, buildings and facilities shall be designed and developed with regards to safety, efficiency and high standards of design.
The natural environmental character of the site and its adjacent properties shall be considered in the site development of each
building and facility.
2. The height and bulk of buildings and structures shall be so designed that it does not impair the entry of light and ventilation,
cause the loss of privacy and/or create nuisances, hazards or inconveniences to adjacent developments.
3. Abutments to adjacent properties shall not be allowed without the neighbours prior written consent which shall be required by
the Zoning Administrator prior to the granting of a Locational Clearance; and
4. The capacity of parking areas/lots shall be per the minimum requirements of the National Building Code. These shall be
located, developed and landscaped in order to enhance the aesthetic quality of the facility. In no case shall parking
areas/lots encroach into street rights-of-way.
5. Developments that have lot areas of two hectares or more and which attract a significant volume of public modes of
transportation, such as tricycles, PUJs, buses, etc., shall provide on-site parking for the same. These should also provide
vehicular loading and unloading bays so as through street traffic flow will not be impeded.
6. Buffers, silencers, mufflers, enclosures and other noise-absorbing materials shall be provided to all noise and vibrationproducing machinery. Noise levels shall be maintained according to levels specified in DENR DAO No. 30 - Abatement of
Noise and Other Forms of Nuisance as Defined by Law.
7. Glare and heat from any operation or activity shall not be radiated, seen or felt from any point beyond the limits of the
property.
ARTICLE VIII
SPECIFIC ZONE GUIDELINES
Section 29.
1. Allowed Uses
All uses allowed under the following classifications of the HLRB:
a.
b.
c.
d.
e.
f.
Section 30.
Maximum
FAR
1.0
Maximum
BHL
3.0
AISAR
Plus 10% of resultant
PLO
1. Allowed Uses
All uses allowed under the following classifications of the HLRB:
a.General Residential Zone
b.Socialised Housing Zone
c. General Commercial Zone
d.General Institutional Zone
e.Parks and Recreation Zone
2. Land Use Intensity Control Ratings
Following is the LUIC rating that shall be observed in the URZ:
Maximum
PLO
0.6
Maximum
FAR
2.0
Maximum
BHL
4.0
AISAR
Plus 10% of resultant
PLO
Maximum
FAR
2.0
Maximum
BHL
3.0
AISAR
100% of total lot area
The design and construction of all buildings, structures and other facilities therein shall observe a Hispanic Architectural motif,
circa 1800s and must remain compatible with the architecture of the municipal hall. The town plaza shall also be rehabilitated
along the same architectural character. Further, all commercial signages, billboards, advertising signs and the like shall not
exceed six meters in height nor shall be of such dimensions as to dominate the visual landscape and obstruct views. Their
designs and materials shall also conform to the historic character of the District.